HomeMy WebLinkAboutItem 6e. Authorization to advertise the Righetti Community Park Project, Specification No. 2000054 Item 6e
Department: Public Works
Cost Center: 5009
For Agenda of: 5/20/2025
Placement: Consent
Estimated Time: N/A
FROM: Matt Horn, Public Works Director
Prepared By: Wyatt Banker-Hix, Supervising Civil Engineer
SUBJECT: AUTHORIZATION TO ADVERTISE THE RIGHETTI COMMUNITY PARK
PROJECT, SPECIFICATION NO. 2000054
RECOMMENDATION
1. Adopt a Draft Resolution entitled, “A Resolution of the City Council of the City of San
Luis Obispo, California, Authorizing Various Fund Reappropriations and Transfers to
Support the Righetti Community Park Project, Specification Number 2000054, and
approving an Addendum to the Orcutt Area Specific Plan Environmental Impact
Report for the Righetti Community Park Project.”
2. Approve the Project Plans and Special Provisions for the Righetti Community Park,
Specification 2000054; and,
3. Authorize staff to advertise for bids; and,
4. Authorize the City Manager to award the Construction Contract pursuant to Section
3.24.190 of the Municipal Code, if the lowest responsible bid is within the Engineer’s
Base Bid Estimate of $9,950,000; and,
5. Authorize the City Engineer to issue Contract Change Orders, provided they remain
within the approved project budget or any amended budget subsequently authorized
by the City Manager; and,
5. Authorize the Finance Director to:
a. Transfer funds to the Righetti Community Park Capital Project (Accoun t No.
2000054) from the Development Related Park Improvements project (Account
No. 2000057 – Orcutt Area Tasks), as follows:
i. $304,637 in Capital Outlay Funds (LRM) from Account No. 2000057 -00
ii. $3,987,138 in Capital Outlay Funds (LRM) from Account No. 2000057-02
iii. $1,558,970.27 in Orcutt Area Specific Plan (OASP) Park Improvement
Funds from Account No. 2000057-03
iv. $19,802.04 in OASP Park Improvement Funds from Account No.
2000057-03
v. $14,850.80 in OASP Park Improvement Funds from Account No.
2000057-04
vi. $783,512.85 in Capital Outlay Funds (LRM) from Account No. 2000057-05
vii. $500,000 in OASP Park Improvement Funds from Account No. 2000057 -
05
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b. Disappropriate $1,136,522 in Park Improvement Impact Fee – Citywide Fund
back to the fund’s unallocated balance, as follows:
i. $836,522 from Account No. 2000057-02
ii. $300,000 from Account No. 2000057-04
c. Disappropriate $180,197.96 in OASP Park Improvement Funds from the
Development Related Park Improvements project (Account No. 2000057 -03),
which was overcommitted.
6. Approve the Addendum to the Orcutt Area Specific Plan Final Environmental Impact
Report; and,
POLICY CONTEXT
On May 17, 2022, City Council approved a Purchasing Policy Update to the Financial
Management Manual that required Council approval for Public Projects that cost over
$200,000.
The Righetti Community Park Project supports two of the City Council’s adopted Major
City Goals: Infrastructure and Sustainable Transportation by delivering public park
infrastructure to serve new housing areas within the Orcutt Area Specific Plan (OASP1).
The park supports key recreational amenities and aligns with the goals outlined in the
Parks & Recreation Blueprint2, which aims to provide park facilities within a 0.5-mile, or
10-minute walk, of every neighborhood to enhance connectivity and accessibility. Access
to high-quality parks and open space is a key component of complete neighborhoods and
contributes to long-term community well-being.
The OASP Parks Impact Fee was established in March 2010 by City Council Resolution
No. 102223 to fund improvements to the OASP park system.
REPORT-IN-BRIEF
The Righetti Community Park is a major new recreational facility identified in the OASP
and is the largest of the three planned park sites intended to serve both the Orcutt Area
and the broader San Luis Obispo community. The project includes a broad range of active
and passive recreation amenities and has been shaped by extensive community
engagement, consultant-led design development, and input from the Parks and
Recreation Commission (PRC).
This report seeks Council authorization to advertise the project for construction bids. The
project is organized into a Base Bid and four Additive Alternates to provide flexibility to
award the base bid and additive alternates if favorable bids are received within available
budget, and to streamline the construction of later phases of the project as funding is
identified and as shown in the draft 10-year Capital Improvement Plan4. The Base Bid
1 See page 8-4 for a conceptual description of the Park Facilities
2 See page 82 for the Access Standards to Community Parks like the proposed facility
3 See Page 13 – multiple resolutions bundled in this link
4 See Page 50, Appendix A
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includes core infrastructure such as restrooms, parking, a multi-use playing field, and
multi-age group playground. The Additive Alternates include a pickleball complex, bocce
ball courts, a bike pump track, tennis courts, and additional landscaping, bridges, and
shaded gathering areas. If the Additive Alternates cannot be funded, receiving bids for
those areas provides the City additional accuracy in budgeting for those components of
the parks as future phased construction improvements, aligned with community priorities.
