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HomeMy WebLinkAbout06/21/2011 08 West Valley Community Park Surplus Parcel Disposition to West Valley School District • BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT g Item No. 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 41) 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 completed and: 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): Phone: Funding Source APPROVED FOR SUBMITTAL: v�` — ' - -:- , - City Manager STAFF RECOMMENDATION:. Adopt the Resolution. • BOARD /COMMISSION RECOMMENDATION: COUNCIL ACTION: RESOLUTION NO. R- 2011 - •_ 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 80 Avenue, southerly of Wide Hollow Creek, westerly of South 75 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 75 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 0 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 III ,..o. 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 21 day of June, 2011. Micah Cawley, Mayor . ATTEST: . City Clerk • Yakima County GIS Page 1 of 1 • YakimaCounty_GIS - . Washington Yakimacounrynesessor ALLEY '.t'r�, '. " ,, - ;,,v, a'3a .10 - ; ; SF r -- F. 4_N;.,, , ,: :N a ki me. C ounty G Iwi.L TITLE GUARANTEE G t; i .y t `' "� �',� -._ " I "" >: WWW.VTCaCO.GOM Lori tn1o. �.o 0_ .rtata ji i ;ilameicos 31 ,4 " k .. 1 t4 ron� r , ^.: , n,..,•. ,,, h..,>. , 14 (609) 249 4442 Assessor Planning Real Estate FAQ Help Legend Search Tools v , o s Overview by.. ° b " �„ w f ��� 1 t � e,- c i 1 Y P arcel Number � � v, r i yrae7 ustaYC54 �yrY° �aea@' _ •,,, _ t < k , ) . — _ I 2` 1� 1 II "fir T . ' �a. .P1 V W k n err rw ur wT . { f , r� u '' r y ��' , ' Yk r "' r1 •"" �w n .n�im T I �� �I � ��I la S :A ' }• �t t t ; r R r 1 ! .iCl »w ry nn,!°en • • c. +.....:_ t ( . �.:tiw + .. - ti i f v M F ' c • ur, f 1 • J T41 { rj � I 1 . \ ri , W !_ NI ' N,WfiL!!tJ! n I . A ---- t { v �� Rk r V '' ' fi ': o- .e "' _ � �"' � a`�l v + t o �� � jB�J, t ® • •4 00. 01.0 000 i !4 1,106:8 " (800x600) IrT, ` • © ® .r u,! ' d '',d' _'6 Yf4'tr "s:`'+t d r `�6^,. N • ���' i '� 1. . 9lgh Inter b ,' e d i • A. r � �.r.�.mme... °0 °N )m,_ _+c � , �; Valley Trtle Guarantee 31313 .,./.14301111 ,AN ' � s - fir ' �rP e 12ttlY'.6,�1,R4 ' ;� Title Insurance & . ` I ® MEM g ` Escrow Service i' t Yakima Count GIS ® - 21 ®� �l ' (509) i9CO.0 248 -44 42 { . La., ,, u kli (509) 42 + �'' ,;.,, E eatlQa(ft) Norlhing(ft)rti � I } y T� � �, � -� &� z - x d . r � �� Y • � II nn ; a, h 400Fe 'ry J r �-, + -- t ,t. r ' ` ..k C' • % k r , ei.,T, , Ma Re o . xa i tall�:�e ` cLM�.- �41�!�i.� :'dN)s . .a,n ✓. »4,44_ r! .s{^ .. PROPERTY PHOTOS: i PROPERTY INFORMATION AS OF 5/13/2011 3:03:02 AM . PRINTING 4,;: ' 4, i °+ �} ? ^ ` f ?y� i 4 y��,, Parcel Address: 75TH AVE SMOLA AVE W, ,WA , a ' 41 t ': Parcel Owner(s): CITY CITY OF YAKIMA Printer- ( '' { . ' z Parcel Number. 