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HomeMy WebLinkAbout11/07/1990, 6 - COUNCIL CONSIDERATION OF ACCEPTING THE PROPOSED MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIG 91� DV�IIMEETING DATE: hIII�p��IN city of San suis OBISPO » 90 11 COUNCIL AGENDA REPORT FROM: Michael Dolder, Fire Chief SUBJECT: Council consideration of accepting the proposed mitigated negative declaration of environmental significance and approving the purchase of the Emerson School site located within the city block surrounded by Pismo, Beach, Pacific and Nipomo Streets, including recommendations for site development. CAO RECOMMENDATIONS: A) - By motion accept the proposed mitigated negative declaration of environmental significance for the replacement of the former Emerson Elementary School with a fire station and offices. B) Adopt resolution approving and authorizing the Mayor to sign the purchase and sales agreement for the acquisition of the Emerson School site with San Luis Coastal Unified School District in the amount of $2,640,000.00 and declare the City's intention to reimburse the cost of property acquisition from proceeds of tax-exempt bond financing. C) By motion, direct staff to begin design and planning activities for the relocation of Fire Station No. 1 and Recreation administrative offices (Alternative 3) . REPORT IN BRIEF This report discusses three issues relating to the acquisition and use of the Emerson School site. A) Staff is requesting that Council accept the Community Development Director's mitigated negative declaration of environmental significance (Attachment 11) for purchasing the Emerson School site for the eventual construction of Fire Station No. 1 and offices. B) After considering a number of properties for the replacement of Fire Station No. 1 the .Emerson School property was selected as the best available site. Following Council direction staff negotiated a sales agreement with the San Luis Coastal Unified School District in the amount of $2,640,000. Staff recommends that the school site be purchased. As approved in the Capital Improvement Plan staff also recommends that the land acquisition be debt financed. I 0011IN111 crty of san tuts osi spo WAGW COUNCIL AGENDA REPORT Page 2 C) Development of the property is discussed in the CAO's thought paper (Attachment #1) and includes four alternatives: 1) Approach site development in a cautious mode and begin design of a replacement fire station only, 2) Approach site development in an analytical mode and delay all design work until the. Community/Senior Center needs assessment is complete, 3) Decisively begin the. design of a fire station replacement including recreation administrative offices and 4) Do nothing except purchase the property. After reviewing the pros and cons of each of these alternatives and taking input from the Park and Recreation Commission, staff recommends alternative 13. BACKGROUND: A.. ENVIRONMENTAL DETERMINATION On October 10, 1990 the Community Development Director issued a mitigated negative declaration of environmental significance (Attachment 11) for replacing elementary school buildings at 1341. Nipomo Street with a main fire station and recreation administrative offices. The environmental determination and four mitigations were advertised for public comment. As of October 24, 1990 no comments were received, however, anyone can appeal the decision at the time the City Council considers this item. B. PROPERTY ACQUISITION During the 1987/88 budget hearings, the Council requested that a comprehensive review of City capital facilities projects be completed before proceeding on any one project. In November, 1988 the overview and option phase of the Facilities Master Plan (FMP) for the period 1988 to 2010 was approved by the City Council as well as a supplement on options for Fire Station No. 1. (See Council Reading File.) The FMP and supplement were developed to provide a logical and reliable planning tool to assist the City in making immediate and long term facility decisions. The 1989-91 Capital Improvement Plan approved by the City Council incorporated the planning issues of the FMP and recognized four high priority projects which provide needed space for City operations and provide for the safety and productivity of City employees. The projects are as follows: 1. Fire Station No. 1 Replacement (Pg. E-6) 2. Recreation Administrative Offices Replacement (Pg. E- 10) 3. Civic Center Improvements (Pg. E-12) 4. Corporation Yard Expansion (Pg. E-12) QQ1Qp11g1fcity Of San LUIS OBISPO WONMe COUNCIL AGENDA REPORT Page 3 The F1P also identified the replacement of Fire Station No. 1, based on condition and space, as the highest