As discussed in the Fiscal Impact Section of this report, a portion of the funding needed
to construct the Base Bid of the Righetti Community Park is included in the 2025-27
Financial Plan in Fiscal Year (FY) 2025-26 and therefore construction of this project is
contingent on approval of the 2025-27 Financial Plan. Approval of the recommended
actions will allow the project to proceed to construction in Fall 2025 and deliver long-
anticipated park improvements to the Orcutt Area and surrounding neighborhoods.
This report requests that funds be disappropriated from the project account to be used in
another Parks project (Emerson Park) which has a grant deadline and a local matching
fund requirement. Further, staff recommends that Council authorize staff to advertise
plans for construction and approve an Addendum to the EIR. The disappropriation and
Addendum have both been memorialized via proposed Resolution.
DISCUSSION
Background
The Righetti Community Park is one of several public parks and open space
improvements identified in the OASP, a long-range planning effort guiding development
in one of the City’s primary residential expansion areas. The Orcutt Area has been
recognized as a potential growth area since the 1970s. In 1998, property owners
submitted a draft specific plan to the City, initiating a formal planning process that
culminated in the City Council’s adoption of the OASP and certification of the Final
Environmental Impact Report (FEIR) in March 2010 (Resolution No. 101545, 2010 Series;
SCH #2004011059). The OASP envisioned approximately 1,000 new residences across
230 acres, with nearly 45% of the area preserved as open space and parkland. The plan
outlines6 a connected system of parks, trails, and open spaces to support a livable,
walkable community.
Righetti Community Park, referred to as the “Neighborhood Park” in the OASP, was
identified early as a key public amenity intended to serve both the Orcutt Area and the
broader San Luis Obispo community. The residential development of the surrounding
area, now known as Righetti Ranch, began in 2018 and is approximately 95% complete.
The Orcutt Area Specific Plan (OASP) identifies the following park and recreation areas:
1. Righetti Community Park (Neighborhood Park) – A 12.39-acre developed park
providing amenities such as playing fields, courts, playgrounds, and restrooms.
5 See Page 3 – multiple resolutions bundled in this link
6 See Page 1-5 “Specific Plan Features”
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This fulfills the City's Parks and Recreation Element requirement for developed
parkland in annexation areas.
2. Trail Junction Park / Pocket Parks – Smaller parks totaling 4.3 acres, designed
to serve as trail connections and community gathering spaces.
3. Righetti Hill Open Space – A 48-acre open space dedication for permanent
protection, including trail access.
4. Creek Corridors and Floodable Terrace – Natural open space areas totaling
approximately 11.5 acres, which include riparian corridors and drainage features.
5. Private Recreation Areas – Approximately 1.55 acres of playgrounds located
within multi-family developments, which may be counted toward parkland
requirements with Council approval.
In total, the plan accounts for 20.72 acres of parkland (excluding some additiona l open
space areas), meeting or exceeding the City's standards for parkland dedication based
on projected population growth.
Initial conceptual designs for the parks were prepared by the developer, Ambient
Communities, and their design team. These concepts were presented to the Parks and
Recreation Commission (PRC) in a series of public meetings on April 6, May 4, and June
1, 2016. These hearings provided the opportunity for both the Commission and
community members to review park layouts, amenities, and funding considerations. At
the June 1 meeting, the PRC formally recommended that the City Council approve the
proposed improvements, prioritizing the Neighborhood Park. The Commission also
directed staff to update the 2010 Orcutt Area Public Facilities Financing Plan (PFFP7) to
reflect revised construction cost estimates.
Many of the development fees had not been updated since 2007, so in 2016, Staff
provided an update to Council on the increasing costs of the OASP infrastructure,
including the parks. According to the 2016 PFFP project update, the total projected cost
to build the Righetti park facilities including the Neighborhood Park, Trail Junction Park,
Pocket Park, and Linear Park was $6,054,070. In contrast, the OASP PFFP originally
allocated $3,948,000 for park development. This results in a shortfall of $2,106,070 as of
2016. This gap was attributed to updated cost estimates, project scope expansions, and
the provision of credits to developers who build their own park amenities , reducing the
available pooled funding for shared park infrastructure.
The OASP park projects were first programmed for funding in the 2019–21 Financial Plan
and has continued to receive financial support through the 2025-27 Financial Plan. The
Righetti Community Park (Neighborhood Park) is the most advanced or developed of the
four OASP parks in terms of design and readiness for construction. The Linear Park and
Pocket Park remain in earlier plan development phases, with future construction planned
in subsequent Financial Plans. The Draft 10 Year Capital Improvement Plan shows the
Pocket Park is currently funded in FY 2027, and the Linear Park in FY 2035.
