Attachment 0004_WFLHD Masterplan.pdf

Campus Masterplan Western Federal Lands Highway Division

FOVA-XX3-WFL Facility Space Management and Improvements

VANCOUVER NATIONAL HISTORIC RESERVE (VNHR), WASHINGTON

Contract #140P2022D0023

Task Order # 140P2023F0078

January 19, 2024

Table of Contents

Executive Summary

1. Introduction

1.1 | Project Overview

1.2 | Goals & Objectives

1.3 | Project Team Directory

2. Campus Masterplan Facility Recommendations

2.1 | Recommendations Overview

2.2 | Site Circulation Parking Utilities Landscape

2.3 | Main Building Code Compliance Architectural Programming / Space Planning Structural Systems | Mechanical Systems | Electrical Systems | Plumbing Systems | Fire Protection

2.4 | Mule Barn Historic Preservation Code Compliance Architectural Programming Structural Systems | Mechanical Systems | Electrical Systems | Plumbing Systems | Fire Protection

3. Construction Phasing

3.1 | Construction Phasing Overview

3.2 | Construction Phasing Timelines

3.3 | Construction Phasing Plans

4. Class C Construction Cost Estimate

4.1 | Cost Summary - Multi-Phase

4.2 | Line Item Cost - Multi-Phase

4.3 | Cost Summary - Single Phase

5. Existing Conditions

5.1 | Site

5.2 | Main Building

5.3 | Mule Barn

5.4 | Hazardous Materials

6. Appendix

A | Detailed Facility Conceptual Drawings B | Programming Validation Data & Adjacency

Diagram C | Hazardous Materials Report D | Code Deficiencies - Main Building & Site E | Code Deficiencies - Mule Barn F | Space Planning - Alternatives 1, 2, & 3 G | Facility Maintenance Matrix H | Photovoltaic Reports I | Architectural Plans - Existing

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Western Federal Lands Highway Division | Campus Masterplan | January 2024

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West entrance canopy

Executive Summary

This Campus Masterplan and Construction Masterplan document provides Western Federal Lands Highway Division (WFLHD) a comprehensive framework for future facility planning at the agency’s Main Office building, Mule Barn, and property site. The Campus Masterplan report includes descriptions and condition assessments of each building component, system, and utility with associated recommendations for correction of deferred maintenance and code deficiency items. Essential to the facility planning objectives, programming interviews and coordination meetings were conducted with building department leads resulting in revised space planning layouts throughout the Main Office building. Corrective recommendations in concert with new space planning layouts are presented in the report text and Appendix A – Detailed Facility Conceptual Drawings to provide a comprehensive body of background information and discipline-specific plan drawing guidance for future project design teams.

CONSTRUCTION PHASING

Construction Phasing plans are included in the report in Chapter 3 to provide a high-level overview of a range of project design and construction delivery approaches and their anticipated timelines. The phasing plans include three possible construction delivery methods:

• Multiphase Approach/Design-Build Delivery - Divides the overall building and site renovation project into ten work packages organized by constructability, utility infrastructure upgrades, space planning boundaries, and projected durations. The choice of a Design-Build contracting delivery method is predicated on the need for a high-level of design-construction coordination early within each work package to ensure schedule and budget adherence across a multiyear project. This method is recommended if annual project funding is limited to smaller allocations.

• Single Phase Approach/Design-Build Delivery

– Recognizing the inherent disruption and inefficiencies associated with a multiphase approach, a single major renovation project is proposed to shorten the overall construction duration and disruption to facility operations.

The use of a Design-Build contracting delivery anticipates the need for an integrated design-construction team to further investigate and coordinate project scope during the design phase. This method is recommended if funding is allocated for the entire renovation project and design-build delivery will result in a more competitive bid environment.

Executive Summary

SECTION REMOVED

1. Introduction

Introduction

5Introduction

West parking lot

PROJECT SCOPE AND PURPOSE

Western Federal Lands Highway Division (WFLHD), an office within the Federal Highway Administration/ U.S. Department of Transportation, has engaged Hennebery Eddy Architects (HEA) and their consultant team through a regional Indefinite Delivery/Indefinite Quantity (IDIQ) contract administered by the National Park Service (NPS) to provide a Campus and Construction Masterplan for the WFLHD Main Office building and adjacent Mule Barn building and site located in Vancouver, Washington. The Masterplan will provide WFLHD leadership a comprehensive framework for future facility planning supported by building component and systems deferred maintenance recommendations, space planning layouts, conceptual-level facility improvement drawings, recommendations for construction phasing, and backup cost estimate data. Facility improvement recommendations are predicated on a phased eight (8) year implementation timeline taking into consideration logical, sequential, and complementary scopes of work. HEA and team conducted a review of existing background documentation for the buildings and site, including past reports, planning studies, programming studies, drawings, cultural resource

1. National Register of Historic Place, Vancouver National Historic Reserve District, U.S Department of the Interior, National Park Service, 2006, Section 8, P.53.

documents, and historical documents, in concert with performing non-destructive, visual investigations of the WFLHD buildings and site. Fundamental to the review of existing facility conditions, HEA and team evaluated buildings and site for code compliance and identified code deficiencies with recommendations for corrective action. Additionally, HEA performed review and validation of previous space programming assumptions as part of the overall facilities space planning effort. Programming validation included detailed interviews with WFLHD divisions staff to determine space needs and workflow adjacencies along with development of conceptual-level program layouts.

