Supplemental Report City Of Redmond Recreation Buildings

Supplemental ReportCity Of Redmond

Recreation Buildings Master PlanCombined Recreation, Aquatics and

Senior Center Building Concept

NAC Project Number: 111-13038November 18, 2014

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Combined Recreation, Aquatics and Senior Center Building Concept

In March of 2014, the Recreation Buildings Master Plan draft Final Report was completed. Following preliminary review of that report, it was suggested that the location of Redmond’s existing Senior Center be evaluated as an alternative site for the proposed recreation center. This Supplemental Report is a summary of a combined recreation, aquatics and senior center building concept located along the Sammamish River at the current site of the existing Senior Center.

Estimated Site Acquisition Cost: $0 Estimated Capital Cost: $68-70 millionEstimated Annual Cost Recovery Change from Current: $205,000-290,000 deficit or $ 90,000 deficit- 95,000 if the ORSCC is no longer used for recreation (see Preliminary Operations Assessment)

DESCRIPTION:

+ Located north of the City Hall on the Civic Campus at the current location of the existing Senior Center

+ The existing Senior Center would be demolished and replaced as part of this project

+ Program includes aquatics, gymnasium, weights and fitness spaces, running/walking track, classrooms and a replacement of the existing Senior Center, including a multipurpose room with a stage platform

+ The Teen Center is addressed independently and not included as part of this option

+ Redmond pool is closed and/or demolished or offered to Wave or others for complete operation and maintenance (City offers no subsidy) or structure is converted to other uses

+ ORSCC remains open with minimal reinvestment for capital improvements, could serve cultural arts or other non-profits

+ A new parking structure would be constructed on “Art Hill” on the Civic Campus

+ The existing parking structure will have priority use by the customers of the new building and the new parking structure will be used by city employees

+ Most existing surface parking stalls near the Senior Center will remain and will have priority use by Senior Center patrons

+ Accessible parking will be provided as required within the existing surface parking area directly to the east of the new facility

+ Vehicular access to the new center will utilize the existing on-campus roadway to the Senior Center

+ Vehicular access to the new parking structure and modified access to the existing parking structure will also utilize the existing on-campus roadway

+ Circular drop-off east of the existing Senior Center remains and will be utilized

+ Proximity to the Sammamish River offers many opportunities- compliance with related regulatory requirements including setbacks, floodplain issues and fire department access must be confirmed

City of Redmond Recreation Buildings Master Plan | Supplemental Report | November 5, 2014 | NAC|Architecture

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CONCEPT DESIGN ELEMENTS:

+ Strong entry presence from the existing roadway south of the existing parking structure on the Civic Campus

+ Interior entry space creates avenue through the building spilling out to the Sammamish River Trail and the river bank beyond

+ Senior Center has separate entry and individual identity

+ Aquatic component is visible from central green space on the Civic Campus

+ Access to the river from the central green space is preserved; visibility to the river is reduced

+ Outdoor patio space adjacent to the aquatic component and the multipurpose space relate to the river and the Sammamish River Trail.

+ Elevated track and waterslides may be visible from NE 85th, just a hint of exposure for the new facility

+ Interior spaces are organized in 3 zones: the recreation/fitness zone, the arts/education zone and the senior zone

+ Interior spaces are visually connected, creating an active stimulating environment with dynamic three-dimensional volumes

+ The elevated running track is a unifying design component, linking spaces within the center and will become a unique identity element for Redmond

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OPPORTUNITIES:

+ All existing recreation building functions (except the Teen Center) would be located in a single building allowing for shared spaces and operational efficiency

+ Users can take advantage of multiple program opportunities within the same facility

+ The new community recreation center is located adjacent to the Sammamish River with connections, views and opportunities for combining indoor and outdoor recreation and activities

+ Parking structure is located discreetly at the northeast corner of the Civic Campus

+ Meets the City’s goals for recreation facilities master planning

CHALLENGES:

+ Addressing technical challenges and regulatory compliance related to the proximity to the river including shoreline buffers and floodplain issues

+ Addressing technical challenges and regulatory compliance related to wellhead protection and the critical aquifer recharge area including dewatering (temporary dewatering may be required during construction and infrequent, short-term temporary dewatering may be required during the operation of the facility when emptying the pools for maintenance)

+ Addressing Senior programs during construction of the project

+ Overcoming lack of visibility for the new center

TEEN CENTER:

The Teen Center is addressed independently and not included as part of this option.

