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Home My WebLink About09/16/1997, 3 - YOUTH SPORTS FIELDS l. j ecouncil epee mber 16 1937 a Enaa izEpout ' J CI . Y_ OF SAN LUIS OBISPO FROM: rplul LeSage, Director or Parks and Recreation SUBJECT: YOUTH SPORTS FIELDS CAO RECONEM ENDATION By motion: 1. Authorize staff to begin negotiations on the Damen-Garcia and Pereira properties, as those parcels are identified in the staff report, for the purpose of determining a site on which to construct a multi-use athletic field complex. 2. Direct staff to return to Council with a recommendation to obtain the site that best meets the City's needs for the athletic complex, consistent with the City's General Plan. DISCUSSION Background The need for additional athletic facilities has long been recognized by those who are involved with local youth sports programs. Simply stated, there are too many participants for the existing number of fields. Additionally, many of the locations where sports are now played were never intended to service community-wide programs. As a consequence, they lack the necessary amenities, such as adequate parking, needed to operate quality activities. The neighborhoods surrounding C. L. Smith School and Throop Park, for example, are sometimes overrun with sports participants. A new facility would meet the existing field shortage and take some pressure off of the impacted neighborhoods. With the adoption of the revised Parks and Recreation Element of the City's General Plan in May of 1995, the field shortage was officially acknowledged by the City. It needs to be noted that this was not the only need identified by the Element. Council has taken action to address other shortages. To date, over 26 Capital Improvement Projects have been approved. These projects have: replaced outdated playground equipment, added four new neighborhood parks, improved existing athletic fields, upgraded five elementary school multi-purpose rooms to gymnasiums, and constructed the skateboard park. It is also important to note that a sports complex provides the City with more than fields for organized athletics. During the day, before programs begin, sports fields are wonderfully quiet and serene places. They make excellent locations to eat lunch or just unwind from the pressures of day-today living. Informal sports, pick-up games, and family picnics are other activities one would observe in these locations. At least two of the potential sites could also provide for trailheads to some very interesting hikes. On July 15, 1997, the City Council directed staff to study potential sites on which to locate a multi-field athletic complex. Funding for such a facility is included in the 1997-99 Financial Council Agenda Report-Youth Sports Fields Page 2 Plan. This funding represents the culmination of a long-term effort to address the need for a central location in the community where athletic events can be conducted. At the meeting, Council reviewed all existing parks for possible athletic field locations. Per a staff recommendation, Council determined that, among the existing City parks, only Laguna Lake Park could accommodate the athletic fields. Other privately-owned sites were identified as possible locations and staff was directed to evaluate these further. Site Analysis Public input has been an important part of the process. This has included: • meeting with field users on July 28 • neighborhood meeting with Laguna Lake Park neighborhood residents on August 4 • tour of fields with local environmentalists on August 6 • several on-site tours with Council members, commissioners, field users, and other interested members of the community • 'a survey of residents living in the vicinity of the Martinelli property Staff considered a number of possible locations for the sports field complex. For a variety of reasons, most were eliminated as being unsuitable. For example, one possible field location could have been at Camp San Luis Obispo. An investigation of the site, coordinated with assistance from State Senator O'Connell's office indicated that there was not an appropriate location for the fields available at the Camp. There is not a "perfect site" for the fields. Every location has some restraints. At four sites, though, there seemed to be enough of an upside to warrant additional study. David Foote, a local landscape architect with FIRMA, was enlisted to assist staff in this study. The Site Feasibility and Cost Analysis Report that he prepared for this project is Attachment 1. The major pros and cons of each site can be summarized as follows: 1. Damen-Garcia Property: Pros: • the area is already designated as a park site by the City's General Plan • central location and accessible • no major conflicts with existing neighboring land uses • portion of land will be a park/open space dedication Cons: • depending on the site selected, topographic constraints could require considerable earthwork cost • depending on the site selected, creeks could fragment developable area and may require mitigation • temporary access easement and road required • future residential neighborhood to the west 3�� Council Agenda Report-Youth Sports Fields Page 3 The key to the Damen-Garcia property is the Margarita Area Annexation. If that can be accomplished within a reasonable amount of time, this becomes an ideal site. Staff is in the process of completing a draft of the Margarita Area Specific Plan that would satisfy the General Plan prerequisite for annexation. At this time, the majority of property owners support annexation, including the Garcias. Its best advantage is its location near portions of the City with the highest population of children. 