7 See page 8-1
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The current cost estimate for all park facilities (Community, Linear and Pocket) is now
estimated at $31.5 million spread over several Financial Plans. The increase in cost is
the result of the unprecedented inflation witnessed since 2016 as well as the significant
refinements to the project scope as design efforts began.
Together, these projects reflect the City’s commitment to realizing the vision of the OASP:
a complete, connected, and recreation-rich neighborhood that meets the needs of current
and future residents.
Righetti Community Park Project Design
The Righetti Community Park is a major new recreational asset identified in the OASP to
support the Orcutt Area and the broader community. The project will deliver high-priority
amenities envisioned in the OASP that have been shaped by public input and PRC
feedback. This park is one of several planned in the OASP and is intended to provide
active recreation space for nearby neighborhoods and residents citywide.
The current scope of the Community Park project includes a wide range of amenities,
such as:
Multi-use playing field(s)
Multi-age playground (0-5 and 5-12 years of age)
Eight pickleball courts and two tennis courts
Two basketball courts, bocce courts, and a bike pump track
Picnic areas, shade pavilion, and seating
Walking and bike paths
Three pedestrian bridges connecting various park zones
Two parking lots and two restroom buildings
The current design of the Righetti Community Park aligns with the OASP, while
incorporating refinements into the design. The OASP outlines that the park facilities “may”
include features such as a playground for young children, soccer and baseball fields,
tennis courts, basketball courts, sand volleyball courts, picnic tables, and restrooms. The
updated design remains consistent with this flexible vision, adapting certain amenities to
better reflect evolving recreational preferences. For example, the current design of the
Righetti Community Park replaces originally proposed baseball fields with a bike pump
track, replaces some tennis courts into pickleball courts, and substitutes the sand
volleyball court with bocce ball courts. To help visualize these refin ements, below is a
side-by-side comparisons of the current plan and the original neighborhood park plan.
The changes reflect the evolution of the park through the design and public outreach
process.
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OASP vs Current Plan
Figure 1 – OASP vs Current Community Park Layout
To align with available funding and provide flexibility to award additional additive
alternates if sufficient funding exists, the project has been structured with a Base Bid and
four Additive Alternates. If insufficient funding exists to award any of the additive
alternates, those alternatives would become future phases of the Community Park and
funding for those future phases is currently programmed in the Draft 10 Year CIP. Due to
current funding available, staff anticipates awarding only the Base Bid, and for that reason
has programmed each Bid Alternative into future Financial Plans. Staff hopes to secure
better prices on these Bid Alterantives to better program funds for future construction.
With input by the PRC and staff review of the priorities from the Community Survey and
Community Forum, the Base Bid focuses on essential infrastructure and amenities
including multi-age playground, shaded seating areas, playing field, two pedestrian
bridges, multi-use paths, the lower parking lot, and finally the main restroom.
Additive Alternates include additional high -demand recreational features such as:
A dedicated pickleball court complex (Alternate #1 – Phase 2),
A dual-purpose basketball/futsal court area, bocce courts, a second restroom, and
the upper parking lot (Alternate #2 – Phase 3),
A bike pump and skill track (Alternate #3 – Phase 4), and
Tennis courts, a shaded picnic lawn area, a third pedestrian bridge, and additional
parking (Alternate #4 – Phase 5).
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Figure 2 – Community Park Alternates Diagram
These phased options provide flexibility to deliver the most critical elements of the park
now while allowing enhancements to be added as resources become available. This
approach also reflects priorities identified from community feedback gathered over the
course of the project. Each bid alternate would become its own standalone Capital
Project, following City processes for bid, award, and construction.
The PRC has been closely involved throughout the process —from the initial conceptual
design review in 2016 through ongoing updates and phasing discussions. The PRC’s
input helped guide the refinement of amenities, layout, and prioritization of elements for
construction and will continue to be updated as the project progresses.
Previous Council or Advisory Body Action
October 1, 2002 – City Council approved the project description for the Orcutt
Area and authorized preparation of a Specific Plan and Environmental Impact
Report (EIR).
February 4, 2003 – City Council approved the EIR scope and shared funding plan
and endorsed a refined planning process to incorporate community and
stakeholder input.
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February 12, 2008 – City Council received the Public Hearing Draft of the OASP
and Draft Environmental Impact Report (DEIR), initiating formal public review. The
Council authorized the plan to be reviewed by multiple advisory bodies including
the Parks and Recreation Commission, Bicycle Advisory Committee, Cultural
Heritage Committee, Architectural Review Commission, and Planning
Commission.
2008–2009 – Advisory body hearings were held, and significant community
engagement occurred. The Planning Commission held ten public hearings over
two years and forwarded a recommendation of approval to the City Council.
