Zoning and Regulatory Constraints Each site will be exposed to the normal regulatory agency oversight. The Dike Access Road site will have the additional scrutiny of the Corps of Engineers and Department of Ecology because of wetlands on the premises.
Geotechnical Conditions Both sites have less than optimal soils. The Dike Access Road site will probably require surcharging and mass grading that the existing campus may not. Further investigation will be needed during the design process.
Wetlands Wetlands cover 4.97 acres plus buffers on the Dike Access Road site. They must be built around or mitigated off-site. –Off-site mitigation will increase costs. –On-site mitigation limits available land for future expansion The existing campus appears to have no such constraints.
Utility Infrastructure Each site will require the extension of existing utility lines including water & electricity. Initial conversations with city officials indicate the Dike Access Road site may be more costly because of the off-site utility construction. The existing campus may require the replacement of one or two existing sanitary sewer pump stations. The Dike Access Road site may be more conducive to sharing utility costs with development on adjacent properties.
Roads, Parking and Traffic The Dike Access Road site will require more extensive off-site road and frontage improvements than the existing campus. The Dike Access Road site allows for the possibility of sharing some costs with neighboring properties that are also under construction.
Reuse of Existing Facilities Building on the existing campus will allow for the option to reuse certain existing facilities such as the performing arts center, track, fields and parking. Building on the Dike Access Road site will allow for the continued use of the existing student transportation (school bus) facility.
Future Construction Expansion The Dike Access Road site offers the possibility of expansion in the future for additional buildings such as a new stadium. Building on the existing site will limit the opportunities for future expansion as Woodland schools grow.
Site Planning Constraints The primary planning constraints at the Dike Access Road site are related to the mitigation of wetlands and poor soil conditions. The primary planning constraints at the existing campus are related to the relocation and building of a new transportation center.
Projected Development Schedule The development of a new high school on the Dike Access Road site would take approximately 48 months; 6 months longer than the existing site due to the wetlands entitlement process and site surcharging requirements. Development on the existing campus would take approximately 42 months
Operating Considerations Building on the existing campus would require no modifications to the current transportation system or school bell schedules. Building on the Dike Access Road Site would require one of two primary options, both generate additional operating costs: –Modification of bell schedules to allow busses to route from the current campus. –A two-tier bus schedule, where busses run one route for primary and middle School Students and one route for intermediate school and high school students.
Current SiteDike Access Road Site (In millions) Basic Construction Cost: $ 43.0$ 45.5 Grading, soils, wetlands: $ 0.0$ 2.0 Stadium Upgrades/Options: $ 3.0$ 0.95 Offsite Improvements: $ 1.4$ 2.25 Rebuild Transportation Center: $ 1.9$ 0.0 Improvements to existing middle/high school facilities: $ 1.5 Development Costs: $18.0$ 18.75 Less estimated state funding: ($ 13.0) Estimated Local Cost: $55.8$ 57.95 Cost Comparison