PROJECT LOCATION AND BACKGROUND

The WFLHD campus site resides at 510 East 5th Street, Vancouver, Washington within the Vancouver National Historic Reserve (VNHR). The VNHR includes a range of buildings, cultural landscapes, archeological sites, circulation patterns, and vegetation scattered across approximately 366 acres and characterized by land use and settlement patterns developed over a period dating from 500 BC to the mid-1960s. 1 The WFLHD campus is located at the far western edge

1.1 | Project Overview

6 Western Federal Lands Highway Division | Campus Masterplan | January 2024 of the VNHR, adjacent to the east side of Interstate Highway 5 and northwest of the historic fort. The site is fenced on its northern and eastern property lines and bounded to the south and west by rights of way owned by the City of Vancouver. Vehicular access to the campus is limited with entry points at the northwest corner, via Anderson Street, and southwest corner, via East 5th Street while parking is available in parking lots on the west and north sides of the building as well as on the public right-of-way along East 5th Street.

While the WFLHD campus is fully embedded within the boundaries of the VNHR, its agency mission, function, and daily operations are mostly independent of the VNHR managing entities - NPS, State of Washington, and City of Vancouver – and is considered an “adjacent property” to the VNHR2.

The WFLHD buildings and site provide no services for visitors at the reserve and the buildings are not open to the public. The two buildings on the WFLHD site possess different histories and, as a result, require different facility planning strategies based on intended use. Constructed for the Bureau of Public Roads, predecessor to the Federal Highway Administration, as an “equipment depot,”3 the Main Office building consists of three primary building wings, constructed in 1932, 1952, and 1977 with an annex building connected on the west side of the 1932 wing. Originally, the building had two additional building wings on the west side housing vehicle repair garages for the extensive vehicle fleet maintained by the Bureau. With the gradual expansion of Interstate Highway 5 over time, these

2. National Register of Historic Place, Federal Highway Administration, Western Federal Lands Highway Division Facilities, U.S Department of the Interior, National Park Service, 2008, Section 7, P.2.

3. WFLHD, “Take a Tour of the WFLHD Building – Building Construction,” wings were removed, and the 1952 and 1977 wings added resulting in the building footprint that exists today. The Main Office building is the primary building used on the site housing division workgroups, testing laboratory, facilities offices, storage, and warehouse program while also being the larger of the two buildings. The Mule Barn building, located at the far eastern end of the campus, was constructed in 1910 by the U.S. Army to house the considerable number of horses and mules, approximately 138, supporting the infantry and is listed as a contributing resource to the Vancouver National Historic Reserve District. Mostly unchanged on the exterior over the course of its history, the building’s interior has been modified at different periods to accommodate a range of uses, including laboratory, offices, meeting rooms, workstations, restrooms, and both open rack and lockable storage.

There are multiple exterior entries into the Mule Barn consisting of passage doors on the north, south, east, and west along with a single coiling door accommodating forklifts located on the west elevation. A fenced and gated parking lot occupies a wedge-shaped area on the east elevation.

RELATED PREVIOUS STUDIES

WFLHD and NPS-DSC provided the HEA team with a range of background documents for use in understanding past studies, compliance, assessments, planning and facility recommendations.

The following table includes documents reviewed by the HEA team in preparation for the development of the campus masterplan, construction phasing masterplan, and facility conceptual drawings.

7Introduction

Date Document Title Description

2022 WA WFL Main Bldg Renv 22(1) - WFL Renovation Design and RFP Development, Seismic Assessment Report; (Robert Peccia & Associates)

Tier 1 Seismic Evaluation (Main Building)

2021 Basis of Design Report – WA WFL Main Renv 21(2):

WFL Renovations – Lab Relocation, Exterior Stairs, and Capital Improvements (Hennebery Eddy Architects)

Schematic Design Report and Drawings for relocation of the laboratory from the Mule Barn to the Main Building

2021 Limited Asbestos Building Material Survey & Limited Lead Based Paint Sampling Report (Advantage Environmental, Inc.)

Hazardous Material Survey (Main Building)

2020 Limited Pre-Renovation Flooring Survey Report (RCP Environmental)

Hazardous Material Survey (Main Building)

2019 Federal Highway Administration – Program of Requirements & Conceptual Cost Estimate (LSW Architects)

Programming/Space Planning/Cost Estimate

2019 Memorandum of Understanding (NPS-FOVA/WFLHD) Cultural Resources Management Agreement

2018 Property Condition Report – Capital Planning (AEI Consultants)

Condition Assessment/Cost Estimating

2018 Energy Audit Report (AEI Consultants) Energy Use Audit, Mechanical Equipment Inventory, Recommendations (Main Bldg)

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POST-1977

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Building construction timeline

Figure 1.1.1 Related Previous Studies

8 Western Federal Lands Highway Division | Campus Masterplan | January 2024

Date Document Title Description

2018 Seismic Risk Assessment (AEI Consultants) Level 1 Seismic Risk Assessment (Main Bldg)

2015 Commissioning Report (NorthWest Engineering Service, Inc.)

Commissioning Report/Energy Use Report and Recommendations (Main Building)

2008 National Register of Historic Places Registration Form

(NPS)

Determination of Eligibility (Main Building)

2006 National Register of Historic Places Registration Form for the Vancouver National Historic Reserve (VNHR);

(NPS)

NR Nomination for VNHR

1989 U.S. Department of Transporation Federal Highway Administration – FHWA Artillery Stable Masonry and Structural Repair

Construction Drawings for Structural Repairs (Mule Barn)

1977 Federal Highway Administration Projects Office – Addition/Remodel

Construction Drawings (1977 Addition)

1939 Historic American Building Survey (HABS); Infantry Stables

HABS Drawings of Mule Barn

Figure 1.1.1 Related Previous Studies (con’t)

9Introduction

Mule Barn street-facing south facade

Based on consultation with Western Federal Lands Highway Division, the project team identified the following goals to direct facility masterplan efforts:

• Improvement of the office and lab environment The existing facility lacks modern office amenities and organization for promoting an efficient and healthy workplace. WFLHD desires a building containing Class A office space with an appropriate diversity of spaces that support staff interaction while promoting organizational excellence. The laboratory space upgrades desired include improvement of space organization, collaboration, and process flow.

