HomeMy WebLinkAboutR-2011-092 West Valley Community Park Surplus Parcel Disposition to West Valley School DistrictRESOLUTION NO. R-2011-92
A RESOLUTION declaring a one -acre parcel within West Valley Community Park surplus to
the uses and needs of the City of Yakima, in anticipation of proposed
conveyance to West Valley School District pursuant to an
intergovernmental land transfer agreement for development of concession,
restroom and storage facilities, and authorizing the City Manager to
undertake all appropriate reviews of such proposed action.
WHEREAS, the City of Yakima owns real property and improvements known as West
Valley Community Park, located upon property approximately 26 acres in area, situated easterly
of South 80th Avenue, southerly of Wide Hollow Creek, westerly of South 75th Avenue extended
and northerly of the West Valley Middle School property; and
WHEREAS, a portion of such park property, being approximately one acre in size,
located north of the West Valley Middle School facilities and west of South 75th Avenue
extended, is currently built to accommodate two tennis courts, as shown on the attached maps
and drawings attached hereto as Exhibit "A" and incorporated herein by this reference; and
WHEREAS, the tennis courts were constructed in 1985 and have depreciated in value
and require substantial repair; and
WHEREAS, West Valley School District has proposed to acquire the one acre parcel
described above and to replace the tennis courts with concession, restroom and storage
facilities; and
WHEREAS, West Valley School District, in consideration of such acquisition, proposes
to pave the parking lot adjacent and northerly of the one acre parcel, for the benefit of the park
and public; and
WHEREAS, the City Council has conducted a public hearing pursuant to notice and the
requirements of RCW 39.33.020, and after considering the record and testimony herein, makes
the following findings and conclusions:
(a) That the estimated value of the one acre parcel considered for declaration of surplus
herein is $49,380;
(b) That the proposed paving of the parking lot serving West Valley Community Park will
benefit the public;
(c) That the tennis courts have depreciated in value since construction in 1985 and will
require substantial repair;
(d) That the tennis court improvements and the one acre parcel upon which they stand
are surplus to the uses and needs of the City of Yakima;
(e) The proposed use of the one acre parcel by West Valley School District is consistent
with park and recreational use of the West Valley Community Park property; and
WHEREAS, the City Council of the City of Yakima finds and determines that the
declaration that such property is surplus to the uses and needs of the city, and that such
declaration is in the best interests of the City of Yakima for the uses and purposes set forth
above; and
WHEREAS, the City Council finds and determines that such declaration of surplus is in
the best interest of residents of the City of Yakima and will promote the general health, safety
and welfare; therefore
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA:
1. The one acre parcel as shown within Exhibit "A," being a one acre portion of Yakima
County Assessor's Parcel No. 181329-34009, is hereby declared surplus to the uses
and needs of the City of Yakima, subject to development and approval of an
Intergovernmental Land Transfer Agreement between the City of Yakima and West
Valley School District.
2. The City Manager of the City of Yakima is hereby authorized and directed to
undertake any and all appropriate environmental reviews, and negotiate the
disposition of said parcel with West Valley School District, with consideration for
such disposition including parking lot improvements to the City parking lot north and
adjacent to the parcel, all pursuant to an Intergovernmental Land Transfer
Agreement subject to approval by the City Council.
ADOPTED BY THE CITY COUNCIL this 21st day of June, 2011.
ATTEST:
)
City Cler
Micah Cawley, Mayor
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Situs Addr: 75TH AVE SNIOLA AVE W
Name: CITY OF YAKIMA
Zoning: R-1 In Floodplain? Yes
Future Land Use: LD HD
Census1D:53077000900
Value: $158,400 TCA: 586
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C Copyright 2009 City of Yakima. Washington. A11 rights reserved.
Created: Wednesday, Apr. 13, 2011 at 2:12 PM
Map Disclaimer In./nation shown on Iles map is. planning and eosin., purposes only. The city of vekma asaumee,, XebdM for any ern., ...Mimi
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•
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 0
For Meeting. of June 21, 2011
ITEM TITLE: Public Hearing pursuant to RCW 39.33.020; and Consideration of a Resolution
declaring a one acre parcel within West Valley Community Park surplus to the
uses and needs of the City of Yakima, and authorizing the City Manager to
negotiate intergovernmental disposition of such property to West Valley School
District for replacement of two tennis courts with school district facilities for
concessions, restrooms and storage.
