Template revised January 10, 2019.
COMMISSION
AGENDA MEMORANDUM
Item No.
8c
ACTION ITEM
Date of Meeting
November 17, 2020
DATE: October 27, 2020
TO: Stephen P. Metruck, Executive Director
FROM: Kenneth R. Lyles, Director of Maritime Operations & Security
Jo Woods, Sr. Manager, Recreational Boating
Tin Nguyen, Sr. Manager, Marine Maintenance
Robert Hoyman, Project Manager III, Marine Maintenance
SUBJECT: Harbor Island Marina Restroom Replacement (WP# 106023)
Amount of this request:
$155,000
Total estimated project cost:
$430,000
ACTION REQUESTED
Request Commission authorization for the Executive Director to (1) proceed with construction of
the Harbor Island Marina (HIM) restroom replacement project and (2) use Port crews to construct
the project. The amount of this request is $155,000 for a total estimated project cost of $430,000.
EXECUTIVE SUMMARY
This project will replace an existing 275 SF wood framed portable restroom/shower facility, which
is beyond its useful life. The new 286 SF precast concrete facility will provide improved access
and be designed for a fifty-year lifespan. This building will support the Port’s sustainability efforts
and significantly reduce operating costs over the lifespan of the building.
JUSTIFICATION
The existing restroom facility was purchased by the Port in 2000 and is a wood framed portable
building with two restroom/shower accommodations. It is elevated 36” above ground level and
is accessed either by using stairs or a series of ramps. Over the previous seven years, Marine
Maintenance has performed in excess of $105k of repair work and $52k of maintenance. Over
the lifespan of the existing facility repairs have included roof replacement, floor replacement,
structural repairs, and replacement of finishes. In 2017, the continued deteriorating conditions
of the portable restroom facility were determined to be significant and would not justify further
investments in repairs and improvements to extend its useful life.
COMMISSION AGENDA – Action Item No. _8c_ Page 2 of 6
Meeting Date: November 17, 2020
Template revised June 27, 2019 (Diversity in Contracting).
DETAILS
Harbor Island Marina provides ninety slips on four docks for recreational boaters and ten
Commercial & Industrial slips on a separate dock. Amenities to the marina include secure gated
access, parking and a gender specific restroom/shower facility.
It was realized early in planning that improvements to quality and sustainable design would result
in reduced life cycle cost and provide features supporting future marina improvements. The new
building will be an entirely precast concrete structure with a utility room and will include two
gender neutral restroom/shower facilities. The new structure incorporates a sloped roof that will
alleviate approximately 70% of the maintenance and repair costs in the first fifteen years. The
design of the building includes LED lighting, added insulation and a high efficiency heating system.
The new building will also eliminate access challenges caused by the existing elevated installation
of the portable restroom facility. It will be installed slab-on-grade without stair or ramp access
and will be washable using a hose-down method. The expected life span for the precast concrete
building will be at minimum, 50 years. The manufacturer of the new building is CXT Inc., who will
manufacture the building offsite in Spokane, WA and transport it in one section to the HIM
construction site.
The HIM Restroom Replacement Project was originally proposed in our 2019 Maritime Division
Small Capital Program (CIP# 801003). The small capital program is intended for projects below
$300,000 and this project was authorized within the EX-2 Delegation of Authority for a total
project cost of $275,000. It was expected at the time that the building purchase and installation
would be completed within the small project threshold.
During design development, changes to the precast building’s foundation anchors led to
increases in manufacturing costs and additional earthwork construction scope. There are also
numerous challenges, which are now being forecasted by the project team as a result of the
COVID-19 pandemic adversely affecting construction costs and schedules. The result of social
distancing is negatively impacting labor productivity in both manufacturing and construction
activities. It is unknown how long this will affect construction costs and delivery timelines. As
such, the project team is increasing budget contingencies and recommends that the Port proceed
now with the replacement of the restroom/shower facility in order to maintain adequate services
at Harbor Island Marina.
Scope of Work
A temporary restroom-shower trailer will be stationed throughout the construction process. The
existing restroom facility and foundation will be demolished using Port Crews. Port Crews will
prepare the pad for the new structure, including relocating existing utilities and installation of
below the grade foundation. The new facility will be delivered in a 99% completed state. It will
be hoisted from an oversized load trailer to the final location with the help of Ness Crane,
currently a Terminal 91 Lease Partner. Marine Maintenance Crafts will then complete the final
connections, place asphalt, signage and complete other final touches.
COMMISSION AGENDA – Action Item No. _8c_ Page 3 of 6
Meeting Date: November 17, 2020
Template revised June 27, 2019 (Diversity in Contracting).
Relationship to Other Project Work at HIM
This is one of three current projects at Harbor Island Marina in various development stages
directed toward replacement or repair of assets, which are beyond their useful service life or in
a deteriorating condition. All three projects are seeking Commission action before year end and
due to their condensed timing, are noted below for clarity:
• HIM Dock-E Power Improvements: Commission construction authorization completed on
10/13/2020. Construction planned for in Q4 2020.
