Agenda Item #
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FileNo. O~7,Q~~~oQ
Mammoth Lakes Town Council
Agenda Action Sheet
Council Meeting Date: April 1, 2015
Date Prepared: March 25, 2015
Prepared by: Daniel C. Holler, Town Manager
Stuart Brown, Recreation Manager
Grady Dutton, Public Works Director
Title:
Multi-Use Facility Location Options
Agenda:
Policy
Recommended Motion: Provide direction on the preferred location for the relocation of the
current Multi-Use Facility, with staff recommending Mammoth Creek Park West
Background Information: The Town has been engaged in finding a permanent location for the
Multi-Use Facility (Facility) with a focus on the operation of an ice rink since 1998. A
permanent home and roof over the Mammoth Ice Rink is highly anticipated by our skating and
sporting community. The current facility is operated on leased property from the School District
(District) and the Mono County Office of Education (MCOE). Town staff recently engaged in a
discussion with representatives from the District and the MCOE to move forward to complete the
Facility as proposed at the current location, with the addition of a roof This effort resulted in a
comprehensive review of the current lease, the type of project proposed, the long-term future use
of the current site, potential impacts and alternatives and the long term viability and
sustainability of the Facility.
The culmination of the productive discussions with the District and MCOE determined that the
continued investment in a Town recreation facility located in the middle of District property has
a number of significant draw backs and long-term challenges for both parties and that the best
strategy was to look for an alternative location for an improved Facility to serve the needs of the
Town for the long-term. Using established ‘sideboards” staff conducted a review of potential
alternate sites for the Facility and determined that Mammoth Creek Park West provides the better
option for the location of the Multi-use Facility. The site is consistent with previous planning
work for the area and the General Plan.
The Town has set aside approximately $825,000 for the initial roof project including the
Measure R capital reserve of $300,000. The relocation will have additional costs. Based on the
cost of the original facility, relocation expenditures may range from $400,000 to $600,000. The
additional costs are anticipated to be funded primarily through an internal loan structure, with
repayment to be made by funds currently used for lease payments and some limited one-time
revenues. If approved, a more refined budget and funding options will be developed.
Funds Available: Various sources
Reviewed by:
Public Works
Recreation Manager
MAMMOTH LAKES TOWN COUNCIL
STAFF REPORT
To:
Town Council
From: Daniel C. Holler, Town Manager
Grady Dutton, Public Works Director
Stuart Brown, Recreation Manager
RE:
Multi-Use Facility (Ice & Roller Rink) Location Options
RECOMMENDATION
Provide direction on the preferred location for the relocation of the current Multi-Use Facility,
with staff recommending Mammoth Creek Park West.
BACKGROUND
The Town has been engaged in fmding a permanent location for the Multi-Use Facility (Facility)
with a focus on the operation of an ice rink since 1998. A permanent home and roof over the
Mammoth Ice Rink has been highly anticipated by our skating and sporting community.
From 1999-2004 the Town operated a seasonal ice rink at the Mammoth RV Park that was well
attended but escalating costs that included annual lease payments along with annual set-up and
tear-down costs compelled the Town to source another location for the Facility. In 2007 the
Town entered into a long-term agreement with the Mammoth Unified School District (MIJSD)
and the Mono County Office of Education (MCOE) on two acres of land adjacent to the District
offices to construct and operate a Multi-Use Facility. A year-round facility gained momentum in
2007 when the Town was awarded State Park Grants in the amount of approx. $754,000 to
construct a permanent Facility. Town Council awarded funds to construct a regulation hockeysized ice rink that included a steel roof and concrete slab, however, as a result of escalating costs
and financial concerns (recession) the Town delayed the steel roof and concrete slab as phase
two projects. From 2007-2010 the Town operated the ice rink on a temporary basis on leased
District property with no concrete slab that averaged 6,373 skaters per winter. In 2011,
compliments of Measure R funds, the Town installed a permanent ice rink slab and from 2012
have been operating the Facility year-round as an ice rink in winter and the Mammoth RecZone
(inline/roller skating, skate ramps, volleyball, etc.) in summer. Visitation at the ice rink peaked at
11,209 in 201 1/12 and has averaged approximately 7,000 per year during the four year period.