SUBMITTED BY: Ken Wilkinson, Parks Director; Chris Waarvick, Public Works Director
CONTACT PERSON / TELEPHONE: Mark Kunkler,Senior Assistant City Attorney, 575-3552
SUMMARY EXPLANATION: West Valley School District desires to construct concession,
restroom and storage facilities to accommodate school and recreational uses on property
adjacent to West Valley Middle School. The requested site is one acre in size and is currently
occupied by two tennis courts. The tennis courts were constructed in 1985 and have
depreciated over the years. The tennis courts are located on the one acre parcel within the
public park property of West Valley Community Park. In consideration of conveyance of the one
acre to the school district, the school district has offered to pave the existing parking lot lying
north of and adjacent to the current tennis courts, which improvement would benefit the public
and park users.
In order to consider such disposition, RCW 39.33.020 requires a public hearing prior to any
declaration that property estimated to be over $50,000 in value is surplus to the uses and needs
of the city and subject to disposition. The estimated value of the subject property is $49,380,
but a public hearing is recommended given the close proximity to the $50,000 threshold. If the
Resolution is approved following the public hearing, SEPA reviews will be completedand: an
Intergovernmental Land Transfer Agreement developed regarding disposition of the property
and parking lot improvements. Any such agreement will be brought back to Council for
consideration.
Resolution X Ordinance Other (Specify)
Contract Mail to (name and address):
Funding Source
APPROVED FOR SUBMITTAL:
Phone:
City Manager
STAFF RECOMMENDATION:. Adopt the Resolution.
•BOARD/COMMISSION RECOMMENDATION:
COUNCIL ACTION:
Yakima County GIS
Yakima County GIS - Washington.
Assessor
Planning Real Estate
Page 1 of 1
Yakima County Assessor I
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PROPERTY PHOTOS: J
PROPERTY INFORMATION AS OF 5/13/2011 3:03:02 AM
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Parcel Address:
75TH AVE SMOLA AVE W, ,WA
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Parcel Owner(s):
CITY CITY OF YAKIMA
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Panel Number.
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Parcel Number.
18132934009 Parcel Size•18.3 Acre(s)
Friendly Page
Nan-ative Description: SE1/4 SW1/4 EX E 825.99 FT EX TH PT LY S OF FOL DESC LN: BEG S 891,38'30"E 446.03 FT OF SW COR,TH N 01'54"W 396.01
FT,TH N 89^38'30"W 200.03 FT,TH N 01'54" W 319.71 FT,TH N 89"38'30"W 240F SD LN EX N 30 FT
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Tax Code Area (TCA):
586
Tax Year
2011
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Improvement Value:
$33900
Land Value:
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MAP
RESIDENTIAL INFORMATION
SECTION MAPS
Quality
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Stories
Main SqFt
Upper SqFt
Bsmt SqFt
Bedrooms
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(full/3/4,1/2)
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SALE INFORMATION
Qtr SECTION MAPS
Excise !Sale Date !Sale Price ' !Grantor . - !Portion
NE -Qtr
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No Sales Information Found.
NW Qtr
DISCLAIMER
1"=200ft
While the information is intended to be accurate, any manifest errors are unintentional and subject to correction. Please let us know
about any errors you discover and we will correct them. To contact us call either (509) 574-1100 or (800) 572-7354, or email us.
1"=200ft
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OVERLAY INFORMATION
Zoning:
R-1
Jurisdiction:
Yakima (Urban Area Zoning Ordinance)
Urban Growth Area:
Yakima •
Future Landuse Designation:
(LD) Low Density Residential (Yakima Urban Area Plan)
FEMA 100 Year.
Floodway 0FIRM
Panel Number.
53077C1028D
Download
Map
LOCATION INFORMATION
+ Latitude:46° 34' 52.001" • 1+ Longitude: -120° 36' 32.052". IRange:18 Township:13 Section:29
Nan-ative Description: SE1/4 SW1/4 EX E 825.99 FT EX TH PT LY S OF FOL DESC LN: BEG S 891,38'30"E 446.03 FT OF SW COR,TH N 01'54"W 396.01
FT,TH N 89^38'30"W 200.03 FT,TH N 01'54" W 319.71 FT,TH N 89"38'30"W 240F SD LN EX N 30 FT
DISCLAIMER
MAP AND PARCEL DATA ARE BELIEVED TO BE ACCURATE, BUT ACCURACY IS NOT GUARANTEED; THIS IS NOT A LEGAL DOCUMENT AND SHOULD
NOT BE SUBSTITUTED FOR A TITLE SEARCH, APPRAISAL, SURVEY, FLOODPLAIN OR ZONING VERIFICATION
mhtml:file://C:\Documents and Settings\dmoore\Local Settings\T... 6/15/2011
CITY OF YAKIMA
111 LEGAL
DEPARTMENT
•
•
200 South Third Street, Yakima, Washington 98901 (509)5575.6Q30 Fax (509)5756160
TO:
MEMORANDUM
May1.3,2011
Honorable Mayor and City Council
Richard A. Zais, Jr., City Manager
FROM: Mark Kunkler, Senior Assistant City Attorney
SUBJECT: Estimate of Value of "Tennis Court Property" — West Valley School District
West Valley Park
The City of Yakima and West Valley School District No. 208 have been negotiating a
proposed conveyance of approximately one acre of property located within West Valley
Park adjacent to the West Valley Middle School.