2. Pereira Property: Pros: • parcel includes a desirable open space acquisition • actual development envelopes are consolidated and efficient • as a visual entry to the City, if development is to be allowed on this site, park development may be the most attractive of all potential development types possible on the site Cons: • topographic constraints add significant earthwork cost • the park development envelopes are separated by 80 feet of elevation change and the upper area is somewhat remote • there is potential for negative traffic impacts • Calle Joaquin/Los Osos Valley Road intersection improvements may be required • property is outside the City's Urban Reserve Line and presently planned for open space • location would be perceived as quite distant from many City areas • proposed raises General Plan consistency issues • potential environmental concerns include on-site creeks and wetlands • site is not accessible to mass or alternate transportation • there are potential visual impacts associated with fencing and lighting Several critical issues for the Pereira site are the ability to acquire the property and develop the fields within the existing budget, and a number of associated planning issues which were discussed in an earlier private recreation development proposal which was denied. The recent offer by Eagle Energy, Inc., to purchase the Pereira property for a fueling station (Attachment 2) does two things. First, it presents an opportunity to acquire the property at no cost. Second, it complicates the negotiations with additional planning and land use, environmental, and traffic concerns. However, this offer would be examined as part of the evaluation of their property. Positively, this site has the ability to provide a spectacular setting for athletic events while providing the City with an important open space acquisition. 3. Martinelli Property: Pros: • not constrained by topography • flexible parcel configuration possible to optimize facility layout 33 Council Agenda Report-Youth Sports Fields Page 4 Cons: • possible underground soil contamination requires further study • significant existing drainage problems require resolution • the site would be encumbered by a large storm water basin • there is neighborhood opposition There are too many uncertainties on this site, and considerable local opposition, for staff to recommend negotiations at this time. A survey card was sent to the Rancho San Luis Mobile Home Park residents asking for their reaction to the fields being located on the Martinelli property. 45 of the 49 people responding expressed an objection to the fields. The response cards are available at the Parks and Recreation Department for review. A sample card is included as Attachment 3. 4. Laguna Lake Park: Pros: • there would be no land cost • there is existing access and infrastructure development • property would represent the lowest overall cost • proper development would allow an efficient, consolidated development envelope Cons: • concerns have been expressed that field would harm the park's environment • sports fields use inconsistent with adopted Master Plan • perceived as windy and cold • there is expressed neighborhood opposition • there has been a lack of enthusiasm from field users Laguna Lake Park is a site that could be developed in the most economical manner. However, the strong objection from the adjacent neighborhood residents and lack of enthusiasm from field users would make approval difficult. Staff feels that either the Damen-Garcia or the Pereira properties would make a good location for the sports fields. Both preliminary design concepts are bare bones and contain only features related to the sports fields. There is no landscaping proposed outside of the field areas. The areas would be left in a natural condition. The dual negotiations should not delay the process of selecting the site that best meets the City's needs for the sports complex. Staff intends to return to Council in a timely manner with a specific recommendation. FISCAL IMPACT One-Time Costs: 1. Development: Council Agenda Report-Youth Sports Fields Page 5 The preliminary estimate of development costs for the sites is as follows: Candidate Sites Development Cost Damen-Garcia Property $2,530,217 Pereira Property $2,462,032 Martinelli Property $2,418,174 Laguna Lake Park $2,166,326 With determination of preliminary costs, every effort was made to include all possible expenses. To this end, each project includes a cost for construction management. As was pointed out in the July 15 report to Council, this is a project that was not anticipated by the Engineering Division as part of the 1997-99 Capital Improvement Program. While land costs on some of the sites have been suggested, staff has not pursued a firm price, pending the approval of Council to begin negotiations. Staff believes that it will be possible to acquire and develop each of the candidate sites within the current budget. Portions of the Damen-Garcia property could be acquired as part of the Margarita annexation. The offer by Eagle Energy to purchase the Pereira property and dedicate a portion to the City could result in a cost savings. Each of the sites has the potential to receive in-kind services from local businesses. Members of the community have expressed an interest in leading this type of effort. Since the original construction of Sinsheimer Park over twenty years ago, this type of community involvement has played a part in many projects. 