Future Home of the Peterborough Family YMCA. Report of the Joint City/YMCA Working Committee

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1 Future Home of the Peterborough Family YMCA Report of the Joint City/YMCA Working Committee May 2005

2 Committee Members On behalf of the City Ken Doherty Joyce Hawthorne Malcolm Hunt Resource: Brian Buchardt, Erik Hanson On behalf of the Y John Joyce Bill Lockington Bob Gallagher Resource: Ellis-Don, Design Builders and Tillmann Ruth Mocellin Architects

3 A Comprehensive Response Site Design Issues. Peterborough Day Care and Day Care in General. The Future of King Edward School. The Future of the Existing YMCA Site and Building. Municipal Contribution to the YMCA s Capital Campaign.

4 Meeting Schedule December 7, 2004 December 22, 2004 January 20, 2005 February 10, 2005 February 17, 2005 March 3, 2005 March 10, 2005 April 25, 2005 In addition, the Working Committee toured the existing YMCA on two occasions and the Wellness Centre.

5 Our Collective Observations and Expectations The YMCA is an integral partner in fulfilling the community s health, fitness and recreation needs. The YMCA is an important contributor to the central place function of the Downtown. The community interest is best served by retaining King Edward School.

6 Our Collective Observations and Expectations cont The existing YMCA site is a liability to the Y but a built heritage asset and potential culture and recreation asset for the community. Peterborough Day Care is a benchmark child care provider. There is a service-based rationale for examining the future of Peterborough Day Care due to the imminent relocation of the YMCA to the King Edward site.

7 Our Collective Observations and Expectations cont The City will contribute to the YMCA s capital campaign. The new building must be fully accessible, preferably all on 1-storey. A quasi-public use of the School would be complementary to the new YMCA. Vision 2010 anticipated and encouraged the new YMCA and Sport and Wellness Centre in order to replace aging facilities by 2010 and called for a 3 rd pool facility by 2010.

8 Early Actions to Facilitate Progress The YMCA agreed to retain architectural design assistance to explore site design options. The City agreed to cost-share in the site design phase. City agreed to share the business plan for Queen Alexandra as a potential model for King Edward. All agreed to tour the existing YMCA facility and the Wellness Centre.

9 Key Development Issues for the YMCA Target on-site parking supply for the YMCA is 250 (Wellness Centre has 200 dedicated spaces with an additional 140 available at Bowers Park.) The YMCA has no Y program use for the King Edward School building. The Y is prepared to consider managing the King Edward School building.

10 Site Context Attributes King Edward Park Soccer Field Parking Opportunity for King Edward Park Commercial Frontage

11 Site Attributes Residential Interface King Edward School Site Peterborough Day Care Mature Tree Line Residential Interface

12 Site Design Options 5 site designs were considered 2 were short listed. From the 2 best possibilities, a preferred option has emerged.

13 Preferred Site Design Option

14 Site Context Plan

15 Perspective View

16 Perspective View

17 Highlights of the Preferred Option The YMCA secures a full 1 storey building with 234 dedicated on-site parking spaces. King Edward School is a stand alone site with 45 dedicated parking spaces. The YMCA has indicated it is not interested in the school site, building or ownership of it and recommends the City proceed with a proposal call to find a use for it.

18 Highlights Cont For the reuse of King Edward School (fall 2005)and to support the active sport use of King Edward Park, the City needs to construct a 50 space parking lot in King Edward Park opposite Peterborough Day Care. (gravel lot to accommodate rink?) Approximate location of recommended Parking Lot

19 Satellite Parking Approximate location of recommended Parking Lot

20 Highlights Cont Peterborough Day Care is displaced from the existing location. This is first and foremost a service delivery issue. Options include: Relocation to a new site Consolidation with another City facility for improved efficiency Joint-venture with another provider Contracted service

21 Highlights Cont The YMCA construction will not prompt the displacement of Peterborough Day Care until very late in the construction program giving time to resolve the future of the Day Care centre. The City needs to anticipate the potential relocation cost in the next budget year.

22 The Existing YMCA Site

23 The Existing YMCA Site and 1976

24 The Existing YMCA Site The old buildings can operate fully independent of the new additions. The new additions have separate mechanical and HVAC systems. There are limited openings between additions.