The School District desires to develop the parcel by adding a
concession/restroom/storage. facility. In exchange, the School District has agreed to
pave the parking lot adjacent to the property. The parking lot serves the West Valley
Park and can be used for school events occurring on school property.
The one acre parcel proposed for development is currently developed to hold two (2)
tennis courts. The tennis courts were constructed in 1985 and have depreciated in
value.
In order to proceed with the proposed conveyance and parking lot improvement project,
the "Tennis Court Property" must be declared surplus to the uses and needs of the City
of Yakima. Pursuant to RCW 39.33.020, if the estimated value of the subject property
is greater than $50,.000, a public hearing must be scheduled and conducted. The
purpose of this memorandum is to provide that estimate of value and to memorialize
the methodology supporting the estimate.
Estimated Value: $.49,380.00
Methodology: • The methodology supporting the estimate draws from assessed
valuations of comparable tennis court improvements within the City of Yakima, together
Memorandum to Honorable Mayor and Members of the City Council
June 15, 2011
Page 2
with application of procedures used by the City of Yakima to estimate value of streets
and rights of way to be vacated.
A. Description of Property. The subject property ("Tennis Court Property"),
as described above, consists of a one acre parcel within a larger "parent parcel"
(Yakima County Assessor's Parcel No. 181329-34009). The parent parcel is one
of the lots that make up West Valley Park. This parent parcel is 8.30 acres in
size, with a 2011 assessed valuation of $124,500 (land) and $33,900
(improvement).'
The parent parcel is zoned R-1 low density residential under the City of Yakima's
Urban Area Zoning Ordinance. It is bounded on the south by the facilities and
buildings of the West Valley Middle School; to the north by a single-family
residential area (West Viola Avenue); to the east by residential units and
undeveloped residential .property; to the west by other parcels comprising West
Valley Park. Wide Hollow Creek flows through the northerly half of the parent
parcel.
The Tennis Court Property, as shown by the attached maps and Assessor's
information, is situated along the southerly portion of the parent parcel. The
parking lot serving the area lies immediately north and east of the Tennis Court
Property. The parking lot is currently unpaved, and is surfaced with gravel.
West Valley Park was conveyed by Yakima County to the City of Yakima in June
2008. Each of the Deeds for the parcels comprising West Valley Park include
covenants that "the Property shall continue to remain in perpetuity for park or
recreation purposes unless other equivalent lands or facilities within the County
or the City are received in exchange therefore and the replacement lands or
facilities are used in perpetuity for park or recreation purposes." These
covenants would remain with the property to be conveyed to West Valley School
District. ' ` (The City of Yakima has received written documentation and
confirmation from the State of Washington Recreation and Conservation Office
and Yakima. County that the proposed use of the Tennis Court Property is
consistent with park and recreation purposes.)
Thus, even though the parent parcel is zoned R-1 low density residential, the
covenants and restrictions burdening the propertylimit the use to park and/or
recreation purposes. The property is not subject to development to low density
residential use.
' The 2010 assessed values were $132,450 (land) and $35,300 (improvements). For purposes of this
analysis, it is assumed that the "improvement" is the tennis court facility.
•
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•
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Memorandum to Honorable Mayor and Members of the City Council
June 15, 2011
Page 3
B. Methodology for Estimate of Value. Because of the restrictions placed upon
the subject property, a standard appraisal using "highest and best use" is
inapposite.2 Therefore, a more accurate approach is to compare market values
of land and improvements currently developed as tennis court facilities.
The Yakima Tennis Club has developed a parcel just east of North 40th Avenue
(Yakima County Assessor's Parcel No. 181322-12011). The property has been
improved to include four (4) tennis courts. This property is also zoned R-1 low
density residential and consists of 2.14 acres. The 2011 assessed value of the
four tennis court improvement is $51,300.00. (The 2011 assessed land value is
$140,400.00.)