2. Maintenance: There will be one-time, start-up costs for the purchase of new maintenance equipment estimated at $90,000. On-Going Costs: 1. Maintenance: If this project was to move ahead on a reasonable schedule, it could be ready for play in the spring of 1999. At that time, the City would have to assume the cost of operations and maintenance. An in-depth study of these costs can be undertaken once a design is approved. It is certain to be in the $130,000 range annually. 2. Program Administration: Costs associated with facility management will depend on the design of the facility and programs offered - a rough estimate is $25,000 annually. ALTERNATIVES Continue seeking other locations on which to develop fields. This is certainly possible but not very likely. Staff has pursued every known lead. This includes everything from the old Vons J750 Council Agenda Report-Youth Sports Fields Page 6 site (too expensive) to any surplus property the County might have (there is none). Among field users, there continues to be a sense of urgency mixed with frustration. Like everyone else who was involved in the Cal Poly project, they are emotionally drained by that process. Their representatives have visited the candidate sites and find them acceptable. They are anxious to make a decision on a specific site and willing to become involved in the construction. CONCURRENCES It was the consensus of the Joint Use Committee, at their August 26 meeting, that either the Damen-Garcia or Pereira location would be an acceptable site for the fields. The Parks and Recreation Commission supported the staff recommendation at their September 3 meeting. ATTACEMIENNT 1. Site Feasibility and Cost Analysis Report 2. Letter from Eagle Energy, Inc. 3. Neighborhood Survey Card Sample O:%CAORMCAOYOVI'HSFOR7SFB3J)SSER6.DOC 3�6 Youth Athletic Fields Site Feasibility and Cost Analysis Report PREPARED FOR: Paul LeSage, Director Parks and Recreation Department City of San Luis Obispo firma Landscape Architecture Planning Environmental Studies Ecological Restoration 849 Monterey Street San Luis Obispo CA 93401 805.781.9800 ATTACHMENT 1� A. Purpose And Scope This report was prepared by firma under the direction of the Parks and Recreation Department to analyze and compare the development potential and general cost for creation of a sports field complex on the four candidate properties listed below and shown on Map 1 : o Laguna Lake Park v Martinelli property v Pereira property v Damen-Garcia property The park development program includes the following components: o Four full-size soccer fields o Three softball fields o One baseball field o Lighting for one softball field o Parking for 100 cars o Restroom and storage buildings(s) v Subsurface turf drainage system v Backstops, skinned infield, dugouts and bleachers for the organized softball fields Each site was evaluated for its ability to accommodate the program elements in a reasonable spatial arrangement. The concept plans included in this-report show the general spatial requirements of the play fields. The maps should be considered generalized concepts only, subject to further study and design refinement based on detailed site analysis, program development and the final development budget. Further study could conclude more or less acreage is needed at any site. The program does not include complete landscape and irrigation for areas within the property but outside the ballfields. The primary goal of the project is to develop high quality, up-and-running sports fields that include sub-surface turf drainage, backstops, bleachers, dugouts and skinned infields. The .estimated development costs were prepared using park development data generated by firma, Sasaki Associates of San Francisco and the City of Fremont. The physical site constraints for each property were studied using on-site reconnaissance, interviews with City staff, and review of previous environmental and planning documents. B. Summary Development costs for the four sites vary based on site constraints that affect the shape or envelope of developable land, such as topography, creeks and drainages and access. The sites also vary in the amount of money needed to address things like CEQA review and studies, street improvements and storm water management. This report did not consider the cost of land for each property. t ,J-0 The following table summarizes the estimated development costs for each site. Detailed cost breakdowns are included in the analysis for each site following in this report. Comparison of Costs Candidate Site Development Cost Damen-Garcia Property $2,530,217 Pereira Property $2,462,032 Martinelli Property $2,418,174 Laguna Lake Park $2,166,326 The major pros and cons of each site can be summarized as follows: 1. Damen-Garcia Property Pros • the area is already designated as a park site by the City's General Plan • central location and accessible • no major conflicts with existing neighboring land uses • portion of land will be a park/open space dedication Cons • depending on the site selected, topographic constraints could require considerable earthwork cost • depending on the site selected, creeks could fragment developable area and may require mitigation • temporary access easement and road required • future residential neighborhood to the west 2. Pereira Property Pros • parcel includes a desirable open space acquisition • actual development envelopes are consolidated and efficient • as a visual entry to the City, if development is to be allowed on this site, park development may be the most attractive of all potential development types possible on the site Cons • topographic constraints add significant