PARKING ANALYSIS:

The previous parking analysis was utilized to determine the parking count required for this option. 315 spaces are included for the recreation center spaces; the same count required for the previous version. It is assumed that parking required for the Senior Center would remain unchanged as this project is essentially a replacement for the existing Senior Center. This assumption will need to be confirmed. Only 12 existing spaces are expected to be displaced as the result of the project, and these would be replaced. There is some additional square footage in this option, so 13 additional spaces are included. Because peak parking demand for the new center does not coincide with peak demand for other facilities on the Civic Campus it was assumed that some shared parking would be possible. As in the previous version, it was assumed that 70 spaces would be shared. Also similar to the previous option, it was assumed that the parking capacity of the existing surface parking lot on “Art Hill” used for park-and-ride would not be replaced. The parking calculation is as follows:

315 Recreation Center + 12 Replacement of Displaced Stalls + 13 Additional Stalls Added - 70 Shared Spaces 270 Total New Spaces Required


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SUPPORTING DOCUMENTS:

The primary purpose of the supporting documents is to test the viability of the alternative site location and illustrate the possibilities for a new facility in the current location of the existing Senior Center. All documents are conceptual only and some modifications to each of the documents are probable in the future. Further analysis and additional input from City representatives that would occur as part of a typical design process may suggest changes to the program of building spaces, the plan diagrams and the concept renderings, for example. Compliance with shoreline buffers may or may not cause the building to shift within the general site area and require reconfiguration of the floor plan diagrams. Impacts to the budget may result due to modifications; however allowances and contingencies are included in the budget to accommodate some level of future required change. Supporting documents are as follows:

+ Site Plan Diagram

+ Floor Plan Diagrams

+ Concept Renderings

+ Program of Building Spaces

+ Project Budget

+ Preliminary Operations Assessment

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PROGRAM OF BUILDING SPACESCombined Recreation, Aquatics and Senior CenterCity of RedmondRecreation Buildings Master Plan

November 5, 2014 115,557 SF

111-13038-A206a

Space Quantity SF Total Notes

Recreation/Fitness ZoneEntry Lobby 1 800 800Reception/Check-in/Control 1 480 480Offices 1 1,200 1,200Pool Staff Offices/Lockers 1 350 350Staff Room 1 180 180Restrooms 4 250 1,000Indoor Play Area 1 600 600

Men's & Women's Locker Rooms 2 1,500 3,000Family Changing Rooms 8 100 800

Recreation/Wellness Pool 1 11,500 11,500 6000 SF pool areaViewing Area 1 400 400Party/Rental Rooms 3 400 1,200Lap Pool 1 10,000 10,000 8 lane x 25 yd pool Spectator Seating 1 2,000 2,000 seating for 250Pool Accessories Storage 2 150 300 1 in each natatorium

Elevated Running/Walking Track 1 10,800 10,800 includes some stretching space, 943' long, 5.6 laps/miGymnasium 1 11,500 11,500 50' x 84' main court and 2- 50' x 84' cross courtsGym Storage 1 300 300Weights/Fitness area 1 4,800 4,800 weights and cardio equipmentWellness/Fitness Testing Room 1 150 150 foot care, health guidance, fitness testing/adjacent to

fitness spaceExercise/Aerobics/Dance Studio 1 1,800 1,8002nd Fitness Studio 1 1,000 1,000Fitness Storage 2 150 300

SUBTOTAL- Rec Zone 64,460

Arts/Education ZoneClassrooms 3 900 2,700Classroom/Dry Crafts 1 900 900 incl storage cabinetsClassroom/Wet Crafts 1 900 900 incl storage cabinets, sinks, flooring for wet activitiesClay Studio 1 1,250 1,250 incl storage cabinets, sinks, flooring for wet activitiesKiln Room 1 150 150 adequate exhaustConference Room 1 600 600Restrooms 2 250 500

Multipurpose/Performance 1 2,400 2,400 adjacent exterior garden/plaza space Table/Chair Storage 1 250 250 portable coat racksStage 1 1,200 1,200Stage access ramp/lift/stairs 1 180 180Dressing Room/Green Room 1 600 600Backstage Storage 1 450 450Restrooms 2 400 800

Commercial Kitchen 1 1,100 1,100 incl pantry, walk-in cooler, restroomDining Room 1 1,300 1,300 400 SF larger than existStorage 1 100 100

SUBTOTAL- Art/Ed Zone 15,380

Senior ZoneEntry Lobby/Lounge w/ fireplace 1 1,200 1,200 separate entranceReception/Check-in/Control 1 200 200Staff Offices 4 120 480Volunteer Office 1 110 110Workroom 1 150 150Restrooms 2 250 500