Because an independent. land value has been assessed for the West Valley
Park property, the assessed land value of the Yakima Tennis Club property is
not relevant. However, the value of the Yakima Tennis Club Improvements (four
tennis courts) gives an approximate value of the value of the tennis courts at
West Valley Park. Thus, the assessed value of two (2) Yakima Tennis Club
tennis courts (occupying approximately one acre) would be $25,650.00.
The assessed land value of the 8.30 acre parent parcel at West Valley Park is
$124,500.00. Consequently the relative value of one acre is approximately $15,
500.00.
Combining the comparable value of two tennis courts ($25,650) plus the
comparable value of one acre of the West Valley Park parcel ($15,500) gives a
total value of $41,150.00.
For purposes of estimating the value of public rights of way in the street vacation
process, the City typically determines assessed value plus twenty percent (20%).
Applying this methodology, 120% of $41,150 equals $49,380.00.
2 Under typical analysis, the highest and best use of the subject property would be single-family residential
development. A study of comparable land values supporting development of single-family residential
homes would be. used to find an appraised value of the property. However, the covenants barring such
use negate this approach.
3 Adding the one acre assessed value of $15,500 to the $33,900 assessed value of the "improvement" on
the parent parcel equals $49,400.00. If the 120% factoris applied to the assessed valuation of the one
acre parcel, without factoring in the assessed market value for the two Yakima Tennis Club courts, the
amount is $59,280.00 (i.e., $15,500 land value, plus $33,900 improvement, times 1.20 equals
$59,280.00).
Memorandum to Honorable Mayor and Members of the City Council
June 15, 2011
Page 4
C. Conclusion. The applicable statute governing declaration of surplus
property provides:
RCW 39.33.020
Disposal of surplus property -- Hearing -- Notice.
Before disposing of surplus property with an estimated value of more than
fifty thousand dollars, the state or a political subdivision shall hold a public
hearing in the county where the property or the greatest portion thereof is
located. At least ten days but not more than twenty-five days prior to the
hearing, there shall be published a public notice of reasonable size in display
advertising form, setting forth the date, time, and place of the hearing at least
once in a newspaper of general circulation in the area where the property is
located. A news release pertaining to the hearing shall be disseminated
among printed and electronic media in the area where the property is located.
If real property is involved, the public notice and news release shall identify
the property using a description which can easily be understood by the public.
If the surplus is real property, the public notice and news release shall also
describe the proposed use of the lands involved. If there is a failure to
substantially comply with the procedures set forth in this section, then the
sale, transfer, exchange, lease, or other disposal shall be subject to being
declared invalid by a court. Any such suit must be brought within one year
from the date of the disposal agreement.
Because the estimated value is very close to the $50,000 threshold, it has been our
recommendation that the public hearing procedures of RCW 39.33.020 should be
followed. Indeed, strict application of the "street vacation" model for valuation gives an
estimated value of $59,280.00. However, the "street vacation methodology," while
providing a good conservative general approach, is essentially a "rule of thumb"
analysis — and subject torefinement using available comparable data.
City of Yakima
ATiemsros Release
Subject: West Valley Park Public Hearing
Contact: Senior Assistant City Attorney Mark Kunkler — 575-6030
Community Relations Manager Randy Beehler — 901-1142
Release Date: Monday, June 13th, 2011
Hearing On Potential Transfer of a Portion. of WV Park Next Tuesday
The Yakima. City Council will conduct a public hearing at 7:00 p.m. on June 21, 2011, at
Yakima City Hall Council Chambers, 129 N. 2nd Street, to consider public comment on
the declaration of 'a one -acre parcel currently within West Valley Community Park, as
surplus property.
The one -acre parcel is adjacent to the West Valley Middle School, and is generally
located northwest of the intersection of South 75th Avenue and West Mead Avenue.
The parcel currently holds two tennis courts.
West Valley School District proposes to acquire the parcel and replace the tennis courts
with facilities to be used for concessions, restrooms, and storage. The estimated value
of the parcel is $49,380.
In exchange for the parcel, West Valley School District proposes to pave the park
parking lot located northerly and adjacent to the parcel at an estimated cost of between
$80,000 and $90,000.
If the property is declared surplus following the public hearing, West Valley School
District and the City of Yakima will process appropriate environmental review under the
State Environmental Policy Act, and will develop an agreement for the transfer of the
one -acre parcel and paving improvements for the parking lot.
Approval of the agreement would be considered by the City Council at a future council
meeting:
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