earthwork cost • the park development envelopes are separated by 80 feet of elevation change and the upper area is somewhat remote • there is potential for negative traffic impacts • Calle Joaquin/Los Osos Valley Road intersection improvements may be required • property is outside the City's Urban Reserve Line and presently planned for open space • location would be perceived as quite distant from many City areas • proposed raises General Plan consistency issues • potential environmental concerns include on-site creeks and wetlands • site is not accessible to mass or alternate transportation • there are potential visual impacts associated with fencing and lighting 2 3-9 3. Martinelli Property pros • not constrained by topography • flexible parcel configuration possible to optimize facility layout Cons • possible underground soil contamination requires further study • significant existing drainage problems require resolution • the site would be encumbered by a large stormwater basin • there is neighborhood opposition 4. Laguna Lake Park Pros • there would be no land cost • there is existing access and infrastructure development • property would represent the lowest overall cost • proper development would allow an efficient, consolidated development envelope Cons • concerns have been expressed that field would harm the park's environment • sports fields use inconsistent with adopted Master Plan • perceived as windy and cold • there is expressed neighborhood opposition • there has been a lack of enthusiasm from field users 3 3-/d WIN , Ah 1�Y 11�1 �SC��.I��■'i � �, ',,,r',\5 II � , 1111'l�l.-I,i c �r s. r �� t1• � t \ �` 111 ■ '• %� I,IIYYYYY�1 �" all Ilml milli l � . . Feasibility Map 1 Site • Report City Of Obispo North DepartmentParks & Recreation C. Evaluation of Candidate Park Sites 1 . Damen-Garcia Site Current City planning documents indicate that a portion of Damen-Garcia property is designated for public park use. Within that area are several sites that could accommodate the sports fields. ❑ Topography: Most of the site is under 10% slope. A four or five acre area consisting of an old rock quarry is steeper and would require significant earthwork to create area for several of the fields. ❑ Flooding: The 100 year flood zone is confined closely to the creek and drainage ditch on the site and does not pose a significant constraint. ❑ Biological Resources: No known sensitive plants or animals occur on the site. The creek and ditch are classified as wetlands and must be protected or restored, if altered. Protection and enhancement of these wetlands are included in the cost estimate for this site. ❑ Visual Resources: Portions of the site are visible from Broad Street. Commercial/Industrial land uses across Broad Street would not be visually impacted by park development. ❑ Traffic: Access would be off the proposed Prado Road extension aligning with Industrial Way at Broad Street. A temporary access easement and road over an adjacent parcel would be necessary until Prado Road is built. o Wind: The site is somewhat less windy than parts of the western end of town due to the South Hills, however,this site experiences regular wind. ❑ Noise: Mobile homes exist within about 500 to 600 feet from potential park active areas, with no opportunity for topographic interruption. However, it is not likely Noise Element standards would be exceeded. ❑ Reclaimed Water: A reclaimed water distribution line is planned to extend along Prado Road. No additional development cost to bring reclaimed water to the site is required. ❑ Policy Issues: A portion of the needed park site could be a park dedication as part of the land use entitlements which may arise through the Margarita area annexation Specific Plan, now in progress. However, at this time it is premature to anticipate a park land dedication. ❑ Cost Factors: The significant contingent costs for this site include: • up to approximately$250,000 in earthwork depending on the actual site selected • potential creek protection and enhancement depending on the actual site selected • acquisition of temporary access easement 5 gWtr.. :.. \,l �Il �lti,:\\11111,1�`��`�\`♦\' \\\\\\\\``� ` AZ ,, i. \ 4-1 \ \ "•�. ,•. \ �,�:iii::'':`_::..".. v._�i,a�,.,. ,.. i j F90, y, )�Mi. i Gar�Fa\ .P-irR [ c„i:: = ,:1 OOOF Vl 1 � , i I,I 1'7,:-�7- % ,111 j Garcia Sites Site Feasibility & Cost Analysis Report Map 2 City Of San Luis Obispo North -/ Parks & Recreation Department Scale: 1"= 1000' fi ma I I I I I O I I I I I I O O I I Parking(Fo- I I I ° Parking SITE: I I 25 ACRES Garcia Sites Site Feasibility & Cost Analysis Report Map 3 City Of San Luis Obispo 3-/ Parks& Recreation Department Scale: 1"= 200' firma Cost Mudel for Youth Athletic Field Development Damen-Garcia Site Acres of Park Land 25.0 Cost/Acre(rounded) 101 209 kam! Description Unit UnItCost Quantity - Extension Coat 1 Off Site Construction SF Iso 6,000 9,000 9,000 2 Pre-Landscape Construction Preparation 54,446 Clearing, Demolition SF 0.05 1,086,920 54,446 3 General Site Work 326,676 Rough Grading SF 015 1,066,920 163,336 Drainage SF 0.05 1,088,920 54,446 Utilities SF 0.10 1,068.920 108,692 4 Paving 240,000 Parking Spats-Lighted EA 2,000.00 100 200,000 Pedestrian/Vehicular Paths SF 4.00 10,000 40,000 5 Youth Baseball/Softball 700,000 Allowance for 1 field EA 200,000.00 3 600,000 Lighting EA 100,000.00 1 100,000 6 Baseball 70,000 Allowance for 1 field EA 70,000.00 1 70,000 7 Soccer/Football 480,000 Allowance for 1 field EA 120,000.00 4 480,000 8 Restroom/Storage 70,000 Allowance for 600 SF building EA 70,000.00 1 70,000 9 Contingency items 309,000 •' CEQA Review 6,000 