priority for all city facilities. In considering the replacement of Fire Station No. 1, the F4P evaluated the rehabilitation of the existing facility vs. building a new structure. The City's building appraisal report, .completed by Dennis E. Greene, Inc. (See Council reading file) , also evaluated the options of rehabilitation vs. rebuilding. Both reports concluded that a new building would be the most cost-effective alternative. Using these documents as a basis, staff reviewed three site options for replacing Fire Station No. 1: • The parking lot adjacent to Fire Station No. 1 • A 2 acre parcel on the corner of Monterey and Toro Streets • The Emerson School site surrounded by Pismo, Beach, Pacific and Nipomo Streets. Based on site evaluations and Council direction received at the January 2, 1990 closed session, staff proceeded with the acquisition of the Emerson School site and opened formal negotiations between the San Luis Coastal Unified School District and the City. Utilizing the City's February, 1989 property appraisal report prepared by 'Dennis E. Greene, Inc. and the school district's September, 1989 appraisal report prepared by Schenberger, Taylor, McCormick and Jecker Inc. the City offered $2,640,000 for the Emerson School site. On August 17, 1990 the School District accepted the City's offer, the details of which are contained in the Purchase and Sales Agreement (Exhibit A) . A summary of the offer is as follows: a. Payment of $264,000 upon seller's signing this agreement and delivering a preliminary title report, and b. Payment of $2,326,000 upon seller's delivery of a grant deed on July 1, 1991, and C. Seller to establish a $50,000 environmental reserve for use by the buyer to abate existing environmental hazards. C. PROPERTY DEVELOPMENT During the 1989-91 budget review, Council discussed the replacement of Station 1 and options for co-locating other facilities on the Emerson School site. These discussions included incorporating Recreation Administrative offices within the Station No. 1 rebuilding project. Council's verbal direction was that a replacement fire station would be constructed on the 45 ��i� l� ► IU city of san Luis osispo WAsMe COUNCIL AGENDA REPORT Page 4 Emerson School site and no final direction was given as to alternate spaces or functions to be included within the Station No. 1 design envelope. However, the 198.9-91 Capital Improvement Plan was approved with funding for the design of Recreation administrative offices. Council budget discussions also included possibilities for .other separate building projects on the site such as a community/senior center. Recognizing that the Emerson site was only one of many possibilities, Council approved 1989-91 funding for a community/senior center needs assessment and site alternative plan in the amount of $50,000. Requests for Proposals (RFP) for this workscope were approved by the Council on 6/6/90 and contract award is expected by November, 1990. A March 27, 1990 memorandum to the City Council from John Dunn (Attachment 12) identifies some planning thoughts on the Emerson School site. The thought paper discusses alternative strategies for short term and long term site development of Emerson School and includes supplements from the Fire and Recreation Departments. The four alternatives discussed by the CAO are as follows: 1. Approach site development in a cautious mode and begin design of the fire station replacement with emphasis on maximizing future use options for the site. 2. Approach site development in an analytical mode and delay starting the design of the fire station replacement until the community/senior center needs assessment study is complete no sooner than late April, 1991. 3. Approach site development in a decisive mode and begin design of the fire station replacement including recreation administrative offices. 4. Do nothing option. PROS AND CONS OF ALTERNATIVES Alternative #1 Approach site development in a cautious mode and begin design of the fire station replacement with emphasis on maximizing future use options for the site. giro - This alternative addresses the urgency of replacing Fire Station No. 1 which was clearly identified and discussed in the FMP as the City's highest priority. This alternative recommends that the design of fire station begin immediately. The economic advantage of this alternative is that timing of the design phase proceeds when the City's dollar investment is at its lowest level. Beginning the design phase immediately will allow the Fire Station design to be complete at or near the time of the 111111101 city of san LUIS OBISpo ONGeCOUNCILAGENDA REPORT Page 5 - City's final land payment. Construction could