HomeMy WebLinkAbout2022-11-02 Basin A Parks Memo RickenbachMemorandum
Date: November 2, 2022
From: John Rickenbach
To: Michael Codron, Community Development Director
Subject: Avila Ranch Project, requirements related to Park A
The purpose of this memorandum is to clarify issues related to the development of Park A, in the context
of what was originally approved and recent issues related to the long-term utility of the central turf area
because of drainage issues.
In January 2017, the PRC evaluated the proposed parks for the Avila Ranch project, which became the
basis for what was approved by the City Council later that year. Overall, the project as proposed provided
18.00 acres of parks. Based on a projected buildout population of 1,649 for the entire project, and a City
requirement of 10 acres per 1,000 residents, 16.5 acres were required. The project proposed exceeded
City requirements by 1.5 acres.
The following table from the PRC report of January 2017 summarizes this:
Table 1 - Avila Ranch Parks
Park Type
Provided
Acres
Relevant Criteria
Required
Acres
Neighborhood Park
9.50
5 acres/1,000 residents
8.25
Mini & Pocket Parks
8.50
Other park facllitles
5 acres/1,000 residents
8.25
18.00 — 9.50 = 8_.50_
Total
18.00
_
16.50
Park A as approved was intended to be 2.57 acres, with a central usable turf area that would also function
as a seasonal drainage basin. The following graphic illustrates the approved layout and concept:
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The park concept as approved was to include passive open space, a bike path, and a small play area,
exercise station, along with a central turf area that could be used for informal play activities. This area
would also function as a drainage basin as needed. According to the approved plan, that turf area was
approximately 300 x 45 feet, or about 0.31 acres.
The programming for that park as approved was summarized in the January 2017 PRC report, as follows:
As indicated on the approved Tract Map, Park A increased in size from 2.57 to 3.07 acres. However, it has
recently become clear that the central turf area may not have the intended long-term utility as a play area
because of unanticipated drainage issues. From an acreage perspective, the loss of 0.31 acres of potential
use does not affect the project's overall compliance with acreage requirements, which the project
exceeded by 1.5 acres. This loss is actually more than offset by the 0.5-acre increase in size of Park A from
what was approved compared to what is shown on the Tract Map. However, the loss of the multi -use turf
field is potentially inconsistent with the use concept that was approved in 2017. That said, there are no
specific requirements in the Avila Ranch Development Plan, Airport Area Specific Plan, or the Parks and
Recreation Element that relate to the number and size of turf fields in mini parks.
Because no specific regulatory direction is provided, the Community Development Director in consultation
with the Parks and Recreation Director can determine whether the intent of the parks programming is still
met with the reconfigured plan for Park A. However, existing and potential future residents should be
informed that the project's park concept would be modified from what was originally approved.