6,000 '•• Environmental Mitigation AC 20,000.00 3.60 72.000 Additional Earthwork Cr 3.50 66,000 231,000 Reclaimed Water Line o Sub Total 2259122 10 Construction Management 5% 112.956 112,956 11 A-E Cost 7% 156,139 158,139 Grand Total 2,530,217 •Temporary acaesa nmd " Expanded Wdai S"and 1AUptad NO Creek fencing and reswrat w 8 ��/S 2. Pereira Site The entire proposed property encompasses about 76.5 acres of which just over 19 acres are required for park development. The remaining 57 acres would become open space and be managed as part of the City greenbelt. ❑ Topography: Although significant areas of slopes from 5%to 10%are available on the site, the development program would require grading on slopes over 20% in some areas. • The necessary earthwork is an additional cost, but can be done in a manner to avoid visual impacts. ❑ Flooding: The lower portion of the site near Froom Creek and Calle Joaquin is within the 100-year flood zone, however, this is not considered a serious constraint. ❑ Biological Resources: The site contains two creeks which have sensitive botanical species and probably provide significant wildlife value. Some native perennial grassland exists on the upper slopes. • The biological resources appear to be able to be retained and protected through management as a greenbelt open space preserve. ❑ Visual Resources: The upper portions of the site are visible from the U.S. 101 and many areas in the City from a distance. This would be retained as open space. • The lower to mid-level areas are not particularly visible due to existing willow and eucalyptus trees which would be retained. • The upper play field area would not be visible from any significant vantage point since it is already relatively flat and will be graded flatter. ❑ Traffic: The site is accessed by Calle Joaquin which can easily accommodate increased traffic volumes. • Improvements to the Los Osos Valley Road/Calle Joaquin intersection would be required to accommodate increased traffic($100,000). ❑ Wind: The site is somewhat protected from the prevailing winds which affect the other three candidate sites. ❑ Noise: Existing background noise levels are about 68 dBA Ldn due to freeway traffic. The addition of all day and evening play could increase the Ldn over 70 dBA at the neighboring motel, in exceedance of noise standards. ❑ Reclaimed Water: The cost of bringing reclaimed water to this site is estimated by the Public Works Department as between $25,000 and$100,000. ❑ Policy Issues: Unlike the other candidate sites, which are already more or less enclosed by urbanized lands,this site would annex an area at the edge of the City. However, the proposal is consistent with the City's goal of acquiring open space lands for a greenbelt around the City. The ratio of open space to park land on the site is almost 4:1,outside the Urban Reserve Line. ❑ Cost Factors: Contingent costs include intersection improvements to Calle Joaquin/Los Osos Valley Road ($100,000), additional earthwork ($135,000) and reclaimed water line ($25,000 to $100,000). O C �. DEDICATIO i P RK\ 57 ACRES \9 0 O C )\ DEV MENT/ SBY-TV 10.2 ACRES / Motel ' Cify Limrt � �� \ CAL Pereira Site Site Feasibility & Cost Analysis Report Map 4 City Of San Luis Obispo North Parks & Recreation Department Scale: l"=400' firma . 3a % \v/ en Space Dedi ation Area l ervi o d / Pe is ,Path • i Creek Set ck Zone Parking Creek Setback Zone y Parkin CALLE J0AQV 1N Pereira Site Site Feasibility & Cost Analysis Report Map 5 City Of San Luis Obispo North Parks&Recreation Department Scale: 1'=200' firma imo Cost MDdel for Youth Athletic Field Development Pereira Site Acres of Park Land 192 Cost/Acre(rounded) 128231 nem a Description Unit unit cost Quantity Extension Coat 1 Off Site Construction 100,000 2 Pre-Landscape Construction Preparation 41,818 Clearing, Demolition SF 0.05 x38,352 41,818 3 General She Work 250,906 Rough Grading SF 0.15 838,362 125,453 Drainage SF 0.06 836,352 41,818 Utilities SF 0.10 838,362 83,636 4 Paving 240,000 Parking Spaces-Lighted EA 2,000.00 100 200,000 Pedestdan/Vehicular Paths SF 4.00 10,000 40,000 5 Youth Baseball/Softball 700,000 Allowance for 1 field EA 200,000.00 3 600,000 Lighting EA 100,000.00 1 100,000 6 Baseball 130,000 Allowance for 1 field EA 130,000.00 1 130,000 7 Soccer/Football 480,000 Allowance for 1 field EA 120,000.00 4 480,000 8 Restroom/Storage 70,000 Allowance for 600 SF building EA 70,000.00 1 70,000 9 Contingency items 185,520 " CEOA Review 1s,000 Environmental Mitigation 10,000 Additional Earthwork CY 3.50 38,720 136,520 Reclaimed Water Line 25,000 Sub Total 198243 10 Construction Management s% 109,912 109,912 11 A-E Cost 7% 153,877 153,877 Grand Total 2 462 032 *Traft irnprovements at Calle Joaquintim Csos Valley Road Expanded INdai Study and ND(Cultural Resources,Traffic,Biology) Cost assumes alternate ffiIgnrnent of currently planned distribution lure. with no change cost to connect would be,5700.000. 