Please Tell Us What You Think: Candidate Sites for Recreation Business Activities

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1 Please Tell Us What You Think: Candidate Sites for Recreation Business Activities Background In January 2015, the Washington State Parks and Recreation Commission (Commission) approved some forms of privately financed development on State Parks land. One approved development type is known as a Recreation Business Activity (RBA). RBAs are privately financed recreation developments that are intended to provide amenities for park visitors while also generating revenue to support the state park system. RBAs are conditional activities in state park Recreation, Resource Recreation, and Heritage Areas, meaning they are only allowed in those areas when specifically approved by the Commission. Current state park recreational developments include campgrounds, picnic facilities, trails, cabins, vacation houses, dormitories, hostels, and even small resorts. All of these might also be appropriate for private development as an RBA, as would other facilities such as lodges or small hotels. A business consultant working with the agency believes that four kinds of RBAs are most likely to generate revenue for the state park system: Moorage facilities RV parks Groupings of vacation cottages and Food services Even so, other kinds of facilities are possible. It is not feasible to list every possible type of recreational activity that might be allowed in an RBA, and it probably would not be desirable to do so. Recreation trends change over time, and having a static list of approved development types would serve to stifle innovation. In March 2015, the Commission approved guidelines to allow RBAs that: 1

2 1. Are consistent with the State Parks mission, vision, and core values 2. Are consistent with the park s approved land classifications 3. Advance the agency s Transformation Strategy 4. Are consistent with grant funding restrictions that may apply to the park, or that are able to resolve inconsistencies with those restrictions 5. Are mutually beneficial to both State Parks and the project developer, in: a. Providing recreational benefits to park users b. Providing economic benefits to the state park system 6. Have a net positive impact on park operation 7. Provide activities that respond to recreation trends and help meet current and future recreation demands In addition to these guidelines, when the Commission approves RBAs as conditional activities in a park, it may also impose park-specific restrictions to ensure consistency with the park s design guidelines and operational needs. Such restrictions can include: 1. Building height limits 2. Development size limits 3. Building setbacks 4. Design standards (aesthetics, materials, lighting, etc.) 5. Resource stewardship requirements 6. Hours of operation 7. Restrictions on access to other park facilities Round 1 RBA Candidates With assistance from a consultant, State Parks has identified eleven candidate RBA sites that are believed to have high potential for revenue generation and low potential for negative impacts to the rest of the park. These eleven sites have also already gone through public planning processes that resulted in land classifications that conditionally allow RBAs. The candidate sites are: Crystal Springs (part of Iron Horse State Park Trail) Fort Columbia Historical State Park Fort Flagler Historical State Park Joseph Whidbey State Park Property Millersylvania State Park Packwood State Park Property Pearrygin Lake State Park Skating Lake State Park Property Squilchuck State Park Twenty-Five Mile Creek State Park Westhaven State Park/Westport Light State Park 2

3 State Parks is now seeking input on the potential use of these sites for RBAs, and the Commission will consider that input when it decides whether to approve RBAs in these sites. The following pages describe each site and its potential uses. Crystal Springs (Part of Iron Horse State Park Trail) Location: Kittitas County RBA Candidate Size: Approximately 59 of 80 total acres Site Description: The site is a former gravel pit that was closed prior to The site is located on the Stampede Pass Road on the south side of the Yakima River and I 90, approximately ½ mile due east of the Lake Kachess Dam. Current recreational uses include a parking area with related access to Stampede Pass and Iron Horse State Park Trail for snowmobiling, snow shoeing, mushing, and cross country skiing. The site is heavily used by winter recreation enthusiasts during winter months, but is closed the rest of the year. Land Classification: Recreation Area. Anticipated Development: This site could be developed into a year-round recreational center providing public lodging in both the summer and winter seasons. Maximum development levels currently considered include: A small, central lodge with up to 20 rooms, shared community area, conference room, and modest food service facilities Up to 100 heated cabins with plumbing located adjacent to the lodge and evenly distributed throughout the leased property. Option to develop as a RV facility Potential retail shops servicing winter recreational activities (sno-mobile sales/repair, hiking, guide services, etc. ) State Parks is, however, willing to consider other proposals that enhance the park and remain consistent with the agency s recreation and conservation mission. Park-Specific Development Restrictions: No negative impacts to the existing sno-park parking area. Building restrictions as needed to protect nearby viewsheds and to comply with Mountains to Sound Greenway development policies. 3