March 2, 2010 – City Council adopted the OASP and certified the Final
Environmental Impact Report (Resolution No. 10154, 2010 Series). This action
included General Plan amendments and direction to initiate implementation steps,
such as annexation and fee program development.
August 17, 2010 – City Council reviewed the proposed annexation of the OASP
area and directed staff to proceed with pre-zoning, fee program development, and
annexation processing.
May 19, 2015 – City Council approved multiple amendments to the General Plan
and OASP. The Council also approved a Vesting Tentative Tract Map for the
Righetti project (VTM #3063), which established park, open space, and residential
parcel boundaries. The action also adopted a Mitigated Negative Declaration tha t
tiered from the 2010 OASP FEIR and included site -specific mitigation measures
related to parks.
April 2016 – The PRC reviewed the initial conceptual designs for the Righetti park
system submitted by the developer of the Righetti subdivision and provided
feedback on park layout, phasing, and amenity ideas.
November 15, 2016 – City Council received a report on updates to the OASP
PFFP, which reflected revised park cost estimates and confirmed that collected
OASP fees would be insufficient to fully fund planned improvements. The report
noted that park development would require additional funding sources and City-
led implementation to address the identified funding gap and deliver the parks as
envisioned in the Specific Plan.
December 12, 2017 – City Council approved corrections to the OASP park fees,
including the separation of the Park Improvement Fee from the Parkland
Acquisition In-Lieu Fee to improve financial tracking and ensure equitable
reimbursement to the Righetti Ranch developer. The update corrected a formula
error in the in-lieu fee calculation and clarified that the City would be responsible
for constructing the OASP parks, using collected impact fees to fund the
improvements and reimburse the General Fund as needed. The update reaffirmed
the City’s intent to deliver 16.5 acres of public parkland consistent with the adopted
Specific Plan.
October 16, 2018 – City Council approved an update to the OASP PFFP. While
the estimated cost for park improvements remained unchanged, the update
acknowledged funding risks associated with inflation and design complexity.
Council approved use of Fee Credit Agreements to mitigate these risks, preserve
financial flexibility, and support the City’s ability to deliver OASP infrastructure
including public parks.
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May 3, 2023 – The PRC reviewed the conceptual layouts developed by the City’s
design consultant for the Righetti Community, Linear, and Pocket Parks that were
provided during the April 2023 Community Forum specifically held to review these
designs. Feedback was provided regarding updated design elements, including
additional parking, playground size, and accessibility considerations for all parks.
A preferred design for each park was identified.
June 14, 2023 – The PRC received an updated status report based on public
feedback and staff input on the Righetti Ranch Park System, including final
conceptual layouts for the Community Park, Linear Park, and Pocket Park.
Recommendations were made for design adjustments, including adding more
parking, modifying the dog park layout, and incorporating specific features such as
water stations, larger playground areas, and accessible seating.
September 6, 2023 – The PRC reviewed two conceptual playground designs for
the Community Park and selected the “Unity” themed layout. This selection guided
final playground construction document preparation. The commission also
confirmed the final preferences for park amenities, including preferred options for
parking, seating, and play structures. Staff was directed to move forward with the
design process based on the updated feedback.
Public Engagement
The design of the Righetti Community Park has been developed through an extensive
multi-year public engagement process, including community forums, online surveys,
outreach to nearby residents and neighborhood groups, and regular PRC updates from
2021 through 2025.
In 2023, the City launched a focused outreach effort to inform the design of the
Community Park, Linear Park, and Pocket Park. This included:
A Community meeting on April 11, 2023, held at the Ludwick Community Center
(LCC), where conceptual designs were presented and discussed with residents.
An Online Survey (open April 10–May 10, 2023) that gathered public input on park
priorities, layout preferences, and desired amenities for the three park sites,
including the open space trail system.
A series of PRC meetings (May 3, June 14, and September 6, 2023), including
associated public correspondence and public comment opportunities.
As detailed design work was completed, construction cost updates completed, and
funding plans were updated, it became apparent that the Righetti Community Park had
experienced significant cost inflation and would likely need to be phased in order to be
able to deliver the amenities the community desires within the fiscal constraints of the
City’s Capital Improvement Plan. Since the 2016 Park update, the City has seen
significant inflation as well as further refinement in project scop e, resulting in significant
cost increases.
This phasing plan became a priority for the design team in late 2023 , as staff worked to
align the construction approach with available funding. Community engagement related
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to phasing included:
December 6, 2023 – PRC received a Director’s Report introducing the need for
project phasing.
June 5, August 7, and September 4, 2024 – PRC received updates on revised
phasing options and potential design adjustments.
November 6, 2024, and February 5, 2025 – PRC received updates on refined
phasing diagrams and construction cost estimates.