12 ,��9 3. Martinelli Site The Martinelli property adjoins the City limits in the Margarita annexation area. It is undeveloped and adjoins the Unocal property to the south and industrial park development to the west. The land is tentatively planned for industrial park use in the Margarita area annexation Specific Plan now in progress, however, the current land use category under the County General Plan has a recreation zone overlay which allows ballfields. ❑ Topography:The site is flat and does not present earthwork constraints. ❑ Flooding: The site is largely, if not entirely, within the 100-year flood zone. Drainage conveyance deficiencies exist in Prado Road along the site which result in ponding and flooding of the neighboring mobile home park. • Preliminary drainage studies for the annexation area call for a large stormwater basin on this site. • The City Engineer believes a detailed regional drainage study is needed to determine the scope of potential drainage improvements which may be obligatory with this site. o Biological Resources: No sensitive species occur at this site. The site is infested with common Bermuda grass which will be impossible to fully eradicate. Bermuda grass will compromise the quality of the play field turf. ❑ Visual Resources: The site is not highly visible from existing surrounding land uses. o Traffic: Prado Road is planned for extension through the Margarita annexation area linking to Broad street. The property fronts existing Prado Road which is an improved County road. The future alignment may bend to the south as shown on Map 4. • Development of the site will increase traffic on Prado Road which currently has very low use. The increase will appear dramatic to residents along Prado Road, however,the street has capacity for the added trips. • Neighbors are concerned about traffic volume, speeds and sight distance. ❑ Wind: The site is moderately to highly windy as is much of the western part of the City. ❑ Noise: The site activity areas are within 600 feet of existing residences (mobile home park). Because existing background noise levels are low in the area it is unlikely that the ballfields will create a noise standard exceedance. However, noise will increase and be noticeable at the mobile home park. ❑ Reclaimed Water: A reclaimed water distribution line is planned to extend along Prado Road. No additional development cost to bring reclaimed water to the site is required. ❑ Hazardous Waste: Known ground contamination exists on adjoining Unocal property which may extend this site. The site may have been used for petroleum storage years ago. Further investigation is necessary to determine the level of constraint existing and remediation costs. ❑ Policy Issues: This proposed site is closer to existing residences than the other three candidate sites which raises land use compatibility issues. ❑ Cost Factors: The significant contingent costs for this site include: • construction and maintenance of a 2.3 acre stormwater basin ($150,000) • potential drainage improvements and soil cleanup (costs unknown) • preparation of a focused EIR ($30,000) 13 t'�O Mobile Home Park PRADO ROAD F(lTU 'O9 O O Parking O O N O Parking J W N SITE: 25 ACRES LL I o 2.3 Ac. ketention Basin Unocal Martinelli Site Site Feasibility & Cost Analysis Report Map 6 City Of San Luis Obispo North Parks& Recreation Department Scale: 1•=200' firma Cost Model for Youth Athletic Field Development Martinelli Site Acres of Park Land 25.0 CosUAcre(rounded) 96,727 Item 0 Description Unn Unit cost Quantity Extension Cost 1 Off She Construction SF 1.50 14,000 21,000 21,000 2 Pre-Landscape Construction Preparation 49,441 Clearing, Demolition SF 0.05 958,812 49.441 3 General Site Work 296,644 Rough Grading SF 0.15 988,812 148,322 Drainage SF 0.05 980.812 49,441 Utilities SF 0.10 988,812 98,881 4 Paving 232,000 Parking Spaces-Lighted EA 2,000.00 100 200,000 PedestrianNehicular Paths SF 4.00 8,000 32,000 5 Youth Baseball/Softball 700,000 Allowance for 1 field EA 200,000.00 3 600,000 Lighting EA 100,000.00 1 100,000 6 Baseball 130,000 Allowance for 1 field EA 130.000.00 1 130,000 7 Soccer/Football 480,000 Allowance for 1 field EA 120.000.00 4 480,000 8 Restroom/Storage 70,000 Allowance for 600 SF building EA 70,000.00 1 70,000 9 Contingency hems 180,000 •• CEGA Review 30,000 ••• Environmental Mitigation 150,000 Additional Earthwork o Reclaimed Water Line o Sub Total 2,159,0 10 Construction Management 5% 107,954 11 A-E Cost 7% 151,136 Grand Total 2 418174 •Temporary access road off Redo: 20'AC. •• Fomaed EIR:Nova,Hazardous waste 8 Drainage a W/Ws. •" RetenSon basin earthwork.fendrq,WrxWoape(23 acres). 15 4�0&L 4. Laguna Lake Park The area of the existing park which could be considered for sports fields consists of about 17.6 acres between Madonna Road and the existing day use area. This area is undeveloped except for trees. The Laguna Lake Park Master Plan shows some of this area as being developed as non-organized turf with windbreak berms and tree planting, with the balance as undeveloped open space. o Topography: The site is relatively flat and earthwork costs would be low. o Flooding: The play field site is not in a flood-prone area. o Biological Resources: No sensitive plants or wildlife are known to exist on the play field site. o Visual Resources: The proposed development would be primarily open turf. The backstop/infields can be clustered 600 feet from the lake shore. Tree planting would screen views from residences to the play fields. o Traffic: Parking can be situated away from the lake along the existing park road and near Madonna Road. Additional traffic would not impact local residential streets. o Wind: The site is extremely windy and cold much of the time. The adopted Master Plan envisions earth berms and windbreak developed in layers across the site. Implementation of these measures is included in the cost estimate for this site. o Noise: The main activity areas are over 1,000 feet from neighboring residences. Although noise increase will occur it is not anticipated that these will exceed Noise Element standards. o Reclaimed Water: A reclaimed water distribution line is planned to extend to Laguna Lake Park. No additional development cost to bring reclaimed water is required. o Policy Issues: The adopted