then proceed without delay and would reduce the City's overall project costs and possibilities for having to invest additional dollars into the existing Fire Station No. 1 building. Con - Restricting Fire Station No. 1 design parameters to "minimum" lot coverage (smallest building footprint) for the sake of maintaining future site development options may not meet the long term needs of the fire station. Long term projects that have been discussed include the possibility of a Recreation administration building replacement, a senior center, or a community recreation center. The size, scope and best location for these projects have not been identified. However, a community/senior center needs assessment and site study, which includes facilities and programs, is budgeted in the 1989-91 Capital Improvement Plan. Additionally, the current recreation center is undergoing complete refurbishment. However, the FMP identified the recreation center and the senior center as low replacement priorities based on work completed or in progress. Restricting the development of Fire Station No. 1 for unknown future projects may not be the best alternative. This alternative does not provide for recreation administrative space needs which is already inadequate and which could be displaced by the future expansion of the Marsh/Chorro Parking Structure. A compromise position to this alternative would be to give design direction on a replacement fire station of 20,000 square feet which at least meets the City's space needs through 2010 described .in the supplemental space needs and maintains expansion options for the fire station with a 75 year operational life. The building footprint would be based on operational functions and not minimum lot coverage. The remaining site options would be maintained for future facilities but in separate buildings to be located on the existing grass area. As a compromise, this option does not provide for fire station expansion within the existing building but would provide an area for future fire station expansion needs. Alternative #2 Approach site development in an analytical mode and delay starting Fire station No. 1 design until the community/senior center needs assessment is complete. Pro - This alternative delays all .Emerson School site planning activities for 7 - 10 months until the community/senior center needs assessment and site evaluation are completed in April, 1991 or later. If the community/senior center needs assessment concludes that a center is needed and the preferred location is the Emerson School site, then design and planning funds for the center would be required and funded during the city of san Luis osispo COUNCIL AGENDA REPORT Page 6 1991-93 Capital Improvement Plan causing additional delays. Delaying all planning activities on the Emerson School site would assure that the site incorporates all possible projects and makes maximum use of the site. On - Postponing the planning and design of Fire Station No. 1 and the Recreation administrative offices until the community/ senior center needs assessment is complete will cause at least a 10 to 12 month delay. This delay will require the existing 50 year old fire station to be used for at least one year longer for a total of four years. The start of construction would also be delayed by one year which will further increase the cost of the replacement project. This alternative also does not take advantage of the economic benefits of designing a project before the final land acquisition payment is made. Fire Department personnel productivity and morale are also significantly impacted by the existing condition of Fire Station No. 1. Further delays will worsen an already difficult work situation. Although pursuing all site planning possibilities makes good analytical sense, it does not consider personnel and facility impacts resulting from the continued overuse and existing condition of the Fire Station No. 1 site. Alternative #3 (Recommended) Approach site development in a decisive mode and begin design of a Fire Station No. 1 replacement building and recreation administrative offices. Po - The FMP identifies the replacement of Fire Station No. 1 and the Recreation administrative offices as the City's first and third priority respectively. The City's second priority (City Hall) is already in the second phase of design and site planning. Approving this alternative will re-establish the City's emphasis on its top three facility needs and priorities. Design and site planning for a new 26,500 square foot facility would accommodate current and future space needs for the Recreation administrative staff and Fire Station No. 1 staff and equipment. Fire