January 23, 2025 – A visual phasing layout was presented at the City’s
Community Forum for the 2025–27 Financial Plan, allowing the public to see the
updated construction strategy and timeline.
January 29, 2025 – Parks and Recreation staff sent a project update email with
the phasing diagram to the Homeowners Association (HOA) representing
residents in the surrounding Orcutt Area.
February 5, 2025 – PRC received updates within the Directors Report confirming
the phased elements and plan for Community Park phase 1 and Add Alts to be
included in the City’s 2025-27 Financial Plan for Council review.
March 20, 2025 – A follow-up email with a narrative explanation of the phasing
approach was sent to the HOA to address questions and clarify next steps.
The intent of this engagement process was to ensure the phasing strategy reflects
community expectations within the fiscal constraints of the City. It also provided multiple
channels for input from stakeholders, including residents, the PRC, and neighborhood
groups. Public outreach will continue as the project moves into construction and additional
park phases are implemented.
Construction is anticipated to begin in fall of 2025. The Base Bid portion of the project is
expected to take approximately 18 months to complete.
CONCURRENCE
The PRC has been actively engaged in the development of the Righetti Community Park
project since the initial conceptual designs were presented in 2016. The Commission
provided guidance on layout, amenity selection, and accessibility throughout the design
process and formally selected the playground concept in September 2023.
City staff from the Public Works, Community Development, Fire, Utilities, and Parks and
Recreation departments have worked collaboratively throughout the design and planning
phases to ensure the project complies with the OASP, meets City design standards, and
the planned improvements can be maintained for the long term use and benefit of the
community. Additional coordination with the Utilities Department has focused on
establishing recycled water connections for irrigation, while the Finance Department has
been engaged to align available funding with the proposed construction phasing.
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ENVIRONMENTAL REVIEW
Environmental impacts associated with the Righetti Community Park project were
previously programmatically evaluated in the Final Environmental Impact Report for the
OASP (Final EIR; SCH #2004011059), which was certified by the City Council on March
2, 2010 (Resolution No. 10154). The EIR evaluated a variety of park and recreation
facilities as part of the Specific Plan, including the proposed community park si te and
adjacent creek corridor. The Final EIR and adopted Mitigation, Monitoring, and Reporting
Program defined mitigation measures for resources including biological habitats, air
quality, and cultural resources. Subsequently, the planned parks were considered within
the context of a residential development evaluated in the Initial Study – Mitigated Negative
Declaration (IS-MND) adopted in May 2015 for the Righetti Ranch and Jones Ranch
residential developments (Tract Maps 3063/3066), which anticipated the park site in a
similar location with a slightly larger footprint.
The park improvements planned for construction substantially align with planned
improvements envisioned for the original neighborhood park in these previous
environmental documents. Therefore, an Addendum to the 2010 OASP Final EIR
(Attachment E) has been prepared that summarizes the programmatic environmental
review of the neighborhood park completed in the 2010 OASP Final EIR , describes the
project-level details now available in the design documents for the community park,
identifies the minor differences between the proposed community park and neighborhood
park described in the OASP Final EIR, confirms the applicability of previously adopted
mitigation measures, and documents that none of the conditions requiring preparation of
a Subsequent EIR or Negative Declaration described in CEQA Guidelines Section 15162
are met by based on the design and components of the proposed community OASP park
project.
The Addendum concludes that:
1. The Righetti Community Park project is consistent with the OASP and the
assumptions evaluated in the 2010 Final EIR;
2. No new or more severe environmental impacts would result from the proposed
design;
3. No new significant information or changed circumstances exi st that would require
further review; and
4. All applicable mitigation measures continue to apply and remain effective.
The Addendum documents the design-level details now available since the conceptual
park layouts were previously evaluated, and these detai ls consist of minor changes. As
documented in the Addendum, there are no substantial changes proposed in the project
which would require major revisions of the 2010 OASP Final EIR due to the involvement
of new significant environmental effects or a substan tial increase in the severity of
previously identified significant effects. Implementation of applicable mitigation measures
required in the 2010 OASP Final EIR continue to be required as part of the proposed
community park project.
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Therefore, the project and proposed Addendum are consistent with the requirements of
Sections 15162 and 15164 of the CEQA Guidelines, and subsequent or supplemental
environmental review is not required. Mitigation measures identified in the Mitigation
Monitoring and Reporting Program (MMRP) for the OASP Final EIR continue to be
tracked, enforced, and verified by City staff. Approval of the OASP EIR Addendum and
an acknowledgement that no further environmental review is required, in accordance with
CEQA Guidelines Sections 15162 and 15164, is included in the proposed Resolution .
