HomeMy WebLinkAboutGlen Cove Infrastructure Analysis 2 Page Summary V3Two-Page Summary (With Citations)
The Glen Cove Infrastructure Extension Analysis evaluates how Jefferson County and the City of Port Townsend can provide water, sewer, fire flow, power, telecommunications, and stormwater
service to the Glen Cove Industrial/Commercial LAMIRD. The project is funded through the EDA Recompete effort and reflects outreach to Glen Cove landowners, businesses, and regional
partners. A major outcome is the community-supported preference to extend utilities into the existing LAMIRD rather than pursue UGA expansion or annexation.
Stakeholder focus groups (two sessions with a total of 17 property owners)[1] and an Intergovernmental Collaborative Group (ICG) meeting on May 12, 2025[41] showed strong consensus on
the need for sewer as the top economic development constraint, followed by improved fire flow, water reliability, and transportation safety. Sewer infrastructure was mentioned in 78%
of coded exchanges,[2] economic development in 68% of comments,[3] and 90% of participants opposed annexation.[4] One owner summarized the situation: “Sewer is critical to everybody.
That’s what prohibits people from expanding their business or doing more.”[5]
The report evaluates four growth/infrastructure alternatives, but Alternative 1 — extend infrastructure into the existing LAMIRD without changing the boundary — emerges as the recommended
path. This option is consistent with the GMA’s rural provisions as long as improvements address existing deficiencies and do not induce new urban growth. Implementation will require
Comprehensive Plan and Capital Facilities Plan amendments, SEPA review, and a multi-party interlocal agreement between the County, City, Port, and PUD.
Water and Fire Flow. Current fire flow in much of the JPUD system serving the broader area is in the 500–999 gpm range, with only one hydrant recorded at 1,000–1,499 gpm,[11] well below
typical industrial expectations. The City’s water system plan identifies key Glen Cove projects: D-06 (3,740 LF of 16-inch pipe, $1,123,000),[13] D-21 (4,970 LF of 8-inch pipe, $1,246,000),[14]
and the BP-02 South Glen Cove Booster Station ($200,000).[12] Together these total $2,569,000 (≈$2.6M).[15] JPUD’s water plan identifies complementary improvements, including a new
Glen Cove storage tank and upsized transmission mains, with costs of $95,000, $4,650,000, and $289,000, respectively, for a total of $5,034,000 (≈$5.0M).[16] In combination, City and
JPUD water investments serving the area are on the order of $7.6M.[15][16][17]
Sewer. The 2024 General Sewer Plan assigns Glen Cove an equivalent sewer population of 15,242 by 2043 to represent industrial-strength discharges in residential-equivalent
terms.[8] Sewer service would rely on a new Mill Lift Station (CIP WW4), budgeted at $6,300,000,[18] with an ultimate firm capacity of 1,062 gpm,[19][20] a 4,500-foot, 10-inch-diameter
force main,[19]. The Mill Road Lift Station would likely be built in phases to correspond to growth over time. Other costs not included in the cost of infrastructure in the LAMIRD
would entail the cost to install sewer mains necessary to connect to the MR LS.
Extension of the City Sewer System. The report analyzes the extension of the City sewer system option. It is assumed that costs attributable to Glen Cove for the Mill Site Lift Station
and forcemain are $5,137,680. Downstream of the Mill Lift Station, the GSP specifies upgrades to collection and treatment systems:
Conservatively, it is assumed that 5% of the costs to upsize the existing pipelines is attributable to Glen Cove, totaling approximately $783,000.
Future WWTF costs are paid for through the Wastewater Fees Ordinance rates and the rates are included in the O&M cost for this alternative.
Upstream of the Mill Lift Station, a gravity sewer collection system within the LAMIRD is required. The rough order magnitude opinion of probable cost for the collection system is approximately
$3,218,500.
Estimated costs attributable to Glen Cove for Capital Improvement Projects associated with the Mill Site Lift Station total $9,139,180 with O&M of ≈$165,000 per year.
LOSS Comparison. The report analyzes large on-site sewage system (LOSS) options. A 20-year buildout scenario (single basin) assumes 72,000 gpd, one 450,000 sq-ft drainfield, and a capital
cost of $12,630,000 with O&M of ≈$35,165 per year.[30][32][38] A two-basin alternate (41,040 gpd and 30,960 gpd) uses two drainfields of 255,600 and 192,600 sq ft, with capital cost
of $11,300,000 and O&M ≈$48,865 per year.[33][34][35][38] Full buildout flows of 400,000–600,000 gpd would require six 624,600 sq-ft drainfields and capital cost of $54,820,000 with
≈$122,190 in annual O&M.[31][36][37][38] Because Washington DOH LOSS permitting is limited to systems up to 100,000 gpd,[29][39] such full-buildout flows effectively function as multiple
treatment plants rather than a single simple LOSS.