• Code compliance of building elements and systems – Due to the complex construction history of the building, many building elements, systems, and spaces do not meet current building code requirements and require modification to establish a safe, accessible, and durable facility.

• Upgrades to building elements and systems to correct outstanding deferred maintenance and provide for long-term building/site performance and durability.

The following objectives are intended to provide WFLHD guidance within the masterplan for understanding existing conditions and facility deficiencies while providing comprehensive recommendations for corrective action and strategic facility planning:

• Identify existing facility condition deficiencies and provide specific recommendations for repair and/or replacement of building elements and systems.

• Provide projected timeframes for repair and/or replacement of building elements and systems.

• Provide estimates of probable cost for the repair and/or replacement of building elements and systems.

• Develop and provide documentation (space planning diagrams, drawings, specifications, cost estimates, phasing diagrams) for the renovation and rehabilitation of existing facilities to guide future project planning and budgeting.

• Identify governing parameters for modification of existing facilities including considerations for safety, sustainability, historic resource protection, building use(s), operational efficiency and security, constructability, and cost.

1.2 | Goals & Objectives

2. Campus Masterplan Facility Recommendations

Campus Masterplan Facility Recommendations

14 Western Federal Lands Highway Division | Campus Masterplan | January 2024

15Campus Masterplan Facility Recommendations

Masterplan recommendations for the WFLHD site, including the Main Building, Mule Barn, and overall site, are a combination of corrective actions intended to directly address the condition deficiencies identified by the Hennebery Eddy Architects team and comprehensive strategies for long-term facility improvement. WFLHD leadership has indicated the desire to continue operations at this site while recognizing that much of the existing building and utility infrastructure ranges from forty-six to over one-hundred and fourteen years old requiring substantial investment and facility disruption to both maintain and upgrade building and utility systems. As such, masterplan recommendations are presented both as standalone, discipline-specific actions - many of which can be undertaken by facility staff in normal maintenance activities - and comprehensive actions -major project undertakings requiring interdisciplinary design, engineering, and coordination in preparation for construction contract solicitation.

As a complement to the narrative approach to recommendations presented in this chapter, Appendix G provides a worksheet-based approach to systems recommendations, including projections for anticipated remaining lifespan, cyclical maintenance, and anticipated replacement costs.

While corrective action recommendations can generally be addressed individually from a maintenance standpoint, certain deferred maintenance and long-term facility planning projects will require a comprehensive approach for best construction value and minimization of disruptions to ongoing operations. Additional information detailing these comprehensive scopes of work has been provided in this masterplan in coordination with the presentation of detailed facility conceptual drawings and an overall construction phasing plan.

Existing main building second floor workstations

2.1 | Recommendations Overview

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17Campus Masterplan Facility Recommendations

Aerial view of WFLHD site from southeast (Source: Bing Maps)

2.2 | Site

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19Campus Masterplan Facility Recommendations

Circulation

ACCESS TO SITE

The site has several means of vehicular and pedestrian access and circulation.

The main pedestrian entry to the office building, including the assumed accessible entry, is located on the southwest side of the building on E 5th Street.

Pedestrian circulation continues east to a series of doors and walkways on E 5th Street. The pedestrian access to the Mule Barn is along the south side of the Mule Barn. Pedestrian access to the materials storage yard is served by a locked pedestrian gate north of the office building.

The State of Washington has released preliminary images and designs for the new Columbia River Crossing (CRC) bridge, which indicate there may be impacts to the NW corner of the site. Refer to Figure

2.2.1 for the most recent CRC images. The proposed bridge improvements could reduce parking counts and remove the NW corner access to the loading dock.

Further monitoring and coordination may be required to determine the final site access impacts.

Refer to Figure 2.2.2 – Existing Conditions Plan for the existing site access points.

Vehicular access to the office building and Mule Barn is served by E 5th Street and Anderson Street.

A parking lot for passenger vehicles for the main office building is located west of the building and is unlocked. A parking lot for the Mule Barn is located east of the Mule Barn and is secured by means of a locked gate. Large vehicles access the materials storage yard and loading dock north of Anderson St. The large vehicles must pass through a locked vehicular gate.

Main Building south facade from the southeast, on E 5th St.

Main Building southwest main entry from southwest

Main Building west parking lot entrance

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Site | Circulation (cont’d)

SITE ACCESSIBILITY

The currently accessible entrance is located at the southwest corner of the main office building.

It is unknown if the existing sidewalk meets ADA standards. Additional accessibility in regard to parking is discussed in Section 2.2.3.

LARGE TRUCK TURNING

The site has an existing loading dock located north of the main office building. The loading dock yard also houses materials storage and includes informal vehicle parking. The largest vehicle that uses the loading dock is a WB-67 with a 53-foot-long trailer.

Large vehicles enter the site from Anderson Street and turn around within the materials storage yard prior to backing into the loading dock. Staff have indicated that the existing layout can be challenging for novice drivers.

The materials storage yard also houses the recycling and refuse bins. Refuse trucks also enter the site from Anderson Street and front-loading vehicles must turn around within the yard in order to unload the bins.

The Mule Barn does not have an existing loading dock. Pallet jacks or other means are used to move bulk materials to and from the Mule Barn.

There is a potential for the existing loading dock to be repurposed as an outdoor courtyard for employee use. In this case, the unloading and loading area would be relocated near the existing roll-up doors at the Mule Barn, located along the western building edge. Forklifts would be utilized to unload and load trucks in lieu of a dedicated loading dock. Vehicular concrete paving shall be placed at the loading area and extended along the west edge of the Mule Barn where heavy traffic may be present to move materials.

No oil water separator would be required; however, stormwater management would be required for new pavement sections. Part or all of the existing loading dock would be filled in and could be used for additional staff parking or as an amenity space for employees. Refer to Figure 2.2.3 for the potential Mule Barn loading area and turning movement.