The current facility is operated on leased property from the School District (District) and the
Mono County Office of Education (MCOE). More recently staff and the community engaged in
a discussion to move forward to complete the Facility as proposed at the current location. This
effort resulted in the review of the current lease, the type of project proposed and the long term
viability and sustainability of the Facility. The work program included meetings with the District
and MCOE on the project and the long-term future use of the current site, potential impacts and
site alternatives.
All the parties agree that the Facility provides value and tremendous benefit to our community.
The Facility also achieves the general plan goal (P.4.B) of “providing an affordable and wide
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range of year-round recreational opportunities to foster a healthy community for residents and
visitors.”
Visitation at the Facility increases every year with enhanced and expanded programming and is
becoming more of a recognized community asset that has unrealized potential. Discussions on
the current location were initiated based on the status of the current lease and the expressed
desire to invest in a permanent roof structure.
The Town entered into the initial lease agreement with the District and the MCOE on May 14,
2007. The Lease agreement has been amended a couple of times. The amended lease included a
phasing schedule for work, including the completion of a permanent roof by October 31, 2018.
The initial lease term was for 20 years with the option for the parties to extend the agreement for
another 10 years. This time frame was required as a condition to a $500,000 State Parks Grant
awarded in 2007. The Agreement was subsequently amended as par to the Town’s filing for
bankruptcy and following mediation. A memorandum of understanding amended the term to 10
years by establishing two 5 year terms. The initial 5 year term extended from 2007 to June 30,
2012. The second term extends to June 30, 2017. Prior to the end of the second term the parties
agreed to meet regarding the lease and terms. The annual lease rate was set at $37,800 through
the term ending June 30, 2017. While not stated, it appears the intent was to renegotiate the lease
once the Town’s five year restructuring plan was complete.
With the recent discussions, the Town, District and MCOE have come to a unified conclusion
that the continued investment in a Town recreation facility located in the middle of District
property has a number of significant draw backs. These include but are not limited to the
following:
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Long-term commitment to a Multi-Use Facility managed by the Town in the middle of
District property may not be in the best interest of the District;
It is not in the interest of the Town to continue to invest in a limited term facility even for
20+!- years;
It would limit the planning efforts of the District and MCOE to most efficiently meet
future educational needs;
The enhanced use of the Facility creates some unintended conflicts with other facilities
(i.e. Library), which may grow in the future;
It is not seen as a cost effective means to provide the improved Facility either by lease or
purchase of the property;
The location has operational constraints; and
The site is constrained in size and location, thereby limiting the Town’s ability to develop
future complementary community amenities.
Based on a review of the options to continue with the Facility at the current location with
additional investment; the pros and cons of the site for each of the parties, and looking long-term
with the best interests of the community in mind, it was determined by all parties that the best
strategy was to look at an alternative location for an improved Facility. If needed this may
include a one year extension of the current lease, but would be subject to negotiations.
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ANALYSIS
The Town Council has expressed support for moving forward with securing a roof for the Ice
Rink and has identified approximately $825,000 for the project. The goal has been to work
towards having a roof in place for the 20 15/16 winter season. This commitment precipitated the
above discussion with the District and the MCOE. With the fmding that the current site is not the
ideal location for the improved facility, staff has reviewed various options to move the project
forward. The analysis was directed by the following:
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Ability to not lose more than one winter season without a roof (i.e. timely);
Reduce costs by locating the Facility on Town-owned property (i.e. no land acquisition
costs);
Limit costs for support infrastructure (i.e. restrooms, parking);
Limit site work; (i.e. cost and environmental impact)
Long-term and current complementary uses (i.e. integrated planning)
Achieve goals of improved facility with “Roof’ element (i.e. improved amenity); and
Consistent with previous community planning efforts.
Using the above “sideboards” staff conducted a review of potential alternate sites for the Facility.
Sites included the review of current Town property including; Community Center Park; Bell
Shaped Parcel; Mammoth Creek Park East and West; Shady Rest Park and the Whitmore
Recreation Area. Due to the cost and time of acquiring property, other private or other agency
properties were not included. During the past month staff has analyzed the opportunities and
constraints of each site and without walking through each site’s analysis, the preferred location
was Mammoth Creek Park.