FISCAL IMPACT
Budgeted: Yes Budget Year: 2025-26
Funding Identified: Yes
The Orcutt Area Parks project is included in the 2025–27 Financial Plan, which is
anticipated to be adopted by Council at the June 17, 2025, Council meeting and go into
effect on July 1, 2025. The Financial Plan identifies funding for the Righetti Community
Park phased implementation with funding in the first fiscal year (FY 2025-26).
Originally intended to be funded through development fees, the Orcutt Area Parks project
faced a significant funding shortfall as the revenue from fees collected proved insufficient
to fully finance the Righetti Ranch Park development as anticipated in the OASP. With
more than 95% of the fees collected, $8.5 million has been appropriated to the project,
including $3.4 million from the OASP Park Improvement Funds and $5.1 million from
Local Revenue Measure Capital Outlay Funds. A portion of this funding has already been
used to support the design phase, leaving a remaining project balance of approximately
$7.35 million.
Staff recommends bidding the complete Righetti Community Park project—including the
base bid and Alternates 1 through 4—to maximize potential awardable work and gather
accurate cost data for future financial planning. Once bids are received, staff will better
understand the costs associated with each component and can return to Council during
the 2027–29 Financial Plan process with refined estimates and funding strategies. This
approach supports responsible progress while aligning with long-term capital planning
goals. Total Costs for the Bid and each Alternate are summarized below:
Base Bid: $13.7 million
Add Alt 1: $2 million
Add Alt 2: $6.1 million
Add Alt 3: $1.3 million
Add Alt 4: $4.2 million
Grand Total: $27.4 million
Table 1 below presents the estimated construction cost for the full project, excluding cost
escalation. Actual costs will be higher due to inflation, labor and material price increases,
and other market factors over time.
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Table 1: Righetti Community Park, Base Bid + 4 Additive Alternatives
While staff recommends bidding the complete Righetti Community Park project , including
the base bid and Alternates 1 through 4 , it is highly likely that the project base bid is the
only phase of work that will be awarded due to funding constraints. Table 2 below shows
a more granular look at the cost shown in Table 1 above for the base bid.
OASP Park Fund Capital Outlay Fund - LRM
Righetti Community
Park (2000054-01)
Righetti Community Park
(2000054-01)
Base Engineer Estimate 2,093,623$ 7,856,377$ 9,950,000$
Contingencies (20%)-$ 1,990,000$ 1,990,000$
Construction Management 1,300,000$ 1,300,000$
Testing, Cons. Support, Env, Comms, Printing 428,912$ 428,912$
BASE TOTAL 2,093,623$ 9,846,377$ 13,668,912$
Additive Alternative 1 1,480,000$ 1,480,000$
Contingencies (20%)-$ 296,000$ 296,000$
Construction Management 204,000$ 204,000$
Testing, Cons. Support, Env, Comms, Printing 96,000$ 96,000$
Additive Alternative 1 TOTAL -$ 2,076,000$ 2,076,000$
Additive Alternative 2 4,560,000$ 4,560,000$
Contingencies (20%)-$ 912,000$ 912,000$
Construction Management 415,000$ 415,000$
Testing, Cons. Support, Env, Comms, Printing 194,000$ 194,000$
Additive Alternative 2 TOTAL -$ 6,081,000$ 6,081,000$
Additive Alternative 3 835,000$ 835,000$
Contingencies (20%)-$ 167,000$ 167,000$
Construction Management 202,000$ 202,000$
Testing, Cons. Support, Env, Comms, Printing 94,000$ 94,000$
Additive Alternative 3 TOTAL -$ 1,298,000$ 1,298,000$
Additive Alternative 4 3,180,000$ 3,180,000$
Contingencies (20%)-$ 636,000$ 636,000$
Construction Management 289,000$ 289,000$
Testing, Cons. Support, Env, Comms, Printing 135,000$ 135,000$
Additive Alternative 4 TOTAL -$ 4,240,000$ 4,240,000$
TOTAL PROJECT (BASE + 4 Bid Alts)2,093,623$ 23,541,377$ 27,363,912$
Righetti Community Park, Specification No. 2000054-01
Total
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Table 2: Righetti Community Park, Base Bid Only
As part of the 2025-27 Financial Plan reconciliation of park related development impact
fees, staff has identified two park related development impact fee adjustments that are
necessary.
1. An over-commitment of $180,197 in OASP impact fees. This means that the City
has appropriated more funding than has been collected in revenue to date. Staff
is recommending that $180,197 in OASP impact fees be disappropriated.
2. Adjustment of the use of Citywide Park Improvement Impact Fees. These funds
are necessary in order to match the Grant Funding received for the Emerson Park
project, slated for construction in 2026. Staff is recommending that $1,136,522 in
Citywide Park Improvement Impact Fee be disappropriated to ensure timely
delivery of that project.
Table 3 below shows these adjustments to impact fees and the funding sources that are
planned to be used to fund the base bid.