Main entrance sidewalk curb cut and accessible parking stalls

Loading dock from the north

21Campus Masterplan Facility Recommendations

Parking

CODE COMPLIANCE

Required Parking Counts

Per Chapter 20.945 of the City of Vancouver (CoV) municipal code, one (1) parking spot is required for every 400 SF of general office space and one

(1) parking spot is required for every 2,000 SF of warehouse/storage space. The total square footage of the main office building is 58,870 SF.

The total Mule Barn building area is 17,703 SF.

Under the assumption that the main office building is general office space, a minimum of 148 parking stalls are required per CoV municipal code. Under the assumption that the Mule Barn is to be used for storage, a minimum of nine (9) parking stalls are required per CoV municipal code. The campus combined requires a minimum of 157 parking stalls.

However, the programming layout accounts for 278 desks, all of which may not be in use at once and more spaces are required for the desks than is required by code.

ADA parking stall counts are determined in accordance with tables from the Architectural Barriers Act (ABA) Accessibility Standards. The minimum number of accessible spaces required is determined by the number of parking spaces provided in a parking lot or facility. Refer to Figure 2.2.1¬ for the minimum number of accessible parking spaces. The required number of accessible spaces is calculated separately for each parking facility. Design exceptions may be required if ADA stalls are consolidated into one parking facility.

Accessible parking stalls at main entry

Parking lot and street parking at southwest

West parking lot, view from northwest roof

22 Western Federal Lands Highway Division | Campus Masterplan | January 2024

Site | Parking (cont’d)

Parking lot east of Mule Barn, view from north

ONSITE PARKING

Existing on-site parking consists of a paved surface lot with 41 standard parking stalls west of the office building and approximately 22 standard parking stalls in a gravel parking lot east of the Mule Barn.

There are no on-site ADA parking stalls. Refer to Figure 2.2.2 – Existing Condition Plan for the location of the existing parking lots.

No changes are proposed to the west parking lot, except for the addition of ADA parking stalls.

Refer to the “Accessibility” section below for more information.

It is recommended to pave and reconfigure the gravel parking lot east of the Mule Barn to maximize onsite parking counts. The existing driveway on E 5th Street shall remain the same and a second driveway constructed on Fort Vancouver to improve circulation by creating a one-way drive aisle through the parking lot, which would enable angled parking.

Refer to Figure 2.1.3 – Proposed Site Plan for the proposed second driveway and a potential parking layout. Paving the Mule Barn parking lot would trigger stormwater management requirements. Refer to Section 2.2 – Utilities for more information regarding stormwater requirements.

Figure 2.2.1: Minimum Number of Accessible Parking Spaces (ABA Accessibility Standards F208.2)

Parking Facility Total Minimum Number of Accessible Spaces

Standard Van Total (Standard + Van)

1-25 0 1 1

26-50 1 1 2

51-75 2 1 3

76-100 3 1 4

101-150 4 1 5

151-200 5 1 6

201-300 5 2 7

301-400 6 2 8

Angled street parking on E 5th St.

23Campus Masterplan Facility Recommendations

Vehicles currently park informally in the material storage yard between the main building and the Mule Barn. The storage yard could be “formalized” and additional parking stalls created west in the modified loading dock, north by the trailers and in the middle of the storage yard. A maximum of 37 stalls could be added by reconfiguring the storage yard. When large trucks enter the storage yard, cars may be required to temporarily move to accommodate the turning movements. It is recommended to pave the storage yard for the new parking stalls and construct a concrete pad where trucks load and unload. Refer to Figure 2.2.3 for the extent of pavement and potential parking stall locations.

Accessibility

To bring the main building parking lot into compliance, ADA parking stalls are required. Per ABA standards, two (2) ADA parking stalls are required per 26-50 parking spaces. Two (2) standard parking stalls shall be converted to ADA stalls, with accompanying striping and signage provided in accordance with ADA standards and one (1) existing parking stall shall be striped as an ADA unloading zone. An accessible route is required from the ADA parking stalls to the main building. This includes a crosswalk across the parking lot. There are no curb ramps on the sidewalk west of the main building; an ADA ramp will be cut into the existing sidewalk for ADA access. The remainder of the sidewalk will need to be assessed to confirm that slopes are within ADA tolerances. Refer to Figure 2.2.3 – Proposed Site Plan for the extent of asphalt and concrete paving and proposed striping.

ADA parking stalls will be required with any modifications to the Mule Barn parking lot.

Depending on how many parking stalls will be feasible with the new configuration, it is anticipated that two (2) ADA stalls will be required.

An ADA-compliant sidewalk will be required for the accessible Mule Barn entrance.

Informal parking is provided in the material storage yard, which is primarily used for WFL vehicles. If parking in the material storage yard is “formalized” and parking stalls are defined, accessible parking stalls will be required and it is anticipated that two (2) ADA parking stalls will be required.

Sidewalk at edge of west parking lot - no curb cuts at entry

Informal parking in storage yard

24 Western Federal Lands Highway Division | Campus Masterplan | January 2024

OFFSITE PARKING

Off-site parking consists of striped street parking along E 5th Street. There are approximately 88 standard parking stalls and five (5) ADA parking stalls on E 5th Street. On E 5th Street, there is a combination of parallel parking stalls, angled parking stalls and head-in (90-degree) parking stalls.

There is additional street parking east of the site along E 5th Street and north of the site along Anderson Street. Parking counts along these streets are unable to be quantified as it is unclear how much of the street parking is utilized by WFL staff or other surrounding buildings. Parking counts from these street sections are excluded from the offsite parking count.

Two new surface parking lots have been constructed to the east of the site on NPS property. It is unclear if these are used by WFL staff. Parking counts from these parking lots are excluded from the off-site parking count.

