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 • Site fronts onto 228 th Ave SE • 2 miles south of City Hall • Adjacent to Pine Lake Middle School and the ISD Bus Barn YMCA Property Schools PROJECT SITE Parks

Preliminary Site Analysis Pine Lake • 7.25 Acres Middle School • Purchased by the YMCA in 2005. 228th Avenue SE Bus Barn • Current assessed value from King County website is $1.9 million. • 228 th 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

Preliminary Site Analysis (Jul ’16) Pine Lake Middle School YMCA Property 2’ Contours Wetland B 100’ Buffer Stream, tributary of 228 th Avenue SE Bus Barn Laughing Jacob’s Creek Detention Pond/Easement Wetland 100’ Wetland Buffer (Assumed) Wetland A 100’ Buffer

Revised Site Analysis (Dec ’16) Pine Lake Middle School YMCA Property 2’ Contours Wetland B 75’ Buffer Stream, tributary of 228 th Avenue SE Bus Barn Laughing Jacob’s Creek Detention Pond/Easement Wetland Approximate Wetland Buffer 100’ Wetland Buffer (Assumed) Wetland A 100’ Buffer

What would fit on this site today? (Dec ‘16) Pine Lake YMCA Property Middle School Stream, tributary of Laughing Jacob’s Creek Wetland B 75’ Buffer Wetland 228 th Avenue SE Bus Barn Approximate Wetland Buffer Recreation Facility Surface Parking Relocated Detention Pond Wetland A 100’ Wetland Buffer (Assumed) 100’ Buffer

Potential Facility* – Two fields (Jul ‘16) Sammamish, Washington • 40,000 SF • 2 Fields: Each 80’ x 180’ • Lobby, Storage, Restrooms • Parking: 133 Cars • Estimated Cost is $15 million** *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 Community Surveys Process Public Meetings Market Feasibility Study Analysis Concept Facility Programming Building concepts Design 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