Station No. 1 would occupy 20,000 sq. ft. and the Recreation administrative offices would occupy approximately 61500 sq. ft. Common areas would be the lobby, public restrooms and some meeting rooms. This alternative is consistent with the City's desire to consolidate group space needs, while taking advantage of cost-sharing opportunities. Future Fire Department space needs beyond the year 2010 could be obtained when and if the Recreation administrative function is combined with a future community/senior center project. Selecting this alternative directs that planning and design work for Fire station #1 and co-locating the. Recreation administrative offices would begin immediately. This more aggressive +' %NfAMIIJ l city Of San Lacs OBISPO MhMe COUNCIL ACGENOA REPORT age alternative would also not eliminate future use alternatives since the 1.17 acre park area would remain and. the existing 0.69 acres of paved play area would be utilized for parking and drive through access routes only. Although all planning efforts could be delayed until all possibilities for site development are explored, this is not always practical especially when one considers the current needs and condition of Fire Station No. 1 and the economic savings of completing site plans when the City's dollar investment is lowest. Fire Station No. 1's replacement has been a topic of discussion since 1985. The Emerson School site was selected because of the appropriateness of the location and the condition of Fire. Station No. 1 and its space needs. Beginning the design and planning of Fire Station No.l and Recreation administrative offices will not eliminate future site development options. However, it will assure that adequate facilities are planned for the City's first and third priority projects. Approving this alternative does not obligate the City to construct a building. Con - Aggressively beginning design and planning for the replacement of Fire Station No. 1 and Recreation administration facilities could limit development options for larger city facilities that may be located on the site. Possible projects area community/senior center. Although other more appropriate sites may be the Laguna Lake park area, Sinsheimer Park, or as yet unacquired property. Paper designs can always be changed and as such committing to this alternative will not sacrifice the City's ability to locate other projects on the site. Alternative #4 Do nothing. Pro - The do nothing option would be to acquire the Emerson School site and continue to rent out the existing classroom space. The revenue produced by building rents would provide some offset for the financial costs of property acquisition. Con - This is really not a practical alternative since something has to be done in the very short term to replace the inadequate and deteriorating headquarters fire station and the high probability of having to deal with Recreation administration office needs because of the Marsh-Chorro Street Parking Structure. expansion within the next several. years. Conclusion The CAO Recommendation takes advantage of the purchase agreement 11%p W j$ city of san tins osi spo ONGs COUNCIL AGENDA REPORT Page 8 schedule where for the next seven months, the City's investment will only be $264,000. The complexity of afire station will also require significant input and direction from the users and, equally as important, from the neighborhood. Although an environmental determination has already been made on the proposed project, additional input will be taken during the design phase. Beginning the design process now will also allow the City to have a better understanding of the scope, scale and aesthetics of the project without being forced to compress the construction time line because of the physical needs of existing city facilities. Concurrences The Parks and Recreation Commission at its October 3, 1990 meeting unanimously supported the acquisition of the Emerson School site for the development of a fire station and recreation administrative offices. The Commission further recommended that the open space (grass area) currently located on the site be preserved. The Planning Commission at its October 24, 1990 meeting confirmed that the acquisition of the Emerson School property for use as a fire station site was not consistent with the General Plan's Land Use Element. The Planning Commission, therefore, initiated an amendment to the Land Use Element map to delete the "Elementary School" designation. The actual General Plan Land Use Element amendment will occur in January along with other General Plan Amendments. Fiscal Impacts The 1989-91 Capital Improvement Plan (page E-6) authorizes land acquisition