Laguna Lake Park Master Plan (1993) explicitly did not include organized play fields at this site based on community consensus. The Master Plan would require revision if this site is selected. o Cost Factors: Development would be less expensive at this site than other candidate sites for several reasons: • no land cost • limited infrastructure cost • limited earthwork as O P rking t h ° Parking .11.Tre 1 cr Windbr .. SITE: 17.6 ACRES Laguna Lake � 1 \ Laguna Lake Park Site Feasibility & Cost Analysis Report ♦ Map 7 City Of San Luis Obispo North Parks& Recreation Department Scale: 1"=200' firma Cost Model for Youth Athletic Field Development Laguna Lake Site Acres of Park Land 17S Cost/Acm(rounded) 123,08 Rom 9 Description Unit unit cost Quantity Extension oost 1 Off Site Construction 0 0 2 Pre-Landscape Construction Preparation 38,246 Clearing, Demolition SF 0.05 764,913 38246 3 General Site Work 229,474 Rough Grading Sr- 0.15 764,913 114,737 Drainage SF 0.05 764,913 38,246 Utilities SF 0.10 764,913 76,491 4 Paving 248,000 Parking Spaces-Lighted EA 2000m 100 200,000 PedestrianNehicular Paths SF 4.00 12,000 48,000 5 Youth Baseball/Softball 700,000 Allowance for 1 field EA 280,000.00 3 600,000 Lighting EA 100,000.00 1 100,000 6 Baseball 130,000 Allowance for 1 field EA 130,000.00 1 130,000 7 Soccer/Football 480,000 Allowance for 1 field EA 120A00.00 4 480,000 8 Restroom/Storage 70,000 Allowance for 600 SF building EA 70,000.00 1 70,000 9 Contingency Items 38,500 • CEQA Review 6,000 6,000 Environmental Mitigation o •' Additional Earthwork cY 2M 13,000 32,500 Reclaimed Water Line o Sub Total 1934 220 10 Constructlon Management 5% 96,711 96,711 11 A-E Cost 7% 135,395 135,395 Grand Total 166,326 • Expanded tutusi Study m,d Ntlgaled N •• plate dredge span in w{n 2 reaklberm per Master Pian i Table A Average Unit Costs for Park Development Remi Description Unit cost Remarks 1 OH Site Construction WC 2 Pre-Landscape Construction Preparation Clearing, Demolition SF 0.05 3 General Site Work Rough Grading SF 0.15 Assumes avg. 12"depth cut/fill,balanced site Drainage SF 0.05 Utilities SF 0.10 4 Paving Parking Spaces-Lighted EA 2,000.00 Allow 450 sf per car PedestdanNehicular Paths SF 4.00 See Note 1 5 Youth Baseball/Softball Allowance for 1 field EA 200,000.00 See Notes 4.5 Lighting EA 100,000.00 6 Baseball Allowance for 1 field EA 130,000.00 See Notes 4,6 7 Soccer/Football Allowance for 1 field EA 120,000.00 See Notes 4,7 e Restroom/Storage Allowance for 600 SF building EA 70,000.00 Notes: 1 Pedestrian/Vehicular Paving: Assumes 10 IL wide paths/mves at$4.00 per sf of paving. 2 Groundmver/Shrubs,Lawn-Seeded: Quantities assumes 25%gmurWwver/shrubs and 75%lawn In all landscape areas,excluding play0elds. 3 Groundmver I Shrubs: Assumes groundcover in entire planting bed and 5 gallon shrubs at 4'O.C.over 50%of groundwver/shrub area. 4 Playing Fields and courts do not Include general site work,Le.,clearing and grubbing,rough grading,and storm drainage system. 5 softball-Organized: Assumes lawn,4rlgatlon.backstop.fencing,skinned Infield,dugouts,and subsurface drainage. Assumed area.1.4 acre/field. 6 Baseball-Pracdce/Pidap: Assumes lawn,Irrigation,skinned field,and backstop only. Assumed area.32 aQwfwd. 7 Soccer/Football-Orgentzed: Assumes lawn,Irrigation,goalposts,and subsurface drainage. Assumed area.1.9 acre/neld with 20% overlap on softball fields. 6 EA.each:LF—firlear feet SF.square feet Source:FIRMA,Sasald Associates,Inc.and City of Fremont,1994 September 2, 1997 E&k ane , Inc The Honorable Mayor Allen Settle and City Council of San Luis Obispo 990 Palm San Luis Obispo,CA 93401 Dear Mayor Settle and City Council Members: Our family operates Eagle Energy,Inc.dba Henderson Petroleum headquartered in San Luis Obispo. We are also very active in youth sports,especially soccer where we have been active as coaches,managers and team financial supporters with AYSO,SLO Club Soccer and San Luis Obispo High School Soccer. We feel an opportunity exists where Eagle Energy, Inc.and the City of San Luis Obispo can work together for the common good of the area. We have been operating a cardlock facility and warehouse for lubricants in San Luis Obispo since buying the assets of Henderson Petroleum in 1992. We feel our best long-term facility option is to move our location of operation from Orcutt Road to a site near Highway 101 to provide easier access for our customer base and for the many customers using the CFN fueling network. Currently,because of our location in San Luis Obispo, many customers prefer to use fueling facilities in Santa Maria, Arroyo Grande,Atascadero or Paso Robles. With the right facility and location,we can attract many of those customers to fuel in San Luis Obispo. We would like to discuss the feasibility of purchasing and developing a 60-acre parcel on Calle Juaquin to include our operational headquarters and fueling facility and sports fields. Our operation would use the northeastern 2-4 acres leaving ample room and level sites for a number of soccer/sports fields. Having walked the property we would expect up to 8 soccer fields could be accommodated with suitable parking. This plan would enable Eagle Energy,Inc.to remain in San Luis Obispo,generate an increased tax base within the City and provide much needed sports fields for our ki&today and into the future. As time is of the essence in our need to secure a long term location of operation,please contact me at your earliest convenience to discuss next steps to move this proposal forward. Thank you for your interest and consideration. Sinc y, Dan G.Schultze RECEIVED President SFP 0 2 1997 SLO CITY COUNCIL ATTACHMENT 2 Mailing Address:P.O.Box 837 •San Luis Obispo,CA 93406 Phone:(805)543-7090 1-800-549-FUEL Fax:(805)543-8556 1 Please fill out and return the following to the Parks and Recreation Department, 1341 Nipomo Street, San Luis Obispo, CA 93401 Regarding the location of athletic fields on the Martinelli Property (check one): ❑ I have no objections. ❑ I have the following concerns, as listed in the comments section below: ❑ I object to the project for the following reasons: Comments: Name: Phone: Address: ATTACHMENT 3 MEETIN GENDA JL DATE1�_ITEM # ifj ,� 'tivsr z P. John L. Wallace & AssociateAN WA '` Civil Engineering•Surveying Plonnin `G``'�CAXV0;WREAU TIE J IYf88QfRANCHOOAK 0 ' ni rfi 80� (�• 5.4r"4�2966Sz ce ' SAN WISOHISPO;CA 93401 "'.H F�sx�VViy'•�1 Y!