Accessibility

Four (4) ADA parking stalls are required for 76-100 parking spaces. The existing ADA parking count south of the site on E 5th Street meets ADA requirements, however, the existing ADA stalls do not all have an accessible route to the existing building as there are no curb ramps at the front of each ADA access aisle.

To bring the ADA parking stalls into compliance, approximately 1,350 SF of asphalt pavement replacement may be required to achieve ADA-compliant grades, and 700 SF of concrete sidewalk would need to be replaced at the front of the ADA parking stalls for new curb ramps. Refer to Figure

2.2.3 – Proposed Site Plan for the extent of asphalt and concrete paving and proposed striping.

Parking Configuration

Re-striping the existing parking stalls on E 5th Street could maximize the total number of available parking stalls by eliminating or reducing the parallel and 90-degree parking stalls. As this street is owned and maintained by the CoV, coordination with and buyoff from the City would be required for any revised parking configurations.

Proposed Parking Counts

Refer to Table 2.2.2 below for a summary of the existing and proposed onsite parking counts:

Table 2.2.2: Onsite Parking Count

Type Existing Parking Count Proposed Parking Count

Standard 63 105

ADA 0 6

25Campus Masterplan Facility Recommendations

Utilities

ELECTRICAL UTILITY UPGRADE

There are currently (3) incoming electrical services serving the facility, provided by Clark Public Utilities District. All are served by dedicated pad-mounted transformers. A 208V/3PH service feeds the two-story portion of the Main Building, with its transformer located just to the north of the building.

A second 208V/3PH service feeds the east (lab) wing of the Main Building, as well as the Mule Barn.

That transformer is located to the east of the east wing. Adjacent to that transformer is the third utility transformer – this one provides for a small 480V/3PH service that is dedicated to several HVAC loads – serving both the lab and the Mule Barn.

Refer to Figure 2.2.4 – Proposed Utility Plan for all proposed site utilities.

As is, electrical capacity to the site based on current usage is more than sufficient. However, there is a desire to upgrade the Main Building’s service to 480V to allow for future flexibility (both for internal loads, as well as to accommodate potential photovoltaic production , etc.). In coordination with Clark Public Utilities, the incoming service at the two-story portion of the Main Building could be revised to a 480V service – likely utilizing the same location for the utility transformer unless a better option is determined based on other site improvements. This service could be sized to also feed the remaining facility and eliminate the need for the second 208V service at the east end of the site – and potentially the smaller 480V service as well.

STORMWATER

Code Compliance

The site has several jurisdictional requirements when it comes to stormwater management. On-site improvements will be required to meet Section 438 of EISA, which requires stormwater management when ground disturbance exceeds 5,000 SF. It is assumed that ground disturbance includes new paving and removal of existing paving down to the base course and does not include utility trenching.

Per Section 438, all rainfall events less than or equal to the 95th percentile rainfall event shall be retained onsite to the maximum extent technically feasible.

This includes infiltration, evapotranspiration, or rainwater harvesting.

Off-site improvements will be required to meet the 2017 CoV Surface Water Management Manual and the DOE 2019 Stormwater Management Manual for Western Washington (SWMMWW). Stormwater management requirements are triggered when projects result in 5,000 SF or more of new plus replaced hard surface area. It is assumed that the new, replaced hard surface includes new paving and removal of existing paving down to the base course and does not include utility trenching.

Stormwater access manhole

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Site | Utilities (cont’d)

Per the 2019 SWMMWW, stormwater management BMPS are required to treat the water quality design flow rate or water quality design storm volume. This equates to 91% of the entire runoff volume from a continuous simulation model or the 6-month, 24-hour storm from a single event hydrograph. For flow control, stormwater discharges shall match developed discharge durations to pre-developed durations for 50% of the 2-year peak flow up to the full 50-year peak flow using a continuous simulation model.

Web Soil Survey shows the site consists of Lauren gravelly loam, falling within hydrologic soil group B.

Refer to Figure 2.2.4 for the soil map. Group B soils have a moderate infiltration rate, and infiltration of stormwater likely will be feasible. Geotechnical investigations are recommended to determine onsite and offsite stormwater infiltration feasibility.

Infrastructure and Management Facilities

For both on-site and off-site improvements, it is assumed that 300 CF of stormwater management including but not limited to above-ground bioretention basins or below-grade piping is required for every 10,000 SF of new or replaced impervious area. Refer to Figure 2.2.6 for a typical bioretention basin detail.

WATER

Availability

A 16-inch public water main runs in E 5th Street and Fort Vancouver Way. An older 6-inch water main runs in E 5th Street. A 2004 fire flow test of a hydrant north of the project site (Fort Vancouver Way and Hathaway) resulted in the calculated flow of 2,091 gpm at 70 psi residual pressure and 5,503 gpm at 20 psi residual pressure. Full results are seen in Figure

2.2.7. Refer to the plumbing and fire protection

sections for additional information regarding fire flow requirements for the building systems. Asbuilts show the building has a 2-inch domestic water connection southwest of the building that connects to the 16-inch water main in E 5th Street.

Connection Sizing for Fire Protection Sprinkler System

If a fire protection sprinkler system is added to the main building and the Mule Barn, two new site fire connections will be required. It is anticipated that the sprinkler system for the main building will require a 6-inch connection to the public 16-inch main in E 5th Street. The fire protection service will require a new backflow assembly. It is anticipated that the sprinkler system for the mule barn will require an 8-inch connection to the public 16-inch main in Fort Vancouver Way with a new backflow assembly.

A new connection to the public 16-inch main will require an engineering permit from the City of Vancouver. The City of Vancouver has recommended arranging a pre-application meeting, even if work may or may not need to be permitted with the City, to understand existing capacities and availability of public utilities surrounding the site.

