HomeMy WebLinkAbout030724 email - Task ForceALERT: BE CAUTIOUS This email originated outside the organization. Do not open attachments or click on links if you are not expecting them.
Dear Commissioners Dean, Eisenhour, and Brotherton,
I have had an opportunity to review the draft Healthier Together Aquatic Center Task Force, March - June 2024 formation and work product outline and have attached that for your review
and to support this email. It appears that my assumptions on the formation guidelines and work product involved that I presented in my last email to you are very close to what the task
force formation and work product guidelines are now. This attached document, however, did not alleviate any concerns that I have for the process as is now defined in this draft, and
if anything, raises more concerns. So that the information I presented from the last email is all in one place, some of my comments here are provided directly from comments and information
I provided in my previous email.
Composition
The composition of the task force does not have equitable representation and is skewed towards including those who are already completely on-board with building a publicly funded new
pool and using the mechanism of a new taxing district for the funding source. This presents, as commissioner Brotherton has stated and has expressed concerns for, creating a Pollyanna
mindset towards whatever the final outcomes may be. Basically, the potential for having six members of the task force that are biased towards the unconditional development of a new
pool facility strategy, and who would also be joined by any members of the Healthier Together Steering Committee (HTSC), who are obviously biased towards this same strategy, does not
foster opportunities for reasonable and healthy and respectful opposition which would, inevitably, produce better results to the final work product. Your deliberation at the meeting
on Monday suggested that any applicants with dissenting opinions interested in serving on the task force would be weeded out and therefore, make these applicants ineligible to serve
on the task force. Add the Pollyanna elements of staff to the task force, and this composition concept as drafted presents a terrible plan and an even more concerning precedent for
future community involved county support groups, committees, and task forces that the BOCC may appoint.
Work Product
Item #1
Here are my remarks from the previous email addressing this work product item:
3. I have identified two viable sites in the Port Hadlock area:
a. The first and best site would be at the Chimacum Elementary School property. A roughly two acre portion of that property is undeveloped and could site a new pool facility that
is close to schools, the library, and existing and future increased housing densities, and will be served by the sewer system development expansion. All other infrastructure is readily
available either onsite or offsite nearby. Soils profiles are conducive and cost effective for stormwater management. Multiple access points are easily achieved thus making the site
highly accessible. An arrangement for a long-term low land lease rate could be made between the Jefferson Aquatic Coalition (JAC) and the Chimacum School District. A joint venture public/
private partnership could be established between the JAC and Jefferson County for the facility's operations, maintenance, and management. The parcel number for this site location is
901023010.
b. The second site is owned by Jefferson County and located in Port Hadlock as well. The parcel numbers associated with this property are 901023006 and 901112004. These properties
would have similar amenities as the previously described property with possibly higher infrastructure costs based on the location of available off site utilities. This property would
be accessible to the sewer system development expansion. The same lease, operations, and management arrangements could be made between JAC and Jefferson County
As far as the market analysis part of Item #1 is concerned, I personally have not performed a formal market analysis. There is a census tract, not a true market analysis, that was done
for the City of Port Townsend by Ballard-King, but as I and others have studied and found with this report, it does not provide an accurate representation/ reflection of our community
needs and desires that are related to a pool facility, and is poorly crafted. The county should have plenty of available data that would show housing starts, availability of housing,
availability of infrastructure, commercial construction activity, existing business profiles, etc, and, along with some home-grown grass-roots county-wide polling work, with appropriate
language and controls, this information would provide whatever data sets you are looking for to satisfy a bona fide market analysis focused on expected usage of a new pool in Port Hadlock.
You could also spend an additional $50k - $75k of taxpayer's money to provide for a professional market analysis, but I believe you have spent enough on all of these matters already.