for the replacement of Fire Station No. 1 and the relocation of the Recreation Department's administrative offices; $2.5 million was designated for this purpose. Funds are also budgeted for the design of an appropriate Fire Station replacement including possible incorporation of Recreation administrative offices. As approved in the Capital Improvement Plan, it is intended that the land acquisition will be debt financed (page E-14) . Under the payment schedule specified in the purchase agreement (Exhibit A) it is anticipated that the debt financing will occur after the initial payment of $264,000, but prior to the final payment. It is anticipated that this debt financing will be considered with a portion of the Recreation Center Rehabilitation project $339,000 as approved by the Council .on April 10, 1990. The 1989-91 Capital Improvement Plan (pages E-6 and E-10) includes $450,000 for the design of Fire Station No. 1 and the Recreation administrative offices. The architectural selection process for a design firm was included in the process when the MY of san Luis OBISPO MiS COUNCIL AGENDA REPORT _ Page 9 City Hall expansion design was considered. However, final selection and contract award will require Council approval at a future date. The 1989-91 Capital Improvement Plan also includes funds for a Community Recreation Center needs assessment and site analysis which, subject to contract award, may be completed by late April, 1991. Attachments Resolution Exhibit A - Purchase and Sales Agreement. Attachment 1 - Initial Study of Environmental Impact Attachment 2 - City Administrative Officer's Thought Paper 6-9 I ORESOLUTION NO. (1990 Series) APPROVING AND AUTHORIZING THE MAYOR TO SIGN THE PURCHASE AND SALES AGREEMENT FOR THE ACQUISITION OF THE EMERSON SCHOOL SITE FROM SAN LUIS COASTAL UNIFIED SCHOOL DISTRICT AND DECLARING THE CITY'S INTENTION TO REIMBURSE COST OF PROPERTY ACQUISITION FROM PROCEEDS OF TAX-EXEMPT FINANCING. WHEREAS, the San Luis Obispo City Facilities Master Plan has identified the need and urgency of replacing Fire Station No. 1 and Recreation Administrative Offices, and WHEREAS, numerous sites. and options have been evaluated including the Emerson School site, and WHEREAS, Council directed staff to negotiate the purchase of the Emerson School site and the San Luis Coastal School District has agreed to sell the property for $2,640,000, and WHEREAS, the Community Development Director has issued a mitigated negative Odeclaration of environmental significance for the replacement of the former.Emerson Elementary School with a fire station and offices, and. WHEREAS, the Parks and Recreation Commission has reviewed the proposed property acquisition and building program and supports relocating the fire station and recreation administrative offices on the site as well as preserving the open spaces, and WHEREAS, in order to preserve the ability to finance such costs from the proceeds of tax-exempt obligations of the City consistent with the requirements of the Internal Revenue Code of 1986, the City wishes at this time to declare its intention to reimburse such costs from such source. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo that. 1. The Council approves and authorizes the Mayor to sign the Purchase and Sales Agreement, marked Exhibit "A", for the acquisition of the Emerson School site from the San Luis Coastal Unified School District in the amount Oof $2,640,000, and 6-!o Resolution No. (1990 Series) Continued 2 The City does hereby declare its intention to finance the costs relating to the acquisition of the property generally located in the block surrounded by, Pismo, Beach, Pacific and Nipomo Streets from the proceeds of tax-exempt obligations to be issued by the City,-which costs shall be reimbursed to the City from the proceeds of such obligations. Upon motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was adopted this day of 1990. Mayor Ron Dunin .ATTEST: Pam Voges, City Clerk APPROVED: City Administrative Officer Recr atio irector it for y Fire Chief finance Director 6.11 EXH181I A PURCHASE AND SALE AGREEMENT_ O For The Emerson School Property. 1341 Nipomo Street Assessors Parcel Number 003-515-001 THIS PURCHASE AND SALE AGREEMENT ("Agreement") constitutes an agreement by which the San Luis Coastal Unified.School District, a Unified School District under the State Education Code ("Seller"), agrees to sell, and CITY OF SAN LUIS OBISPO, a chartered municipal corporation of the State of California ("Buyer"), agrees to purchase that certain real property ("Property") legally described as: Lots 1,2,3,4,5,&6 of Block 2, of the Map of the Town of San Luis Obispo recorded May 1, 1891 in Book A of Maps at page 168, Assessors Parcel Number 003-515-001. The terms and conditions of this Agreement, are as follows: 1. Purchase and Sale. Seller agrees to sell to Buyer, and Buyer agrees to purchase from Seller, the Property upon the terms and conditions herein set forth. 