OASP Park Fund Capital Outlay Fund - LRM
Righetti Community
Park (2000054-01)
Righetti Community Park
(2000054-01)
Base Engineer Estimate 2,093,623$ 7,856,377$ 9,950,000$
Contingencies (20%)-$ 1,990,000$ 1,990,000$
Total Construction Estimate
(Base Only)2,093,623$ 9,846,377$ 11,940,000$
Construction Management -$ 1,300,000$ 1,300,000$
Special Materials & Testing:-$ 100,000$ 100,000$
Construction Support -$ 196,412$ 196,412$
Communications Consultant -$ 75,000$ 75,000$
Environmental -$ 50,000$ 50,000$
Printing:-$ 7,500$ 7,500$
13,668,912$
Current Available Balance: 2,093,624$ 5,075,288$ 7,168,912$
2025-27 Financial Plan: -$ 6,500,000$ 6,500,000$
TOTAL Project Funding 2,093,624$ 11,575,288$ 13,668,912$
Righetti Community Park, Specification No. 2000054-01
Total
Total Project Estimate (Base Only)
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Item 6e
Table 3: Righetti Community Park Base Bid Funding Sources
*Construction of the project contingent on approval of the 2025-27 Financial Plan
In addition to the one-time capital cost of constructing the Righetti Community Park,
funding will be needed for its ongoing maintenance, as well as future replacement and
rehabilitation of park assets. Maintenance of the City’s park syste m is performed by the
Parks Maintenance Program within the Public Works Department. The program is
currently staffed with 10 Parks Maintenance Specialists who maintain 2 8 park facilities
across more than 110 acres of improved parkland. With the exception o f Damon Garcia
Sports Complex, each specialist is responsible for 3 to 4 park sites.
Staff estimate that Righetti Community Park will require both an initial capital investment
and ongoing annual maintenance funding. The one-time cost is approximately $90,000
for a vehicle, tools, and equipment, which will also require periodic replacement over time.
Once fully constructed, the park is expected to cost $225,000 annually to maintain. Due
to the size and varied assets within the park (restrooms, multiple turf and court areas as
well as parking lots), this includes funding for two full-time Parks Maintenance Specialists,
utilities, materials, and custodial services for public restrooms. For the initial phase of the
project—corresponding to the base bid—the annual maintenance cost is projected at
$140,000 and includes one full-time Parks Maintenance Specialist. This level of service
would cover routine landscaping, daily inspections, waste removal, vandalism and graffiti
abatement, and irrigation system upkeep. A detailed maintenance cost and work
breakdown is included in Maintenance Management Plan.
Staff recommend that the future maintenance needs and associated co sts for Righetti
Community Park be addressed as part of the 2027–29 Financial Plan. With construction
scheduled to begin in fall 2025 and anticipated to take 18 months, plus a one-year
landscape maintenance period included in the project, the City will have time to evaluate
the best mechanisms to address the maintenance needs for the new park. This would
include the feasibility of sharing assets like vehicles, mowers and other tools as well as
materials like court nets and turf seed.
Staff believe these recommendations are necessary in order to maintain the current
service level experienced at other City parks. Reduced staff, materials or other operating
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Item 6e
costs may reduce service level at this and other parks.
ALTERNATIVES
1. Do not authorize advertisement at this time: This alternative would delay
construction of the Righetti Community Park. Further delays are likely to increase
project costs due to inflation and market conditions.
2. Direct staff to revise the project scope or phasing prior to advertisement : Staff
could return with an adjusted scope—such as removing or rebundling Additive
Alternates—but this would extend the project schedule, delay delivery, and likely lead
to higher costs.
3. Defer the project until full funding is secured for all elements of the Park: Council
could direct staff to incorporate all alternatives into the base bid and allocate additional
funding in a future budget cycle. This approach would delay construction for several
years and could impact the delivery of other priority capital projects.
ATTACHMENTS
A - Draft Resolution Authorizing Various Fund Reappropriations and Transfers to Support
the Righetti Community Park Project, Specification Number 200005 4, and approving
an Addendum to the Orcutt Area Specific Plan Environmental Impact Report for the
Righetti Community Park Project.