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5 Fort Columbia Historical State Park Location: Pacific County RBA Candidate Size: Approximately 64 of 623 total acres Site Description: The site can be generally described as the developed portion of the former military post. The site contains several former barracks and other military support facilities that could be re-purposed for other uses. The site is divided into a larger upland area and a shoreline area with the expected re-development to be contained within the upland portion of the site. US 101 traverses through the Property by means of a tunnel underneath the site. Land Classification: Heritage Area Anticipated Development: This site could be re-developed into a year-round recreational center providing public lodging. Maximum development levels currently considered include: Rehabilitation of approximately 12 historic wood-framed buildings located within the former garrison. Re-developments may include overnight lodging or a variety of commercial/retail businesses that primarily serve park visitors. State Parks is, however, willing to consider other proposals that enhance the park and remain consistent with the agency s recreation and conservation mission. Park-Specific Development Restrictions: All proposed developments must comply with agency and federal standards for historic preservation. 5

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7 Fort Flagler Historical State Park Location: Jefferson County RBA Candidate Size: Approximately 100 of 1,454 total acres Site Description: The site is heavily timbered, with flat to gently rolling topography. The site is undeveloped, aside from a loop trail that will be retained. The southern portion of the site contains a small (7 acre) Heritage Area that includes WWII-era anti-aircraft battery sites. Land Classification: Recreation Area and 7 acres of Heritage Area Anticipated Development: This site could be developed into a year-round recreational center providing public lodging. Maximum development levels currently considered include: Up to 100 heated cabins with plumbing located on the subject property and evenly distributed throughout the leased property Expanded camping; expanded moorage, Upgraded interpretive center Watercraft storage Retreat facilities, Conference Center Option to develop as an RV facility State Parks is, however, willing to consider other proposals that enhance the park and remain consistent with the agency s recreation and conservation mission. Park-Specific Development Restrictions: Avoid negative impacts to Heritage Area. Avoid or mitigate for impacts to the park s trail system. 7

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9 Joseph Whidbey State Park Property Location: Island County RBA Candidate Size: Approximately 60 of 206 total acres Site Description: The site can be generally described as a mix of open space/open fields and forest land. The site contains several trails that loop through the property and terminate at the small parking lot located at the northwest corner of the larger park property. Park facilities include the parking area, large picnic shelter, and small day use area fronting the sound. Land Classification: Recreation Area Anticipated Development: This site could be re-developed into a year-round recreational center providing public lodging. Maximum development levels currently considered include: Up to 50 cabins A central lodge-type structure with food services New day-use facilities located northeast of the existing state park-managed facilities Dry boat storage facilities State Parks is, however, willing to consider other proposals that enhance the park and remain consistent with the agency s recreation and conservation mission. Park-Specific Development Restrictions: Proposed developments must not impact existing park amenities. 9

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11 Millersylvania State Park Location: Thurston County RBA Candidate Size: Approximately 90 of 903 total acres Site Description: The site can be generally described as heavily forested second growth surrounding the north side of Deep Lake. The subject site is a former gravel pit site with a separate access to Maytown Road SW. Land Classification: Recreation Area Anticipated Development: This site could be re-developed into a year-round recreational center providing public lodging. Maximum development levels currently considered include: Centrally located lodge/conference facility with approximately 20 rooms. Approximately 50 heated cabins Amphitheater / music venue Re-development of the Environmental Learning Center State Parks is, however, willing to consider other proposals that enhance the park and remain consistent with the agency s recreation and conservation mission. Park-Specific Development Restrictions: Retain full public access to quarry pond shoreline. 11

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13 Packwood State Park Property Location: Lewis County RBA Candidate Size: Approximately 179 of 179 total acres Site Description: The site is located on the west side of Skate Creek Road from Craig Road (at the north) to the confluence of Skate Creek with the Cowlitz River (to the South). The site encompasses both sides of Skate Creek and is bordered on the West by Craig Road. Land Classification: Appropriate for Surplus or Exchange Anticipated Development: This site could be developed into a wilderness-based campground with hunting, fishing, and guide service-oriented facilities offered. Maximum development levels currently considered include: campgrounds RV park cabins vacation homes/cottages State Parks is, however, willing to consider other proposals that enhance the park and remain consistent with the agency s recreation and conservation mission. Park-Specific Development Restrictions: None 13

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15 Pearrygin Lake State Park Location: Okanogan County RBA Candidate Size: Approximately 35 of 1,184 total acres Site Description: The site can be generally described as rolling grass hillside surrounding Lake Pearrygin. Portions of the site include smaller stands of pine, willow and deciduous species. The site is divided into a lower area and an upper area, the lower area including lake frontage. The majority of the south shore of Lake Pearrygin is undeveloped. The candidate RBA site is adjacent to the privately operated Silverlake Resort. Land Classification: Recreation Area Anticipated Development: This site could be developed in a way that mirrors or supports the adjacent private resort. Maximum development levels currently considered include: campgrounds RV park cabins vacation homes/cottages State Parks is, however, willing to consider other proposals that enhance the park and remain consistent with the agency s recreation and conservation mission. Park-Specific Development Restrictions: Minimize project impacts to primary park viewshed. Establish lakefront set-backs, if needed. 15