2. Purchase Price. The Purchase Price of the Property shall be Two million, six-hundred, forty thousand dollars ($2,640,000.00). 3. .Payment of Purchase Price. Buyer shall pay the Purchase Price for the Property by delivering to the Seller the following payments: $264,000.00 upon Seller's signing this agreement and delivering a Preliminary Title report showing title to be as warranted below $2026.000.00 upon Seller's delivery of deed $50,000.00 to be placed by Seller in an environmental reserve account as described below O Iof9 6� Purchase and Sale Agreement (Cont.) - Emerson School Property 1341 Nipomo Street Assessors Parcel Number 003-515-001 4. Conditions of Title. Fee simple absolute title to the Property shall be conveyed by Seller to Buyer by grant deed (which grant deed shall be fully executed and acknowledged by Seller, subject to no reservations and subject only to the following conditions of title: a. Matters affecting the Conditions of Title created by, or with the written consent of, Buyer b. At the time this agreement is executed by Seller, Seller shall deliver to Buyer a Preliminary Title Report evincing the willingness of a Title insurer to provide a policy of title insurance (C.LTA or equivalent) in the amount of the Purchase Price showing title to the Property vested in Buyer. If Seller has not removed any exceptions disapproved by Buyer prior to the time for transfer of title, in J addition to any other remedies available to Buyer, Seller shall return to Buyer any sums paid by Buyer to Seller, and Seller shall bear the costs incurred by Buyer up to that point. S. Timing of Sale. a. Initial Agreement. Once both parties have signed this agreement, Seller shall have 15 days to deliver to Buyer the Preliminary Title Report described above. Upon its delivery, the first payment under paragraph 3 above shall become immediately due. b. Tyransfer of Title. Seller shall transfer title, and Buyer shall make the second payment due under paragraph 3 above on the first day of July, 1991. 2of9 -r3 i Purchase and Sale Agreement (Cont.) Emerson School Property 1341 Nipomo Street Assessors Parcel Number 003-515=001 G Transfer of Environmental Reserve Fund. Buyer will use the fund to abate existing environmental hazards on the property at time of Title Transfer. Such abatement projects shall include, but not be limited to, asbestos removal. Any funds not used for abatement projects shall be given to the Seller at the completion of abatement work, or June 1, 1994, which ever comes fust. 6. Costs and Expenses. The cost and expense of the title report and insurance policy to be issued in favor of the Buyer pursuant to paragraph 4 hereof; shall be paid by Seller. The cost of drafting documents necessary to this transaction shall be born by the party responsible for furnishing the document. Recording fees, if any, shall be born by the Buyer. 7. Waiver of Relocation Expenses. Seller is aware that if it is leasing the Property at the time this agreement is signed, the Buyer may be liable for Relocation Expenses. Seller assures and warrants to Buyer that there are no persons occupying the Property who would qualify for Relocation Assistance under relevant State law. Seller further agrees to indemnify Buyer for any breach of this assurance and warranty. 8. Default. Seller agrees that if the within sale is not completed as herein provided by fault of Seller, Buyer, at its option shall be entitled, in addition to any other remedy now or hereafter available to Buyer under the laws or judicial decisions of the State of California, to compel Seller to perform its obligations under this Agreement by means of a specific performance proceeding Qr Buyer may terminate this Agreement and shall be entitled to recover all of its out-of-pocket expenses O 3of9 Purchase and Sale Agreement (Cont.) Emerson School Property 1341 Nipomo Street Assessors Parcel Number 003-515-001 including but not limited to architectural and design costs and survey and engineering fees for any proposed construction, as well as on site improvements made under paragraph 12 below. The prevailing party in any litigation under this agreement shall be entitled to an award of reasonable attorney's fees payable by the other party. 