• HIM Restroom Replacement: Current authorization request
• HIM Dock-E Float & North Pier Improvements: Seeking Commission authorization for
design in November 2020. Construction anticipated for in 2022-2023.
Both the HIM Dock-E Power Improvements and the HIM Restroom Replacement Projects have
been planned for construction in advance of the HIM Dock-E Float & North Pier Improvements,
which requires a more complex design and longer duration for permitting. These two smaller
projects have been accelerated in the Maritime Capital Plan due to concerns with safety and the
Port’s ability to provide required amenities to Marina users. Consideration has been given to the
relationships of these three projects and it has been determined that execution of both the HIM
Dock-E Power Improvements and HIM Restroom Replacement in advance will best serve marina
users and complement the work to be performed under the proposed 2022-2023 HIM Dock-E
Float & North Pier Improvements.
Schedule
(1) Permitting Completion October 2020
(2) Building Fabrications November 2020 – January 2021
(3) Existing Building Demolition January 2021
(4) New Building Installation February 2021
(5) Construction Completion March 2021
Activity
2019 Quarter 2
2020 Quarter 3
2020 Quarter 4
2021 Quarter 1
2021 Quarter 1
Cost Breakdown
This Request
Total Project
Design & Permitting
$0
$90,000
Building Purchase
$0
$105,000
Construction
$155,000
$235,000
COMMISSION AGENDA – Action Item No. _8c_ Page 4 of 6
Meeting Date: November 17, 2020
Template revised June 27, 2019 (Diversity in Contracting).
Total
$155,000
$430,000
ALTERNATIVES AND IMPLICATIONS CONSIDERED
Alternative 1 – Defer replacement of the restroom facility.
Cost Implications: In recent years maintenance costs averaged $22,000/year to maintain the
existing restroom-shower facilities service for customers. This is approximately $20,000 more
annually than the predicted maintenance costs for the first ten years of the new building. As part
of the planning for this project, maintenance has been deferred from 2019 to present except for
work which supports continued use of the facility.
Pros:
(1) Defer costs during COVID-19 pandemic crisis.
Cons:
(1) Added maintenance costs which could be avoided.
(2) Diminished service to marina users.
(3) Risk of loss of services
(4) Costs spent would be expensed with no added benefit to extending the asset’s useful
life.
This is not the recommended alternative.
Alternative 2 – Replace in kind with elevated wood frame portable restroom facility.
Cost Implications:
Pros:
(1) Reduced purchase costs of $20,000 for custom sized wood frame portable building to
match existing versus precast concrete.
(2) Reuse of the existing foundation would result in a savings of approximately $25,000.
Cons:
(1) Elevated access causing difficulty for ADA access.
(2) Shorter lifespan of 20 years versus precast concrete of 50+ years.
(3) Construction of new stairs and ramps will cost $15,000.
(4) Similar maintenance costs as existing building.
(5) Increased life cycle costs over proposed precast concrete building.
This is not the recommended alternative.
Alternative 3 – Increase budget and continue with construction of precast restroom facility.
Cost Implications:
Pros:
(1) Minimum 50 year lifespan.
COMMISSION AGENDA – Action Item No. _8c_ Page 5 of 6
Meeting Date: November 17, 2020
Template revised June 27, 2019 (Diversity in Contracting).
(2) Improved ADA access with slab-on-grade construction.
(3) Reduced life cycle operations and maintenance costs.
Cons:
(1) Additional costs during a period of budget challenges.
This is the recommended alternative.
FINANCIAL IMPLICATIONS
Cost Estimate/Authorization Summary
Capital
Expense
Total
COST ESTIMATE
Original estimate
$275,000
$0
$275,000
Current change
$155,000
0
$155,000
Revised estimate
$430,000
0
$430,000
AUTHORIZATION
Previous authorizations
$275,000
$0
$275,000
Current request for authorization
$155,000
0
$155,000
Total authorizations, including this request
$430,000
0
$430,000
Remaining amount to be authorized
$0
$0
$0
Annual Budget Status and Source of Funds
This project was included in the 2020 Capital Plan under CIP C800561 Maritime 2019 Small
Projects. Additional funding for this project is offset by lower than anticipated capital spending
in 2020.
This project will be funded by the General Fund.
Financial Analysis and Summary
Project cost for analysis
$430,000
Business Unit (BU)
Recreational Boating
Effect on business performance
(NOI after depreciation)
This project will increase annual depreciation by
approximately $14K. No direct incremental revenue is
expected to result from this project.
IRR/NPV (if relevant)
N/A
CPE Impact
N/A
COMMISSION AGENDA – Action Item No. _8c_ Page 6 of 6
Meeting Date: November 17, 2020
Template revised June 27, 2019 (Diversity in Contracting).
ATTACHMENTS TO THIS REQUEST
(1) Presentation slides
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS
None