Additional Backflow

The existing domestic water service has a meter and irrigation meter deduct system, but no backflow assembly. A separate backflow assembly for the domestic water service is recommended. The below-grade backflow assembly vault can be located in the existing parking lot after the water meter.

Secondary Water Connection

The main building has only one domestic water connection. The staff has indicated that when the water needs to be shut off, the entire building is impacted. The building has no redundancy. To remediate this impact, an additional water connection

27Campus Masterplan Facility Recommendations

Site | Utilities (cont’d) can be provided to the main building to isolate the lab space. After the backflow assembly, the 2-inch water line could branch off into two building feeds to serve the office space and the lab space separately.

Gate valves would be placed on each branch to allow for isolation. Refer to the plumbing sections for additional recommendations regarding a secondary water supply.

SEWER

Capacity

As-builts show two sanitary connections from the existing building that connect to a public sewer main in E 5th St. The proposed programming creates more plumbing fixtures than the existing programming.

If the existing lateral capacity is exceeded, upsizing or additional sewer connections may be required.

Refer to the plumbing sections for more information regarding existing sanitary capacity.

Loading Dock

The existing loading dock drainage connects to an existing storm sewer catch basin. If any upgrades to the loading dock are implemented and the loading dock remains, the loading dock will need an oil water separator and a connection to the existing sanitary system. The loading dock may be filled in and raised to the surrounding grade to accommodate outdoor employee amenity space. Vehicle loading would utilize a forklift in lieu of a formal loading dock. The unloading space would not require an oil water separator, however, stormwater from new impervious surfaces would be required to be treated and detained.

Drainage grate at loading dock east retaining wall

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29Campus Masterplan Facility Recommendations

Landscape

If site improvements exceed the thresholds outlined in Section 2.2 – Utilities, and stormwater management facilities are required, site landscaping will also be required for all above-grade, vegetated stormwater facilities. The basis of design for the stormwater facilities is the 2019 SWMMWW bioretention basins. Refer to section V-5 BMP T7.30 of the SWMMWW for landscape requirements in the bioretention basins. A typical bioretention basin can be seen in Figure 2.2.5.

Landscaped area at south of Main Building

30 Western Federal Lands Highway Division | Campus Masterplan | January 2024

31Campus Masterplan Facility Recommendations

FIGURE 2.2.1: COLUMBIA RIVER CROSSING

PROJECT SITE

33Campus Masterplan Facility Recommendations

FIGURE 2.2.2: EXISTING CONDITIONS PLAN

0 30'

SCALE: 1" = 30'

SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD

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SD

SD

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SD

SD

SD

SD

SD

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SD

SD

SD

SD

SD

SD

SDSDSDSDSDSDSDSDSDSDSDSDSD

MH

MH

SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD

SD

SD

SD

SD

SD

SD

SD

SD

SDSDSDSDSDSDSDSD

SD

SD SD

SD SD SD SD SD

S S

S S

S S

S S

S S

S S

S S

S S

CB CB

CB

CB

MH

CB

CB

CB MH

MH

GM

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W W

W W

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W W

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WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW

W

W

EX 16"

WATER LINE

EX 6"

WATER LINE

EX 16"

WATER LINE

W W

W W

W

WM

EX 2" WATER

CONNECTION

W

FIGURE 2.1.1.1: EXISTING CONDITIONS PLAN

DATE: 09/05/2023

EXISTING PARKING LOT

(MAIN OFFICE BUILDING)

STANDARD STALLS: 41

ADA STALLS: 0

EXISTING STREET

PARKING (E 5TH ST)

STANDARD STALLS: 88

ADA STALLS: 5

EX. GAS

METER

EX CATCH BASIN,

TYP.

EX MANHOLE, TYP.

EX WATER METER

EX FIRE

HYDRANT, TYP.

EX LOADING DOCK

EX RECYCLING

BINS

EX GARBAGE

BINS

EX. PED GATE

EX VEHICULAR

GATE

EX MATERIALS

STORAGE YARD

EXISTING PARKING LOT

(MULE BARN)

APPROXIMATE

STANDARD STALLS: 22

ADA STALLS: 0

EX 8" STORM LINE

EX 33"

SANITARY LINE

4" BUILDING

LATERAL DRIVEWAY TO MULE

BARN PARKING LOT

DRIVEWAY TO MAIN

BUILDING PARKING LOT

EX VEHICULAR

GATE

0 30'

SCALE: 1" = 30'

LEGEND

SANITARY SS

STORM DRAIN SD

FIRE PROTECTION FP

CATCH BASIN CB

MANHOLE

DOMESTIC WATER W

MH

WATER METER WM

GAS METER GM

FIRE HYDRANT

35Campus Masterplan Facility Recommendations

FIGURE 2.2.3: PROPOSED SITE PLAN

INSTALL CROSSWALK

STRIPING

CONSTRUCT ADA

CURB RAMP

ADD ADA STRIPING

CONSTRUCT ADA

COMPLIANT PARKING

STALLS AND

ACCESSIBLE ROUTE

TO BUILDING.

700 SF CONCRETE

SIDEWALK

REPLACEMENT

1350 SF ASPHALT

PAVEMENT

REPLACEMENT

OFFSITE STORMWATER

MANAGEMENT FACILITY

REQUIRED FOR ANY

GROUND DISTURBANCE

GREATER THAN 5,000 SF. 300

CF REQUIRED PER 10,000 SF

IMPERVIOUS AREA.

600 SF CONCRETE

DRIVEWAY

10,500 SF ASPHALT PAVEMENT.

PAVE AND RECONFIGURE

PARKING AREA TO MAXIMIZE

PARKING COUNT. STORMWATER

REQUIRED

RE-STRIPE EXISTING

PARKING STALLS IN E 5TH

ST TO MAXIMIZE PARKING

COUNT. COORDINATE

WITH CITY OF VANCOUVER

REQUIRED.