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Manunoth Creek Park
The East side is the larger of the two Mammoth Creek parcels (approx. 9 acres), but either site
can accommodate a similar sized Facility as currently operated. Both locations have the potential
for complementary uses with added indoor and outdoor recreation elements. The sites connect to
the Town’s trail system, with the benefit of existing transit connectivity. The site transitions from
the commercial edge of Town to a naturally bound recreational amenity with Mammoth Creek
and access to Forest Service land. The concept of expanded recreational and arts and cultural
venues has been noted in a number of planning documents for both sites.
Mammoth Creek Park East
The East side can accommodate the Facility. There will be added expenses up front for creating
the minimum amount of paved parking, which may be expanded in the future. Paved parking is a
necessity for access along with snow removal operations for winter use of the Facility. The East
side would have additional costs for restrooms. The East side is considered to have less direct
impact on any residential areas. This East side is under a USFS user permit. Prior to installing
the permanent infrastructure the site would need to be acquired, which would add both time and
the cost of purchase, which likely may be done under the federal “Townsite” act. The purchase
time would be 24+ months and include additional environmental work under NEPA as well as
the CEQA work specific to the project.
Mammoth Creek Park West
The West side of the park encompasses 4.97 acres, is owned by the Town and provides the better
location option based on the criteria used to complete the site review. The West side provides
current paved parking, which may be expanded in the future. The West side has existing
supporting amenities including a children’s’ play area, lawn and public restrooms. The site and
the proposed Facility are also consistent with previous planning work for the area. The General
Plan notes Mammoth Creek Park should be planned to include amenities such as:
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Appropriate active recreation;
Family recreation;
A place to hold special events;
Access to Mammoth Creek; and
Concessions and facilities including parking and restrooms.
This vision for Mammoth Creek Park was further refmed in the Parks and Recreation Master
Plan, and RecStrats I & II. The vision for the park in whole was reviewed as part of the
Neighborhood District Planning: Concepts & Strategies (2011). The Plan notes that the Park
should include “flexible recreation and community event space.” The site also provides a strong
“bookend” to South Old Mammoth Road and the Snowcreek Districts. The East side is identified
for larger event uses with connection to the historical Hayden Cabin noted. The West side is
noted for smaller community venues and flexible recreation space
Locating the proposed Multi-Use Facility in Mammoth Creek Park West achieves a number of
the stated planning and amenity goals. It provides a flexible recreation space through the covered
ice rink, roller rink and related community programing. The site also has the potential to serve as
a smaller event venue utilizing the covered concrete space, lights, concessions, restrooms, and
adjoining lawn area. Current and future complementary uses would continue to characterize Park
primary uses. The design is for a community centric facility that supports smaller local and
regional events, such as POPs in the Park, children play area(s), with ice skating, hockey and
similar summer recreational and cultural programming offered year-round at the current MultiUse Facility.
RECOMMENDATION
The recommendation is to relocate the current Multi-Use Facility to Mammoth Creek Park West.
The relocation would include the current buildings, fencing, boards, piping (not under the slab)
and miscellaneous support infrastructure (concession/rental building and change room). As
stated in the current agreement, the Town will work with the District to rehabilitate the site as
necessary. The proposed project is to replace the current facility with limited expansion of the
improved area designed with a permanent roof structure. The current facility would be left in
place for use next winter, with the relocation to be completed shortly thereafter. The site design
would incorporate a future expanded parking area to allow for other park improvements. If
approved to move forward, staff will develop a detailed work program, timeline and budget for
Town Council consideration at a future meeting.
STAFFING CONSIDERATIONS
The relocation will need to be incorporated into the overall Public Works Program. This includes
preparing plans and specifications and bidding out the project. The construction will be
coordinated with the timing needed to relocate the buildings, fencing etc. Staffmg for operations
will be similar to the current Recreation Department operational budget.
FINANCIAL CONSIDERATIONS
The Town has set aside approximately $825,000 for the initial roof project that includes the
Measure R capital reserve of $300,000. The relocation will have additional costs. Based on the
cost of the original facility, relocation expenditures may range from $400,000 to $600,000. The
additional costs are anticipated to be funded primarily through an internal loan structure, with
repayment to be made by funds currently used for lease payments. If approved, a more refined
budget and funding option will be developed.
ENVIRONMENTAL CONSIDERATIONS
The site will require appropriate CEQA documentation. Following the development of the
project scope an initial study will be completed to determine the level of CEQA required. This
determination will be used to finalize the implementation time line.