9. Notices. All notices or other communication required or permitted hereunder shall be in writing, and shall be personally delivered or sent by registered or certified mail, postage prepaid, return receipt requested, at the following addresses: Seller. Rory L Livingston, Assistant Superintendent San Luis Coastal Unified School District 1499 San Luis Drive San Luis Obispo CA 93401 Buyer. City Attorney City of San Luis Obispo P. O. Box 8100 San Luis Obispo, CA 93403-8100 Notice shall be deemed given as of the time of personal delivery or forty-eight (48) hours following deposit in the United States mail. Notice of change of address shall be given by written notice in the manner detailed in this paragraph. 10. Economic Value. The parties hereto expressly recognize and acknowledge that the terms of this Agreement fully and fairly reflect the true and full economic value of the Property. 4of9 Purchase and Sale Agreement (Cont.) Emerson School Property 1341 Nipomo Street Assessors Parcel Number 003-515-001 11. Seller's Representations and Warranties. a. In addition to any express agreements of Seller contained herein, the following constitute representations and warranties of Seller which shall be true and correct as of the transfer of title (and the truth and accuracy of which shall constitute a condition to the Buyer accepting the transfer of title): (1) There are no actions, suits, claims, legal proceedings or any other proceedings affecting the Property or any portion thereof at law or in equity before any Court or governmental agency, domestic or foreign.. (2) Seller has not received any notices from governmental authorities pertaining to violations of law or governmental regulations with respect to the Property, and does not know of any which may have been received by their predecessors in interest. (3) Seller has no knowledge of any pending or threatened proceeding in eminent domain or otherwise by any public entity which would affect the Property, or any portion thereof, nor does Seller know the existence of any facts which might give rise to such action or proceedings. (4) There are no liens or encumbrances on or claims to, or covenants, conditions and restrictions, easements, rights of way, rights of first refusal, options to purchase, or other matters affecting the Property except any rights conferred to Buyer by this Agreement. 5 of 9 Purchase and Sale Agreement (Cont.) Emerson School Property 1341 Nipomo Street Assessors Parcel Number 003-515-001 (5) There is no material adverse factor condition relating to the Property, or any portion thereof (including the existence of any underground tanks or Pipelines), which has not been specifically disclosed in writing by Seller to Buyer. (6) Seller has the legal power, right and authority to enter into this Agreement, and to consummate the transaction contemplated hereby. (7) There are no fixtures on the property in which anyone other than Seller has any claim, rights, or security or other interest. (8) There are no service or maintenance contracts, management agreements or any other agreements which will affect Buyer or the Property subsequent to the transfer of title. (9) There are no encroachments onto the Property of improvements located on any adjoining property nor do any improvements located on the Property encroach onto any other adjoining property. (10) Seller warrants and represents that there are no prescriptive or other easements affecting the Property. b. In the event that, during the period between the execution of this Agreement, and the transfer of title, Seller has actual knowledge of, learns of, or has a reason to believe that any of the above representations or warranties may cease to be true, Seller hereby covenants to immediately give notice to Buyer of the change in circumstances. Upon Seller notifying Buyer of the change in circumstances, Buyer _may, in addition to any other recourse or remedy provided by law, at its sole option, terminate this Agreement and all funds delivered to Seller in connection herewith 6 of 9 i-l7 i Purchase and Sale Agreement (Cont.) Emerson School Property 1341 Nipomo Street Assessors Parcel Number 003-515-001 shall be immediately returned. Further, in the event Buyer so elects to terminate, Seller shall pay all costs of transfer, if any, incurred by both parties herein under this Agreement. 12. Buyer's Entry Upon Property. Both Buyer and Seller understand that Buyer is acquiring this property for the construction of city facilities, including but not Iimited to a Fire Station. Between the time of the first payment under this agreement,. and the transfer of title, Seller agrees to allow Buyer unrestricted acess and use of the property for pre-construction site surveying and borings, including landscape. modifications, provided that Buyer agrees to use due care to prevent damage to buildings presently on the property and all site activity is conducted with due regard and cooperation with the tenants occupying the property. 