B - Figure 1 Righetti Community Park Phase Diagram
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R ______
RESOLUTION NO. _____ (2025 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, AUTHORIZING VARIOUS FUND
REAPPROPRIATIONS AND TRANSFERS TO SUPPORT THE RIGHETTI
COMMUNITY PARK PROJECT, SPECIFICATION NUMBER 2000054,
AND APPROVING AN ADDENDUM TO THE ORCUTT AREA SPECIFIC
PLAN (OASP) ENVIRONMENTAL IMPACT REPORT FOR THE
RIGHETTI COMMUNITY PARK PROJECT
WHEREAS, Righetti Community Park was identified in the OASP as a key public
amenity, planned to serve both the Orcutt Area and the broader San Luis Obispo
community; and
WHEREAS, the decision to lead construction of the OASP Parks was identified in
2016 as an update to the OASP Public Facilities Financing Plan; and
WHEREAS, the OASP Parks, originally estimated at $6.04 million in 2016, are now
estimated at $24.23 million due to construction inflation and the progression of detailed
design plans; and
WHEREAS, the current design of the Righetti Community Park aligns with the
general intent of the OASP, while incorporating refinements into the design rather than
major modifications that would significantly affect the scope of the project; and
WHEREAS, the original assumption that developers would fund 100% of the
community park through impact fees is no longer viable due to rising construction costs,
delays in park development and limited remaining development to generate additional
fees; and
WHEREAS, the City has supported the parks’ advancement through successive
Financial Plans, beginning in 2019–21 and continuing through the 2023–25 cycle, and
WHEREAS, funding to support the OASP Parks was previously allocated into the
Development Related Park Improvement Project Account (2000057) in various sub-task,
and
WHEREAS, to fund construction for the project, staff is recommending the City
Council approve the transfer of $304,637 in Capital Outlay Funds (LRM) from the
Development Related Park Improvements account (2000057-00); and
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Resolution No. _____ (2025 Series) Page 2
R ______
WHEREAS, to fund construction for the project, staff is recommending the City
Council approve the transfer of $3,987,138 in Capital Outlay Funds (LRM) from the
Development Related Park Improvements account (2000057-02); and
WHEREAS, to fund construction for the project, staff is recommending the City
Council approve the transfer of $19,802.04 in OASP Park Improvement Funds from the
Development Related Park Improvements account (2000057-03); and
WHEREAS, to fund construction for the project, staff is recommending the City
Council approve the transfer of $1,558,970.27 in OASP Park Improvement Funds from the
Development Related Park Improvements account (2000057-03); and
WHEREAS, to fund construction for the project, staff is recommending the City
Council approve the transfer of $14,850.80 in OASP Park Improvement Funds from the
Development Related Park Improvements account (2000057-04); and
WHEREAS, to fund construction for the project, staff is recommending the City
Council approve the transfer of $783,512.85 in Capital Outlay Funds (LRM) from the
Development Related Park Improvements account (2000057-05); and
WHEREAS, to fund construction for the project, staff is recommending the City
Council approve the transfer of $500,000 in OASP Park Improvement Funds from the
Development Related Park Improvements account (2000057-05); and
WHEREAS, to represent available and collected funds, staff is recommending the
City Council disappropriate $180,197.96 in OASP Park Improvement Funds from the
Development Related Park Improvements account (2000057) due to the overcommitment
of the fund; and
WHEREAS, to remove funding that will be used for other projects, staff is
recommending the City Council reappropriate $1,136,522 in Park Improvement Impact Fee-
Citywide Fund back to the unallocated fund’s balance from the Development Related Park
Improvements account (2000057); and
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
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Resolution No. _____ (2025 Series) Page 3
R ______
SECTION 1. Environmental Review. The transfer of funds is not subject to
environmental review under the California Environmental Quality Act (CEQA) because it
is not a “project” as defined by CEQA Guidelines Section 15378.
An addendum to the Orcutt Area Specific Plan Final Environmental Impact Report
(Final EIR) has been prepared for the Righetti Community Park Project in accordance
with the requirements of CEQA Guidelines Section 15162 and 15164. The Addendum
concluded that:
1. The Righetti Community Park project is consistent with the OASP and the
assumptions evaluated in the 2010 Final EIR;
2. No new or more severe environmental impacts would result from the
proposed design;
3. No new significant information or changed circumstances exist that would
require further review; and
4. All applicable mitigation measures continue to apply and remain effective.
Subsequent or supplemental environmental review is not required.
SECTION 2: Action. The City Council authorizes disappropriating $180,197.96
overcommitted OASP Park Improvement Funds from the Development Related Park
Improvements project; reappropriate $1,136,522 in Park Improvement Impact Fee –
Citywide Fund back to the fund’s unallocated balance; approve the transfer of
$5,075,278.85 in Capital Outlay (LRM) Fund, $2,093,623.11 OASP Park Improvement
Funds from the Development Related Park Improvements account (2000057) to the
Righetti Community Park account (2000054). The City Council additionally approves the
Addendum to the OASP Final EIR.
Upon motion of _______________________, seconded by
_______________________, and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _____________________ 2022.
___________________________
Mayor Erica A. Stewart
ATTEST:
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Resolution No. _____ (2025 Series) Page 4
R ______
__________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
__________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of San Luis Obispo, California, on ___________________________.
___________________________
Teresa Purrington
City Clerk
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Attachment G
Figure 1: Righetti Community Park Alternates Diagram
Alt #2
Alt #1
Alt #3
Alt #4
Base Bid
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