In addition, LOSS design is complicated by Jefferson County’s high water table and variable soils,[15][39] and by the need to keep high-strength industrial wastewater out of LOSS or
pretreat it to domestic strength.[40] Compared with municipal sewer, LOSS options are more land-consumptive, less scalable, and less compatible with industrial users at Glen Cove.
Bibliography
A. Stakeholder Engagement Numbers
[1] Focus group participation – “two focus groups with a total of seventeen property owners”
Source text: “Two focus groups with a total of seventeen property owners in the Glen Cove LAMIRD were convened…”
[2] Sewer discussed in 78% of coded exchanges
Source text: “Sewer infrastructure was discussed in 78% of coded exchanges.”
[3] Job creation and business growth mentioned in 68% of comments
Source text: “Job creation and business growth were also identified as top priorities, mentioned explicitly in 68% of stakeholder comments.”
[4] 90% of stakeholders opposing annexation
Source text: “Concerns about potential annexation were widespread, with 90% of stakeholders opposing annexation.”
[5] Quoted focus group comment – “Sewer is critical to everybody…”
Source text: “Focus group participant comment: ‘Sewer is critical to everybody. That’s what prohibits people from expanding their business or doing more.’”
B. Population, Land Area, and Equivalent Population
[6] City of Port Townsend population: 10,220 (2021) and 13,300 (2043 projection)
Source text: “the City’s 2021 population was 10,220 people, which is expected to grow to 13,300 people by 2043.”
[7] 75% of housing units single-family; 1.9 persons per household
Source text: “…approximately 75 percent of the housing units being single-family residences… based on an average single-family household size of 1.9 persons per household…”
[8] Glen Cove equivalent sewer population of 15,242 by 2043
Source text: “…Glen Cove creates an equivalent sewer system population of 15,242 people by 2043… an estimate of equivalency for sewer expected from a light industry area.” and
[9] Glen Cove basin area – 800 acres
Source text: “The Glen Cove basin area is 800 acres:”
[10] LAMIRD total area 155 acres (including ROW) and 130 acres (excluding ROW)
Source text: “The total area of the LAMIRD is 155 acres including right-of-ways, and 130 acres excluding the right-of-ways.”
C. Water System, Fire Flow, and Capital Improvements
[11] JPUD hydrant fire flow ranges – 500–999 gpm and 1000–1499 gpm
Source text: “Majority of existing hydrants are orange with fire flow of 500-999 gallons per minute (gpm). There is one green existing hydrant with fire flow of 1000-1499 gpm.”
[12] BP-02 – South Glen Cove Booster Station cost: $200,000
Source text: “BP-02 – South Glen Cove Booster Station (Cost: $200,000)… the City could install a small pump station… in the vicinity of Seton Road and Otto Street…”
[13] D-06 – Glen Cove project: 3,740 LF of 16-inch pipe; cost $1,123,000
Source text: “D-06 - Glen Cove (3,740 LF 16-Inch Pipe) (Cost: $1,123,000)…”
[14] D-21 – Southwest Improvements: 4,970 LF of 8-inch pipe; cost $1,246,000
Source text: “D-21 - Southwest Improvements (4,970 LF 8-Inch Pipe) (Cost: $1,246,000)…” and
[15] Total City water CIP for Glen Cove (D-06, D-21, BP-02): $2,569,000 (rounded ≈ $2.6M in summaries)
Source text: “Table 4-10 Estimated CIP Costs – PT WSPU… D-06 Glen Cove 1,123,000; D-21 Southwest Improvements 1,246,000; BP-02 South Glen Cove Booster Station 200,000; 2,569,000.”
[16] JPUD water CIPs: R-P-1 $95,000; R-S-1 $4,650,000; R-D-4 $289,000; total $5,034,000 (rounded ≈ $5.0M in summaries)
Source text: “R-P-1…95,000… R-S-1 New Glen Cove Storage Tank 4,650,000… R-D-4 Upsizing 8" to 12" (3,700 LF)…289,000…5,034,000 95,000 4,650,000 289,000.”
[17] Combined water improvements total ≈ $7.6M (in summaries)
Inference by adding Table 4-10 total ($2,569,000) and JPUD total ($5,034,000) from [15] and [16].
D. Sewer System, Mill Lift Station, and City Sewer Extension Costs
[18] Mill Lift Station (CIP WW4) cost: $6,300,000
Source text: “CIP WW4 – Mill Lift Station (Cost: $6,300,000)”
[19] Mill Lift Station ultimate firm capacity: 1,062 gpm; 4,500-foot-long 10-inch force main
Source text: “ultimate firm capacity of 1,062 gallons per minute… 4,500-foot-long, 10-inch-diameter force main…” and
[20] Mill Lift Station total buildout peak flow: 1,528,650 gallons per day (1,062 gpm)
Source text: “Total Buildout Peak Flow of 1,528,650 gallons per day, or 1,062 gallons per minute.”