18132934009 Parcel Size: 8.3 Acre(s) Friendly Pagel 9 w . } . sr , ri:a'iF ? . ; t, h)sii Property Use: 76 Park Detailed ' l ' mrr z� ,: + s ; a TAX AND ASSESSMENT INFORMATION Report ' y '' ,N y.:- ° '4+ , ' Tax Code Area 586 Tax Year: 2011 p �' �a A , •, ., 4, Improvement Value: $33900' Land Value: $124500 �` r tt « ,,T ; i ' . CurrentUse Value: $0 CurrentUse Improvement: $0 . Prin Detailed ,r. r�, �"� „ s�r „:,a &?” i > :s ri ;' ' New onstn,c o MAP � �i:;"sa "�';'� *,? ��� „�9w. F.;;d;�'r�r� i Construction: $0 • Total Assessed Value: $158400 RESIDENTIAL INFORMATION . SECTION MAPS • Broo G arage Car- P ort Year Built Stories Main SqFt Upper SqFt Bsmt SqFt Bedrooms Caort S ection Map (fuIV /4, 1/2) (bsmUatt/bitin) tin =400ft No Residence Information Found. • SALE INFORMATION Qtr SECTION MAPS ' • Excise Sale Date (Sale Price • Grantor . Portion No Sales Information Found. NW Qtr NE -Qtr DISCLAIMER 1 " =200ft 1 " =200ft While the information is intended to be accurate, any manifest errors am unintentional and subject to correction. Please let us know SW Qtr SE -Qtr 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 1 " =200ft 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 0 FIRM Panel Number: 53077C1028D Download Map LOCATION INFORMATION +Latitude:46° 34' 52.001” l+ Longitude: -120° 36' 32.052 ". 'Range:18 Township:13 Section:29 ' Narrative Description: SE1 /4 SW1 /4 EX E 825.99 FT EX TH PT LY S OF FOL DESC LN: BEG S 89 ^38'30 "E 446.03 FT OF SW COR,TH N 01'54 "W 396.01 40 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:fil / /C: \Documents and Settings \dmoore \Local Settings \T... 6/15/2011 CITY OF YAKIMA • LEGAL DEPARTMENT 200 South T hird Street, Yakima, Washington 98901 (509)575.6Q30 Fax (509)5756160 MEMORANDUM May 13, 2011 TO: 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: $ • 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 property limit 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. 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. 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 40 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% factor is 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. 4 0 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 to refinement using available comparable data. • I J ib ` " " City of Yakima • Alieliillinig R eleame 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 13 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 75 Avenue and West Mead Avenue. The parcel currently holds two tennis courts. 0 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: -end- 410 AI City of Yakimarn L., tY et GIS Tools 4 1111 1 411 18132934009 �,,. t 1 it .. Sites Addr: 75TH AVE SNIOLA AVE W � ' i , _ Name: CITY OF YAKIMA •' 1 I . . i ` - . w 1. • y! ° .. ----1-• `` -• d r I ` - r 1 S ^ Zoning: R-1 In Floodplain? Yes .. • ° t . ' •- ' . _ - _.. - -- - -- - -=-- Future Land Use: LD HD f I CensuslD: 53077000900 t, � : I ��' r` - - - • . Value: $158,400 TCA: 586 ` t i • '. • • • Size: 8.3 Acre(s) • - 1 - • i 1 . lli • 7.11 BP II J I I:_ • t t ' w 'ii .... I '11.1' � r - i 7.2 , r t , . r — • —,, a . , • • I - _ 4. • III i i w A Ili ` _ � 4r IN MB -. j r I ? '� 4•.4 ' • Ilk& - - ! f - �,. 4,�., +'1 l.* - -- � i '' • ' .. .D.. - f ) 1- % . - -- .. .--, iv 0 ; iiiir :-..... • �. _ ,,1 T .fig .:1- J 1 _ t • i Al ww (I-- .. . , - -. 1r --__X �v 4 i _ oi..... iiri. C Copyright 2009 City of Yakima, Washington. All rights reserved OsWn tb ailed 'del . 111 ` • r • F — � t - - . an •16 ` "177 - � .: R 7• o.... M•om.11 Yaw, my s b pM aYq as inseam purposes •^M TM CW or Y•IWn• saunas no Ybi1Y b rry wm•, a Nebs. or Crested: Wednesday. 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