Café/Coffee Bar 1 800 800 adjacent to loungeCraft Gallery 1 400 400 gallery space within lounge or circulationActive Game/Entertainment Room 1 900 900Multipurpose/Game Room 1 900 900 300 SF larger than existingLibrary/Computer lab 1 700 700 computers within library space, but not a separate

room(computer lab goes away with new technology)

SUBTOTAL- Senior Zone 6,340

Support SpacesStorage 3 200 600 generalLaundry 1 100 100Custodial 2 125 250Mech/Pool Mech/Elec/Telecomm Rooms 1 3,200 3,200 not including rooftop mech spaceStaging/Storage/Loading Dock 1 500 500 shared with buildingOutside access restrooms 2 80 160 outdoor citywide special events

SUBTOTAL- Support 4,810

SUBTOTAL 90,990

Circulation/Walls/Chases 1 24,567 24,567 assume 27% non-programmed space

TOTAL SF 115,557

November 18, 2014


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SUBTOTAL- Art/Ed Zone 15,380

Senior ZoneEntry Lobby/Lounge w/ fireplace 1 1,200 1,200 separate entranceReception/Check-in/Control 1 200 200Staff Offices 4 120 480Volunteer Office 1 110 110Workroom 1 150 150Restrooms 2 250 500

Café/Coffee Bar 1 800 800 adjacent to loungeCraft Gallery 1 400 400 gallery space within lounge or circulationActive Game/Entertainment Room 1 900 900Multipurpose/Game Room 1 900 900 300 SF larger than existingLibrary/Computer lab 1 700 700 computers within library space, but not a separate

room(computer lab goes away with new technology)

SUBTOTAL- Senior Zone 6,340

Support SpacesStorage 3 200 600 generalLaundry 1 100 100Custodial 2 125 250Mech/Pool Mech/Elec/Telecomm Rooms 1 3,200 3,200 not including rooftop mech spaceStaging/Storage/Loading Dock 1 500 500 shared with buildingOutside access restrooms 2 80 160 outdoor citywide special events

SUBTOTAL- Support 4,810

SUBTOTAL 90,990

Circulation/Walls/Chases 1 24,567 24,567 assume 27% non-programmed space

TOTAL SF 115,557

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PROJECT BUDGETCombined Recreation, aquatics and Senior Center Building ConceptCity of RedmondRecreation Buildings Master Plan

RECOMMENDED OPTION Quantity Unit Cost Cost

Site AcquisitionAssumed land purchase cost 0 0 0 land is City property

Site DevelopmentStructured parking 270 17,000 4,590,000 cost/stall (joint use 70 stalls)

Site development premium 1 50,000 50,000 art hill unsuitable soil

Site mitigation 1 300,000 300,000 allowance for river proximity

Construction CostNew construction 115,600 310 35,836,000Competition pool 4,500 220 990,000Recreation pool 6,000 330 1,980,000 38,806,000

336Redmond Pool renovation 0 275 0Redmond Pool expansion 0 320 0Recreation pool 0 330 0

Senior Center demolition 22,000 10 220,000Senior Center expansion 0 310 0 included above

Teen Center renovation 220 0Teen Center expansion 0 310 0 Teen Ctr addressed separately

ORSCC renovation 0 280 0ORSCC expansion 0 320 0Interface with existing building 0 0 0

Multiuse development 0 300 0

Subtotal 43,966,000

Other CostsContingency 1 8% 3,517,280Escalation 1 9% 4,273,495Soft costs 1 34% 17,597,304

TOTAL 69,354,079

November 5, 2014November 18, 2014


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Preliminary Operations Assessment

Combined Recreation, Aquatics and Senior Center Building Concept

The operations assessment for the development of a new community recreation center is based on the following assumptions:

+ This is a very preliminary operations assessment based on a basic program for the facility. It is expected that a much more exact and detailed operations plan will be developed once the project moves forward to the full design.

+ This operations assessment should primarily be utilized to determine relative differences in financial performance between different project options.

+ Most operations and business services will be handled in-house by the facility.

+ The possible financial participation of any partners in the project has not been shown.

+ The estimates are in addition to existing budgets.

+ Revenues are based on a market driven rate structure for the use of the new facility.

+ The process of determining the operations assessment numbers involved the review of the existing operational budgets for the Redmond Pool, ORSCC, and Senior Center; then calculating the impact of possible closure of these facilities on the new operations budget. This was then overlaid with a more specific operations assessment for the proposed new Community Recreation Center itself. This included projections for new costs (including staff), a proposed fee structure for the facility and a calculation of expected revenues based on the market in the greater Redmond area.