0 30'

SCALE: 1" = 30'FIGURE 2.1.2.1: PROPOSED SITE PLAN

DATE: 09/05/2023

ONSITE STORMWATER

MANAGEMENT FACILITY

REQUIRED FOR ANY

GROUND DISTURBANCE

GREATER THAN 5,000 SF. 300

CF REQUIRED PER 10,000 SF

IMPERVIOUS AREA.

870 SF ASPHALT

PAVEMENT

REPLACEMENT

150 SF CONCRETE

SIDEWALK

REPLACEMENT

REMOVE LOADING DOCK.

RAISE DOCK TO

SURROUNDING GRADES.

UTILIZE FOR EMPLOYEE

AMENITY SPACE AND

ADDITIONAL PARKING.

APPROXIMATELY 4-FT FILL

DEPTH MAX

1,150 SF NEW

CONCRETE

SIDEWALK

(34) POTENTIAL

PARKING STALLS.

2 ADA STALLS

REQUIRED

AREA RESERVED

FOR TRAILER

STORAGE.

MULE BARN

LOADING AREA

TURNING MOVEMENT FOR

MULE BARN LOADING

AREA. CARS MAY NEED

TO TEMPORARILY

RELOCATE FOR LARGE

VEHICLES.

(17) POTENTIAL

PARKING STALLS

(7) POTENTIAL

PARKING STALLS

14 ft

(14) POTENTIAL

PARKING STALLS

2,300 SF

VEHICULAR

CONCRETE

PAVEMENT

20,070 SF ASPHALT

PAVEMENT.

STORMWATER REQUIRED

STORMWATER TREATMENT

FACILITY

CONCRETE SIDEWALK/PAVEMENT

ASPHALT PAVEMENT

PROPOSED

LEGEND

STORMWATER TREATMENT

FACILITY

CONCRETE SIDEWALK/PAVEMENT

ASPHALT PAVEMENT

PROPOSED

LEGEND

0 30'

SCALE: 1" = 30'

37Campus Masterplan Facility Recommendations

FIGURE 2.2.4: PROPOSED UTILITY PLAN

W W

W W

W W

W W

W W

W W

W W

W W

W W

W W

W W

W W

WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW

W

W

W W

W W

W

W

SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SD

SDSDSDSDSDSDSDSDSDSDSDSDSD

SD

SD

MH

MH

CB CB

CB

CB

MH

CB

MH

W

SD

SD

SD

SD

SD

SD

SD

SD

SDSDSDSDSDSDSDSD

SD

SD SD

SD SD SD SD SD

CB

CB MH

S S

S S

S S

S S

S S

S S

S S

S S

SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD

FP

FP

FP

FP

FP

FIRE PROTECTION

BACKFLOW ASSEMBLY

CONNECT TO 16"

MAIN

6" FIRE

PROTECTION LINE

FP BUILDING

CONNECTION

0 30'

SCALE: 1" = 30'

GM

WM

FIGURE 2.1.3.1: PROPOSED UTILITY PLAN

DATE: 09/05/2023

DOMESTIC WATER

BACKFLOW ASSEMBLY

OFFSITE STORMWATER

MANAGEMENT FACILITY

REQUIRED FOR ANY GROUND

DISTURBANCE GREATER THAN

5,000 SF. LIMIT

POST-DEVELOPED FLOW

RATES TO PRE-DEVELOPED

FLOW RATES 300 CF

REQUIRED PER 10,000 SF

IMPERVIOUS AREA.

SD

SD

SD

SD

SD

OV

ONSITE STORMWATER

MANAGEMENT FACILITY

REQUIRED FOR ANY

GROUND DISTURBANCE

GREATER THAN 5,000 SF.

95% PERCENTILE

RETENTION REQUIRED. 300

CF REQUIRED PER 10,000 SF

IMPERVIOUS AREA.

SD

SD

OV

8" SD

8" SD

FP FP

BUILDING

CONNECTION

FIRE PROTECTION

BACKFLOW ASSEMBLY

8" FIRE

PROTECTION LINE

W W

W W

W W EXISTING WATER

CONNECTION

W W

SECONDARY WATER

CONNECTION

GATE VALVE

0 30'

SCALE: 1" = 30'

LEGEND

SANITARY SS

STORM DRAIN SD

FIRE PROTECTION FP

CATCH BASIN CB

MANHOLE

DOMESTIC WATER W

MH

WATER METER WM

GAS METER GM

FIRE HYDRANT

39Campus Masterplan Facility Recommendations

FIGURE 2.2.5: BIORETENTION BASIN SECTION

40 Western Federal Lands Highway Division | Campus Masterplan | January 2024

41Campus Masterplan Facility Recommendations

FIGURE 2.2.6: HYDROLOGIC SOIL GROUP MAP

Custom Soil Resource Report Map—Hydrologic Soil Group

525810 525840 525870 525900 525930 525960 525990 526020 526050 526080

525810 525840 525870 525900 525930 525960 525990 526020 526050 526080

45° 37' 33'' N

2°

0'

'' W

45° 37' 33'' N

2°

9'

4'

' W

45° 37' 27'' N

2°

0'

'' W

45° 37' 27'' N

2°

9'

4'

' W

N

Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 10N WGS84 0 50 100 200 300

Feet 0 20 40 80 120

Meters Map Scale: 1:1,360 if printed on A landscape (11" x 8.5") sheet.

SSooiill MMaapp mmaayy nnoott bbee vvaalliidd aatt tthhiiss ssccaallee..

42 Western Federal Lands Highway Division | Campus Masterplan | January 2024

FIGURE 2.2.6: HYDROLOGIC SOIL GROUP (con’t)

MAP LEGEND MAP INFORMATION

Area of Interest (AOI) Area of Interest (AOI)

Soils Soil Rating Polygons

A

A/D

B

B/D

C

C/D

D

Not rated or not available

Soil Rating Lines A

A/D

B

B/D

C

C/D

D

Not rated or not available

Soil Rating Points A

A/D

B

B/D

C

C/D

D

Not rated or not available

Water Features Streams and Canals

Transportation Rails

Interstate Highways

US Routes

Major Roads

Local Roads

Background Aerial Photography

The soil surveys that comprise your AOI were mapped at 1:20,000.