25 The Existing YMCA Site

26 The Future of the Existing Y The existing YMCA site is a liability to the Y but a built heritage asset and potential culture and recreation asset for the community. The City will contribute to the YMCA s capital campaign. From the Expectations and Observations of the Joint City/YMCA Working Group The Working Group is proposing that both expectations or observations come together in a common solution for the benefit of both parties.

27 The Future of the Existing Y The existing YMCA is valued at $2.2 million. The Working Committee is recommending that the City consider a guaranteed purchase price of the entire site for $1.5 million. The guaranteed purchase and price allows the Y to confidently proceed with the balance of its capital campaign. The sale of the existing building sheds the liability concern and the operating drain.

28 The Future of the Existing Y The City will be given approximately 14 months to establish if it wishes to take title to the existing Y site. The 14 month exploration period will allow the City to find a municipal use for the property and/or a development partner. If the City elects not to acquire the property, the City will make a $1.5 million contribution to the Y s capital campaign in lieu.

29 The Future of the Existing Y In short, a guaranteed sale or contribution represents significant value to the YMCA. The City s proposed purchase will constitute the largest share of the City s capital contribution. The purchase would not need to be completed until the Y is ready to move to the King Edward site allowing the City to plan for the capital funds.

30 The Future of the Existing Y To lessen the risk to the City under City ownership, the YMCA is proposing to retain a lease interest in the new portion of the building the new pool, triple gym and fitness facility for a minimum of 10 years as a satellite operation. The Y would retain the revenues from its programs but would be responsible for the operating and capital costs of the leased floor space.

31 The Future of the Existing Y Following the initial lease period to the Y, the City could elect to: Sever and sell the new addition. Renew a lease arrangement with the YMCA. Retain the new addition for municipal purposes. Demolish the addition for new uses or for surface parking for the original building. The Working Committee recommends that a comprehensive proposal call be developed for the re-use and potential sale of the old Y.

32 The Future of the Existing Y As part of the RFP development process consideration should be given to the suitability of the space for civic purposes given its proximity to City Hall. (e.g. the retention of the ground floor as a new council chamber) In addition, there are other emerging initiatives that may have both an income stream and economic development rationale such as the One Roof project for the Arts.

33 Financial Considerations By designating the new YMCA as a municipal capital facility (MCF), there are no development charges payable (estimated savings of $200,000). As a MCF the YMCA will be tax exempt. By offering King Edward School to the private sector, the city should fully recover its investment of $50,000 and secure additional funds following rezoning which can be applied to the total capital solution.

34 Financial Considerations cont The inclusion of the Peterborough Day Care site represents considerable value to the YMCA: Allows for the inclusion of an additional 40 surface parking $5,000 per space or a $200,000 value. Avoids the need to place approximately 6,000 square feet of floor area in a second floor which would cost a premium of $150,000.

35 Financial Considerations cont If the City was prepared to guarantee the mortgage with the lending institution the preferred status of the City would allow the YMCA to secure a mortgage at a more competitive rate. It is estimated that the interest savings would represent a $650,000 value to the YMCA.

36 Financial Summary Purchase of Existing Y or Cash $1,500,000 Recommended Parking Lot (Park) $120,000 Direct Waiver of DC s $200,000 Sale of King Edward or Cash $180,000 Contribution Value of Day Care Site $350,000 Mortgage Savings $650,000 City Direct Contribution to Y $3,000,000 Indirect Ptbo Day Care Asset $300,000 Ptbo Day Care Replacement $150,000 City Indirect Contribution $450,000

37 Financial Summary Cont New Capital Funding Required? Purchase of Existing Y $1,500,000 Yes/No Recommended Parking Lot (Park) $120,000 Yes Waiver of DC s $200,000 No Sale of King Edward or Cash $180,000 No Contribution Value of Day Care Site $350,000 No Mortgage Savings $650,000 No City Direct Contribution to Y $3,000,000 Ptbo Day Care Asset $300,000 No Ptbo Day Care Replacement $150,000 Yes City Indirect Contribution $450,000

38 Timeline Highlights nd 3rd 4th 1st 2nd 3rd 4th 1st 2nd Purchase of Y or Cash Opening of New YMCA Park Parking Lot Replace Ptbo Daycare End of Option on Old Y Sale of K.E. School Construction Begins RFP for K.E. School RFP for Old YMCA Design Team Starts Study of Old YMCA

39 Questions? An investment in in our heritage an investment in in our future.