[21] SM1 – Sims Way Crossing and Wilson Street Realignment: cost $1,212,000; 786 LF of 8-inch replaced with 18-inch
Source text: “CIP SM1 – Sims Way Crossing and Wilson Street Realignment (Cost: $1,212,000)… Replace approximately 786 LF of existing 8-inch gravity pipe with new 18-inch gravity sewer…”
[22] SM2 – Howard Street and S Park Avenue: cost $1,578,000; 1,079 LF upsized to 15-inch
Source text: “CIP SM2 – Howard Street and S Park Avenue (Cost: $1,578,000)… Replace approximately 1,079 LF of existing 8-inch gravity pipe with new 15-inch gravity sewer…”
[23] SM3 – Sims Way, 3rd Street, and Gise Street: cost $1,186,000; 273 LF to 18-inch, 523 LF to 15-inch
Source text: “CIP SM3 – Sims Way, 3rd Street, and Gise Street (Cost: $1,186,000)… Replace approximately 273 LF… with new 18-inch… and… 523 LF… with new 15-inch…”
[24] SM4 – Holcomb Street: cost $819,000; 531 LF of 12-inch replaced with 18-inch
Source text: “CIP SM4 – Holcomb Street (Cost: $819,000)… Replace approximately 531 LF of existing 12-inch gravity pipe with new 18-inch gravity sewer…”
[25] SM5 – Howard Street, S Park Avenue, McPherson Street: cost $2,463,000; 1,685 LF upsized to 15-inch
Source text: “CIP SM5 – Howard Street, S Park Avenue, and McPherson Street (Cost: $2,463,000)… Replace approximately 1,685 LF of existing 8-inch sewer with new 15-inch gravity sewer…”
[26] F11 – Land Acquisition for WWTF Expansion: cost $2,000,000
Source text: “CIP F11 – Land Acquisition for WWTF Expansion (Cost: $2,000,000)”
[27] City sewer cost total: $40,864,000 (rounded ≈ $40.8M in summaries)
Source text: “Extending the City of Port Townsend Sewer System 40,864,000 165,000 (Varies: refer to Appendix 5)” — in Table 4-20.
[28] Planning for WWTF expansion triggered at 85% of permitted capacity; planning window up to 10 years
Source text: “…projected 2033 BOD loading exceeds 85 percent of the rated capacity… begin planning for an expansion… when flow and loading exceeds 85 percent… It takes considerable time
(up to 10 years) to properly plan for… expansion…” and
E. LOSS System Flows, Areas, and Costs
[29] Regulatory threshold: LOSS systems maximum allowable design flow 100,000 gpd
Source text: “LOSS systems have maximum allowable design flows up to 100,000 gpd. Facilities exceeding this threshold are… subject to… more complex wastewater treatment plant.”
[30] 20-year buildout wastewater flow: 72,000 gpd
Source text: “The 20-year buildout wastewater flow is projected to be 72,000 gallons per day (gpd)…”
[31] Full buildout wastewater flow: 400,000–600,000 gpd
Source text: “…the full buildout wastewater flow is projected to be 400,000 gpd to 600,000 gpd.”
[32] LOSS 20-year single-basin design: one 450,000 sq-ft drainfield; cost $12,630,000; O&M ~$35,165/yr
Source text: “20-year Buildout (72,000 gpd) requires one 450,000 square-foot drainfield…” and “The rough order magnitude… cost… approximately $12,630,000 with Operations and Maintenance
at approximately $35,165 per year.”
[33] LOSS 20-year alternate (two-basin) – north basin: 41,040 gpd; one 255,600 sq-ft drainfield
Source text: “20-year Buildout − Alternate (41,040 gpd prorated flow… ) requires one 255,600 square-foot drainfield…” and
[34] LOSS 20-year alternate (two-basin) – south basin: 30,960 gpd; one 192,600 sq-ft drainfield
Source text: “20-year Buildout − Alternate (30,960 gpd prorated flow… ) requires one 192,600 square-foot drainfield…” and
[35] LOSS 20-year alternate cost: $11,300,000; O&M ~$48,865/yr
Source text: “…two basin LOSS layout is approximately $11,300,000 with Operations and Maintenance at approximately $48,865 per year.” and
[36] LOSS full buildout: 600,000 gpd; six 624,600 sq-ft drainfields
Source text: “Full Buildout (600,000 gpd) requires six 624,600 square-foot drainfields…” and
[37] LOSS full buildout cost: $54,820,000; O&M ~$122,190/yr
Source text: “…Full Buildout is… approximately $54,820,000 with Operations and Maintenance at approximately $122,190 per year.”
[38] LOSS cost comparison table values
Source text: “Table 4-20 Costs Comparison… LOSS System: 20-year Buildout 12,630,000 35,165; LOSS System: 20-year Buildout - Alternate 11,300,000 48,865; LOSS System: Full Buildout 54,820,000
122,190; Extending the City of Port Townsend Sewer System 40,864,000 165,000…”