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17 Skating Lake State Park Property Location: Pacific County RBA Candidate Size: Approximately 220 of 336 total acres Site Description: The site can be generally described as an existing 9 hole golf course, with forested conditions and environmentally sensitive areas bordering the eastern side of the Property. The site also includes a paved area that was formerly a restaurant site. The RBA candidate site was a part of a prior resort, which was re developed into a subdivision on surrounding land. Land Classification: Approximately half the site is classified Recreation Area, and half Resource Recreation Area. If higher-intensity developments are proposed in the Resource Recreation Area, the Commission will need to consider whether to change the area s classification, which would require further public input. Anticipated Development: This site could be developed into a variety of recreational facilities. Maximum development levels currently considered include: Expand 9 hole golf course to 18 holes RV park Food services/restaurant on former restaurant site. Up to 100 vacation homes/cottages State Parks is, however, willing to consider other proposals that enhance the park and remain consistent with the agency s recreation and conservation mission. Park-Specific Development Restrictions: Protect adjoining wetland systems to the east. 17

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19 Squilchuck State Park Location: Chelan County RBA Candidate Size: Approximately 150 of 254 total acres Site Description: The site currently functions as a day-use state park with very low visitation. The property additionally has an older ski lodge and parking lot that serves as a rentable facility on a reservation basis. The park contains a sledding bunny hill for winter recreationists, and a new mountain bike trail system is under development. Land Classification: Recreation Anticipated Development: There is an opportunity to provide winter overnight accommodations for Mission Ridge users (no over night accommodations available at Mission Ridge; nearest commercial overnight accommodations are in Wenatchee, 25 miles away). There is also year round resort potential, with access to the park s hiking, snowshoeing, mountain biking, and inner tubing opportunities. Maximum development levels currently considered include: Up to 100 vacation homes/cottages/cabins RV park Simple lodge/resort for Mission Ridge skiers State Parks is, however, willing to consider other proposals that enhance the park and remain consistent with the agency s recreation and conservation mission. Park-Specific Development Restrictions: Avoid or minimize any impacts to existing or proposed trail systems. 19

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21 Twenty-Five Mile Creek State Park Location: Chelan County RBA Candidate Size: Approximately 121 of 232 total acres Site Description: The lower portion of this site currently functions as an administrative facility (park shop). The upper portion of the site is undeveloped except for a park ranger residence and the single road that services it and adjoining private properties. The site is lightly timbered and contains several flat benches that offer excellent views of Lake Chelan. The site is entirely separated from the functioning park by Lakeshore Road. Land Classification: Recreation Anticipated Development: The site lends itself to the development of a variety of overnight accommodations. Maximum development levels currently considered include: Up to 100 vacation homes/cottages/cabins RV park Simple lodge/resort Dry boat storage facility State Parks is, however, willing to consider other proposals that enhance the park and remain consistent with the agency s recreation and conservation mission. Park-Specific Development Restrictions: Minimize viewshed impacts from the developed portion of the park. 21

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23 Westhaven State Park/Westport Light State Park Location: Grays Harbor County RBA Candidate Size: Two sites, totaling approximately 305 of 680 total acres Site Description: There are two distinct sites, both of which are currently undeveloped. Each site includes typical coastal sand dunes and shore pine. Each site has county road frontage. Each site also contains a significant number of pocket wetlands sporadically located throughout the property. The northerly site was previously being developed by the private sector as a destination golf course; this 300-acre property was acquired by State Parks in December Adjacent to each of the candidate sites is a small State Parks parking lot and restroom facility. Land Classification: Recreation Anticipated Development: The site lends itself to the development of a variety of overnight accommodations. Maximum development levels currently considered include: Up to 100 vacation homes/cottages/cabins RV park Simple lodge/resort Food service facility State Parks is, however, willing to consider other proposals that enhance the park and remain consistent with the agency s recreation and conservation mission. Park-Specific Development Restrictions: Minimize or avoid impacts to wetland systems. 23

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25 Next Steps The Washington State Parks and Recreation Commission will consider approving the first round of RBA candidates at its meeting on March 31, Your input will help them decide whether these sites are suitable for RBAs, and if they are, your input will help them adopt appropriate development restrictions for each site. If the Commission approves use of some sites as RBAs, State Parks will then solicit privatesector interest in those sites through a competitive Request for Proposal (RFP) process. The agency anticipates moving forward with approximately two sites per year, but the number could be higher if there are private firms interested in developing RBAs on more than one property. In addition to the competitive RFP process, State Parks will accept and consider unsolicited applications for mission-aligned uses of approved RBA sites. What Do You Think? Before considering approving these sites for Recreation Business Activities, the State Parks and Recreation Commission would like to hear from the public. Questions for You Should any of the candidate sites be removed from consideration for RBA development? If so, why? Do you have other comments or concerns about any of the sites? What park-specific development restrictions should be adopted for each site? Please visit our website by January 31, 2016 to give us your thoughts. If you have questions, please contact Nikki Fields, Parks Planner, at or 25

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