�.;"'s'i; �� .+.. ,...'!r�:i:..-:,..x`�w-., .ri..{;�Y�.'•'?i'� TCDD DIR To: San Luis Obispo City Council EK eFFIN DIR AO ❑SIRE CHIEF ATTORNEY D DIR From: Martinelli Familyo ABLE KI Munn ICCERCHF 7 TEAM W. DIR Date: September 16, 1997 ° °PINI MR Subject: Youth Sports Field Staff Report of September 16, 1997 First, we agree that the location of the Martinelli and Damen-Garcia properties are superior to alternative sites. The area is centrally located and the inclusion of sports fields in this area would significantly decrease the dependence on auto transportation for the target population-community youths. In addition to a central, bike friendly location, the Margarita area is planned for significant residential infill and business park development which can absorb pre-planned recreation facilities with relatively few conflicts. It could easily be situated to enhance rather than conflict with final project build out in the area. However, we also believe that some of the information provided in the above cited Staff Report incorrectly characterizes the potential of the Martinelli site as a future Site for the Youth Sports Field Complex as follows: The report cites the following Cons affecting the Martinelli Property: • Possible underground soil contamination (very unlikely) All known RWQCB evidence indicates that the site IS NOT contaminated. It is evident that testing of existing Monitoring Wells installed at the Unocal Site and and/or boundary borings will completely resolve this issue. In addition, the adjacent Damen-Garcia Property lies in similar proximity to the Unocal site and, we believe, would require the same. review by the City to fully clear this issue. 4115 Brnad.S1reel..Stale B-5•.San Liris Obispo. Cr.li(nrnin 93J4/--963•Phone leq?J 514-4011 1-n.r(805)544-4194 • Significant existing drainage problems require resolution The drainage problems referred to which affect the MobileHome Park are directly related to the original, inadequately engineered drainage facilities located on the Mobile Home Parks eastern boundary- these problems are not affected by the Martinelli property located to it's southeast. • The site would be encumbered by a storm water basin. Prior to the design and construction of an areawide drainage system which will transfer regional run-off from the Margarita Area into San Luis Creek, all the properties within the area will be required to mitigate on-site drainage. The dual utilization of dry weather sports activities and stormwater retension is commonplace in many communities. • There is neighborhood opposition A Survey Card was sent out by the City requesting feedback related to the proposed siting of athletic fields only on the Martinelli Property, while a Damen-Garcia Property project, also taking Prado Road access and generating the same traffic pattern was not, why? In addition, the utilization of Damen-Garcia property is entirely dependent upon an annexation which will eventually add traffic not only for the Sports Complex but also with arterial traffic from South Higuera to Broad. Also internal traffic related to the proposed school site and it's significant residential and business park development potential. Traffic generation is a given in the Margarita area. While the Damen-Garcia site is well placed for this recreational use, the project itself hinges on an annexation which is loaded with the potential for significant time delays. PROS-Martinelli • The property could be utilized for Youth Recreation IMMEDIATELY- the site is adjacent to the existing City limits and under County zoning where Recreational uses are CURRENTLY allowed. The Youth facility could be processed, approved and built while still in the County jurisdiction in less than a year utilizing on site water and access resources, it would not be tied to the annexation issues. • The proposed site will eventually be completely surrounded by business park development. Master Planning this use will integrate the project into the area, enhancing both uses. • The Martinelli site is level and can take existing access directly from the improved portion of Prado Road where clear capacity for the additional trips already exists. • Limited grading would be involved resulting in the development of playing fields that do not interfer with one another. • Existing on-site water resources would allow the project to move ahead immediately, with the final installation of reclaimed water when appropriate. • No significant environmental problems exist on site, a project would move rapidly through the approval process.. • The City has adequate, budgeted funds to acquire, process and complete the proposed project immediately on the Martinelli property. } Z • n a S O a cc � C v 7 Y ac v � r C lz / - o �+ + f x x 0 Vt a 4 .....:......:.... .......... ...:..... . 0 0 � _� - +O '' i p tj d +� 0 O 0 ° F