YMCA Property Discussion City Council Special Meeting December 13, - - PowerPoint PPT Presentation

YMCA Property Discussion

City Council Special Meeting December 13, 2016

Discussion Outline for Tonight

• Report on Site Findings (direction from July meeting):

‒Wetland Reconnaissance ‒Preliminary Geotechnical Analysis ‒ Arborist Evaluation

• Follow-up On Meeting with Arena Sports
• Overview of Lease Agreement
• Discuss Potential Next Steps

Site Location

YMCA Property Schools Parks

• Site fronts onto 228th Ave SE
• 2 miles south of City Hall
• Adjacent to Pine Lake Middle

School and the ISD Bus Barn

PROJECT SITE

Preliminary Site Analysis

228th Avenue SE Pine Lake Middle School Bus Barn

• 7.25 Acres
• Purchased by the YMCA in

2005.

• Current assessed value from

King County website is $1.9 million.

• 228th to the west and

private road shared with ISD to the north

• R4 Zoning

Initial Studies - Reports

Wetland Reconnaissance

• Property located within

Laughing Jacob’s Creek sub- basin

• Stormwater detention pond

in NW corner

• Stormwater drainage in NE

corner from school property

• One wetland and one

seasonal stream onsite

• Off-site seasonal stream and

wetland; buffers encumber property

Wetland Reconnaissance

Wetlands

• Wetland A: Category II

wetland with 100’ buffer

• Wetland B: Category III

wetland with 75’ buffer Streams

• Stream A: Seasonal, non-

fish bearing with 50’ buffer

• Stream B: Seasonal, non-

fish bearing with 50’ buffer

Preliminary Geotechnical Study

• Purpose of the study is to

evaluate soils for suitability for a structure

• 10 test pits excavated on site
• Soil conditions are appropriate to

support conventional shallow spread building footings

• Soils included forest duff,

weather glacial till and glacial till

Preliminary Geotechnical Study

• Earthwork of 6 to 12 inches of

stripping required to remove forest duff layer

• Fill materials shall be either

undisturbed native or compacted structural fill

• Infiltration is not an option for

soils on this site

• Perched water should be

anticipated during and following the wet season

Arborist Report – Tree Assessment

• Forest consists of mainly native species and

health appears stable

• Native species included Douglas-fir,

Western Hemlock, Bigleaf Maple, Red Alder and Western Red Cedar

• Wherever possible, clusters of trees should

be preserved rather than individual trees

• Five (5) trees in NW corner have structural

defects and present elevated risk to adjacent utilities and thoroughfares.

Arborist Report – Tree Assessment

• Isolated root disease pockets

identified in at least three areas

• Largest identified pocket

consisted of at least fifteen (15) trees in SE corner

• Recommended to be retained

due to proximity of wetland

• Two smaller scale pockets of

three (3) and six (6) dead trees were identified

228th Avenue SE Pine Lake Middle School Bus Barn

Wetland Detention Pond/Easement YMCA Property 2’ Contours Stream, tributary of Laughing Jacob’s Creek

Preliminary Site Analysis (Jul ’16)

100’ Wetland Buffer (Assumed)

Wetland A 100’ Buffer Wetland B 100’ Buffer

228th Avenue SE Pine Lake Middle School Bus Barn

Wetland Detention Pond/Easement YMCA Property 2’ Contours Stream, tributary of Laughing Jacob’s Creek

Revised Site Analysis (Dec ’16)

Approximate Wetland Buffer

Wetland A 100’ Buffer Wetland B 75’ Buffer

100’ Wetland Buffer (Assumed)

What would fit on this site today? (Dec ‘16)

228th Avenue SE Pine Lake Middle School Bus Barn

Approximate Wetland Buffer Wetland YMCA Property Stream, tributary of Laughing Jacob’s Creek Recreation Facility Surface Parking Relocated Detention Pond

Wetland A 100’ Buffer Wetland B 75’ Buffer

100’ Wetland Buffer (Assumed)

Potential Facility* – Two fields (Jul ‘16)

• 40,000 SF
• 2 Fields: Each 80’ x 180’
• Lobby, Storage, Restrooms
• Parking: 133 Cars
• Estimated Cost is $15 million**

Sammamish, Washington *Starfire Sports Soccer Center Floor Plan, courtesy of Carlson Architects. **Staff planning level cost estimate derived from other recent construction projects. Confirmation of estimate will require professional architect analysis.

Meeting with Arena Sports

Informal Meeting with Arena Sports

• Representatives from Arena Sports met with City

Staff in August.

• 10% of youth soccer players play 1-season of indoor

soccer and 2% play 2-seasons.

• High demand December to February.
• Revenues come from rentals and concessions.
• Without a market analysis, general market indicator

is that a single field facility would be sustainable.

• Programming direction at their new Mill Creek

facility is “Family Entertainment.”

Ground Lease Overview

Recreational Property Ground Lease Overview

DATE Signed between the City & the YMCA on 04/29/13 PROPERTY 7 acres of land owned by the YMCA PURPOSE The parties desires to develop the premises as a Community Recreational Facility RENT $1 a year TERM 25 years with an option to extend to a maximum of 50 years Terminates if the Community & Aquatic Center lease is terminated for any reason, with an option to purchase at fair market value TIMELINE Development Plan completed by June 30, 2018

Recreational Property Ground Lease Overview

DEVELOPMENT PLAN Concept level site plan and preliminary budget estimates. PERMITTED IMPROVEMENTS Recreational facility and all appurtenant improvements such as parking, play fields, bleachers, lighting, picnic facilities, playground equipment, street improvements, restrooms, maintenance buildings, utilities etc. COSTS City shall be solely responsible for construction and ongoing maintenance of all improvements.

Recreational Property Ground Lease Overview

AMORTIZATION Value of the City improvements on the YMCA property shall be amortized on a forty (40) year basis. City will be compensated for the unamortized share of the improvements, should the YMCA terminate the lease, unless the City elects to purchase the property. SUBLEASE City cannot sublease property and improvements without prior consent of the YMCA. PURCHASE OPTION YMCA grants the City an option to acquire the premises and all improvements at any time during the term at Fair Market Value.

Next Steps

Components of a Feasibility Study

Public Process Market Analysis Concept Design

Feasibility Study

Community Surveys Public Meetings Facility Programming Building concepts Budget costs

A Few Thoughts on Next Steps

City Council may wish to consider the following options:

• 1a. Feasibility Study for Indoor Soccer (on YMCA Property)
• 1b. Feasibility Study for Indoor Soccer (not site-specific)
• 2. Pursue passive recreational use for the property
• 3. Defer decisions on the property and the planning

process until the PRO Plan Update and the Land Acquisition Strategy are complete.

• 4. Engage the Parks Commission to _______ and prepare a

recommendation to Council.

• 5. Other