Warning: Soil Map may not be valid at this scale.

Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale.

Please rely on the bar scale on each map sheet for map measurements.

Source of Map: Natural Resources Conservation Service Web Soil Survey URL:

Coordinate System: Web Mercator (EPSG:3857)

Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required.

This product is generated from the USDA-NRCS certified data as of the version date(s) listed below.

Soil Survey Area: Clark County, Washington Survey Area Data: Version 20, Aug 30, 2022

Soil map units are labeled (as space allows) for map scales 1:50,000 or larger.

Date(s) aerial images were photographed: Aug 1, 2019—Sep 12, 2019

The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident.

Custom Soil Resource Report

43Campus Masterplan Facility Recommendations

FIGURE 2.2.6: HYDROLOGIC SOIL GROUP (con’t)

Table—Hydrologic Soil Group

Map unit symbol Map unit name Rating Acres in AOI Percent of AOI

LgB Lauren gravelly loam, 0 to 8 percent slopes

B 4.3 87.4%

LgD Lauren gravelly loam, 8 to 20 percent slopes

B 0.6 12.6%

Totals for Area of Interest 5.0 100.0%

Rating Options—Hydrologic Soil Group

Aggregation Method: Dominant Condition

Component Percent Cutoff: None Specified

Tie-break Rule: Higher

Custom Soil Resource Report

44 Western Federal Lands Highway Division | Campus Masterplan | January 2024

45Campus Masterplan Facility Recommendations

FIGURE 2.2.7: FIRE HYDRANT FLOW CALCULATION

ENG# Flow Date = 12/28/2004 Testor Time of Flow = 2:30

Sheet # 804

Input Data Source: NFPA 291, PGE Location of hydrant flowed Fort Vancouver Way & Hathaway Loc. of hydr./hose bib where resid. pr. meas. Fort Vancouver Way 100' S of Hathaway Elevation of flowed hydrant, ft. MSL optional Number of 4" ports flowed 1 Number of 2.5" ports flowed Pitot tube reading, psi 30 Static pressure, psi 80 Residual Pressure, psi 70 Pressure Zone optional Diffuser used? yes none, or size of diffuser; note if non-std. diffuser used Flow coefficient 0.8 Suggest using 0.8 if a diffuser w. built-in pitot used

Suggest using 0.9 if diffuser not used

Results Calculated flow from hydrant at time of test 2091 gpm @ 70 psi residual pressure Estimated maximum flow from the system, with 20 psi residual pressure 5503 gpm @ 20 psi residual pressure

Flow, Est. residual gpm pressure, psi 6435 0 6079 8 5704 16 5307 24 4882 32 4424 40 3922 48 3357 56 2696 64 1854 72

0 80

Comments: Vancouver Barracks

Fire Hydrant Flow Calculation City of Vancouver/Engineering

0 1000 2000 3000 4000 5000 6000 7000

Es tim at ed re si du al p re ss ur e, p si

Flow, gpm

Water Supply Graph

46 Western Federal Lands Highway Division | Campus Masterplan | January 2024

47Campus Masterplan Facility Recommendations

Main building entry at south

2.3 | Main Building

48 Western Federal Lands Highway Division | Campus Masterplan | January 2024

49Campus Masterplan Facility Recommendations

Code Compliance

Code compliance deficiencies for the Main Building include fire and life safety, seismic, accessibility, plumbing and electrical, and miscellaneous site elements. A complete listing of identified code deficiencies for the Main Building is included in Appendix D with associated Class C Construction Cost Estimates for the recommended corrective actions.

Fundamentally, the building’s area exceeds the allowable area for a building of Type III-B construction with a Business occupancy per the 2021 International Building Code. Additionally, the building does not have an automatic sprinkler system which, in tandem with the extended egress travel distances inherent to a large building area with limited exterior exits, creates a potentially hazardous situation for building occupants during a fire event. The other critical code deficiency is the lack of a code compliant building lateral force resisting system which places occupants at risk from collapsing unreinforced masonry walls during an earthquake event. Based on the anticipated magnitude of work recommended in the masterplan, a major building project would be classified by the 2021 International Existing Building Code as a Level 3 Alteration whereby the work area exceeds 50 percent of the building area. Level 3 Alterations require the installation of an automatic sprinkler system, and fire alarm and detection system. Voluntary seismic upgrades include bracing and anchorage of masonry construction.

FIRE / LIFE SAFETY

As part of an overall strategy to improve fire and life safety throughout the building, it is recommended to provide a code compliant automatic sprinkler system in tandem with establishing wide, clearly identified emergency egress routes. Additional recommendations for improving structural and non-structural building elements are included in the Structural section of the Recommendations chapter.

Automatic Sprinkler System

The installation of an automatic sprinkler system in the building is the most effective solution for correcting multiple code deficiencies, including exit access travel distances that exceed the 200 feet limit and existing building area that exceeds code-allowable limits for Type III-A non-sprinklered building. Space planning recommendations included within the masterplan can be designed to avoid exit access travel distance deficiencies and reduce common path of egress distances but the addition of a sprinkler system reduces or eliminates the need to install costly and obstructive fire walls at the building interior and provides for greater occupant travel durations during a fire event.

Emergency Egress

Along with the identified exit access travel distance deficiencies, there are several additional emergency egress issues requiring corrective action:

• Installation of illuminated exit signage in building areas where the path to an exit is not clearly marked.

• Modify or remove doors that swing out into the path of egress and block more than the code-required maximum of 50 percent of…