Facility – Construct a new community recreation center/senior center on the site of the existing Senior Center.

ASSUMPTIONS:

+ The new community recreation center will be approximately 115,600 SF and will include fitness, aquatics, gym, track, senior zone, and an arts/education zone.

+ The Senior Center is absorbed into the new facility. The existing Senior Center staff and operations budget is transferred to the new facility.

+ The Teen Center will not be part of the project and will continue to operate at another location.

+ Redmond pool is closed.

+ The ORSCC continues to be utilized for some recreation and other purposes not yet determined. Its operational budget will remain mostly intact.

+ There will be a cost savings from no longer using the Redmond Pool. Most of the existing programs that are provided by Wave Aquatics will be offered at the new community recreation center.

+ The aquatics area in the new community recreation center will be operated by the City.

Ballard*King & Associates

Redmond pool is closed. The ORSCC continues to be utilized for some recreation and other purposes not yet determined. Its operational budget will remain mostly intact. There will be a cost savings from no longer using the Redmond Pool. Most of the existing programs that are provided by Wave Aquatics will be offered at the new community recreation center. The aquatics area in the new community recreation center will be operated by the City.

New Expenses/Revenues (Net Changes) Budget Estimates Low High Projected Expenses $2,790,000 $2,905,000 Projected Revenues

$2,500,000 $2,700,000

Difference ($290,000) ($205,000) Summary: Long term operational costs will rise overall with a new community recreation center (estimated total new operational costs for the new center are estimated to be between $3.1 million and $3.3 million). There will be a cost savings from the closure of the Redmond Pool ($10,000-$20,000) and a reduction in the operations budget at the ORSCC ($150,000-$200,000) as a result of some recreation programming and administration moving to the new center. The Senior Center budget and operation will transfer to the new community recreation center (on top of the $3.1-$3.3 million budget noted above) but there will be a cost savings with a new (smaller senior area) facility ($50,000-$75,000). Revenues will be substantially higher as the result of a more active focused facility that will command daily use and annual pass revenue in addition to increased program revenue (estimated total operational revenue for the new center is estimated to be between $2.5 million and $2.7 million). Option 1- ORSCC is no longer utilized by the City for recreation If the ORSCC is no longer utilized by the City for recreation, then the existing staff and budget could be applied to the new Community Recreation Center. This could result in an additional $200,000 to $300,000 a year in over-all cost savings. New Expenses/Revenues (Net Changes) Budget Estimates Low High Projected Expenses $2,590,000 $2,605,000 Projected $2,500,000 $2,700,000

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$2,500,000 $2,700,000


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NEW EXPENSES/REVENUES (NET CHANGES):

SUMMARY:

Long term operational costs will increase overall with a new community recreation center (estimated total new operational costs for the new center are estimated to be between $3.0 million and $3.2 million). There will be a cost savings from the closure of the Redmond Pool ($10,000-$20,000) and a reduction in the operations budget at the ORSCC ($150,000-$200,000) as a result of some recreation programming and administration moving to the new center. The Senior Center budget and operation will transfer to the new community recreation center (on top of the $3.0-$3.2 million budget noted above) but there will be a cost savings with a new (smaller senior area) facility ($50,000-$75,000). Revenues will be substantially higher as the result of a more active focused facility that will command daily use and annual pass revenue in addition to increased program revenue (estimated total operational revenue for the new center is estimated to be between $2.5 million and $2.7 million).

OPTION 1 - ORSCC IS NO LONGER UTILIZED BY THE CITY FOR RECREATION:

If the ORSCC is no longer utilized by the City for recreation, then the existing staff and budget could be applied to the new Community Recreation Center. This could result in an additional $200,000 to $300,000 a year in over-all cost savings.

NEW EXPENSES/REVENUES (NET CHANGES):




$2,500,000 $2,700,000


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Revenues Difference ($90,000) $95,000 Note: With the integration of the ORSCC budget into the new Community Recreation Center budget, the new cost/revenue scenario for the facility is nearly on a break-even basis but it must be remembered that the ORSCC is operating with a substantial operational loss and this would be carried over to the new center.

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Note: With the integration of the ORSCC budget into the new Community Recreation Center budget, the new cost/revenue scenario for the facility is nearly on a break-even basis but it must be remembered that the ORSCC is operating with an operational loss and this would be carried over to the new center.




$2,500,000 $2,700,000


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Documents

Supplemental Report City Of Redmond Recreation Buildings