Item #2
Here are my remarks from the previous email addressing this work product:
4. There are a number of alternative construction methods that could reduce the overall cost to build a new pool facility as well as reduce the overall time for construction, i.e "time
is money". One such method has been brought to your attention, that being Sprung Structures. This systems based construction option has been proven to reduce the overall cost for materials
and well as the time needed in order to complete construction. This option has been proven to be operationally viable by other pool-based-facility operators. Here is the link to an
example of a nearby facility built utilizing the Sprung Structures method: Sprung Project: Idaho Central Aquatic Center - Pool Enclosures <https://www.sprung.com/projects/idaho-central-aquatic-cente
r/> . In a meeting that I attended where representatives of Sprung Structures presented their product information and cost evaluations, it was explained that the realistic and potential
turn-key construction cost per square foot for a pool/ aquatic center type facility would run between $700 - $800 per square foot. These are publicly funded/ public works/ prevailing
wage based costs. If privately built, the costs per square foot could be reduced by as much as 30% - 50%, by eliminating the prevailing wage aspect as well as excessive bureaucratic
related process soft costs. Here is an example:
a. A 12,000 square foot facility built on the two acre portion of the Chimacum School District owned property could potentially be built using private funding for approximately
$5.9 million - $6.7 million on the high side, and $4.2 million - $4.8 million on the low side. This would include a competition length pool, a warner water lap/ exercise pool (see Myrtha
Pools - Stainless Steel Commercial and Regular Pool Builders - Myrtha Pools <https://www.myrthapools.com/en/> ), a spa, bathrooms and locker rooms, offices, mechanical room, and other
operationally necessary spaces. Site development costs are included as well. These are turn-key numbers. Again, these numbers represent a practical, functional, and efficiently built
facility with no fluff, but still accommodating the community needs.
To validate this information, I would suggest that you take a trip to the Boise, Idaho facility that I have referenced, check out their method of construction, and talk to their operators
about how that facility works for them.
Item #3
This work product item is surprising to see as part of a task force work product that is supposed to be focused on the viability of building a new pool facility in the Port Hadlock area.
What this item exposes is what I have felt is the real problem with this entire pool concept discussion in that the publically constructed new pool topic is really just the Trojan Horse
for instilling the development of a new taxing district, the PFD. For me, this work product item now implies that development of this task force is nothing but a work around for the
establishment for those who might potentially serve as members of the PFD Board. This was an item that was in the initial draft of the ILA for the financial feasibility study that was
commissioned with the WADOC, but that initial draft language for the ILA was rejected due to the contentious language that referred to, the interlocal governing "the formation of a
study team to investigate and report out on the creation of a PFD". I still feel that this is a contentious issue and should not be a work product for this task force as proposed.
It is interesting to me that you and/ or the HTSC has chosen to not include the review of all of the pool/ aquatic center documentation, reports, and studies, including the WTI and CG
Engineering reports, as a work product item to be reviewed by the proposed task force. The time needed to review these documents would be manageable, and this review would provide for
an educational and enlightened discussion by the proposed task force members, who would then present their findings on these reports to the public. Why was this scope of work not included
as a work product item by you and/ or the HTSC?
I have respectfully made it perfectly clear that I do not support the formation of a PFD for any purposes including the publicly funded/ taxpayer funded new pool facility option as is
currently proposed. There have been rumblings and rumors around that I am against building a pool for our community. This misinformation tactic represents a classic political "divide
and conquer" strategy. The divisiveness of this strategy holds that you must be unconditionally for a new pool to be a rational, civic minded person, but if you have practical conditions
and concerns related to the construction of a new pool, you are deemed as anti-community/ anti-pool minded. Unfortunately, the pool issue has become a political litmus test dividing
our community based on what is perceived to be a pool or no pool agenda. Again, my fundamental position on this pool issue has consistently been that I am not against the building of
a new pool for our community, just not the Taj Mahal option, not using taxpayers' money, and without the formation of a new taxing district, i.e. the PFD that will, undoubtedly, just
impose an unsustainable regressive sales tax system onto the most vulnerable in our community who are already being crushed by higher taxes and inflation.
In conclusion, the formation of an aquatic center task force is not necessary and redundant based on the information I have previously provided for you and based on the contents of this
email. There is likely some supplemental information that may be needed for reviewing the concepts related to a new pool facility in Port Hadlock, but the formation of a task force
would not be a good use of human resources, especially those at the taxpayer funded municipal levels. Any additional supplemental information needed could be compiled from continued
community volunteer support, and on a very limited basis, from county and city staff.
Once again, I respectfully ask for your thoughtful considerations of these issues and please feel free to reach out to me if you have any questions.
Sincerely,
Mark L Grant
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