13. Survival of Conditions. The covenants, agreements; representations and warranties made in this agreement shall survive the recordation and delivery of the Grant Deed conveying the Property to Buyer. 14. Successors and Assigns. This Agreement shall be binding upon, and shall inure to the benefit 04 the successors, heirs, and assigns of the parties hereto. 15. Required Action of Buyer and Seller. Buyer and Seller agree to execute all such instruments and documents and to take all actions pursuant to the provisions hereof in order to consummate the purchase and sale herein contemplated and shall use their best efforts to accomplish the timely Transfer of Title in accordance with the provisions hereof. C 7 of 9 _�8 I Purchase and Sale Agreement (Cont.) Emerson School Property 1341 Nipomo Street Assessors Parcel Number 003-515-001 16. Entire Agreement. This Agreement contains the entire agreement between the parties hereto relating to the Property, and may not be modified except by an instrument in writing signed by the parties hereto. 17. California Law. This Agreement has been entered into and is to be performed in the State of California and shall be construed and interpreted in accordance with California law. 18. Waivers. No waiver by either party of any provision hereof shall be deemed a waiver of any other provision hereof or of any subsequent breach by either party of the same or any other provision. 19. Caption. The captions, paragraph and subparagraph numbers appearing in this Agreement are inserted only as a matter of convenience and in no way define, limit, construe, or describe the scope of intent of such paragraph or this Agreement, nor in any way.affect this Agreement. 20. Representation by Counsel. The parties aclmowledge that each is represented by an attorney in this transaction. 21. Interpretation. The parties agree that each party and counsel have reviewed the Agreement and that any rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not apply in the interpretation of this Agreement or any amendments or exhibits thereto. 8of9 Purchase and Sale Agreement (Cont.) — Emerson School Property 1341 Nipomo Street Assessors Parcel Number 003-515-001. IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on this day of , 1990. SELLER BUYER SAN LUIS COASTAL CITY OF SAN LUIS OBISPO UNIFIED SCHOOL DISTRICT By., SUPERINTENDENT MAYOR Date: -L/2790 ATTEST: APPROVED AS TO FORM:: CITY CLERK TT RN C 9 of 9 fI-�� Attachment CItY of san lU1S OBISPO IQulI!III���j�illl!!!i"'l�� INITIAL STUDY OF ENVIRONMENTAL IMPACT SITE LOCATION 1 Ad 1 N i mmm Ctr22t (Finarcnn Crhnn 1 h I OC41 APPLICATION NO. _ PROJECT DESCRIPTION RaoIara Iam ntary erhnrI hui1ding kith m in firo a+atinn .� recreation adminictratinn nffiroc APPLICANT City of San Luis Obispo (contact: Mike Dolder) STAFF RECOMMENDATION: _X NEGATIVE DECLARATION -(_MITIGATION INCLUDED EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED PREPA rIon Ma++nennyASspCJ,a+e Alanner DATE 10-r`-QQ COMM NITY D P DIRECTOR'S ACTION: DATE Mrn SUMMARY OF INITIAL STUDY FINDINGS L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS A. COMMUNITY PLANS AND GOALS YES, m i t i gat i on S. POPULATION DISTRIBUTION AND GROWTH.................. NO C. LAND USE ....:............. NO D. TRANSPORTATION AND CIRCULATION .............................................. E. PUBLIC SERVICES ...........:...........................,.......................... NO* F. UTILITIES................._........................................_............... NO* G. NOISE LEVELS YES, mitt gat i on* H. GEOLOGIC 6 SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... NO L AIR QUALITY AND WIND CONDITIONS............................................... NO J. SURFACE WATER FLOW AND QUALITY ........ NO K. PLANTUFE.................................... ... YES, Mitigation* - LANIMAL LIFE..................................................................... NO M. ARCHAEOLOGICALIHISTORICAL YES, mitigation* N. AESTHETIC ....................................................................... YES, mitigation* O. ENERGYIRESOURCE USE ................................................._...._.... NO P. OTHER ................... III.STAFF RECOMMENDATION 'SEE ATTACHED REPORT �_ VGTIAL ENVIRONMENTAL STUDY 32-90 U Replace Emerson Elementary School with Fine Station and Offices DESCRIPTION OF PROJECT & SE!rMG The City of San Luis Obispo proposes to acquire from the San Luis Coastal Unified School District the three-acre Emerson School site, remove the existing buildings, and construct a headquarters fire station of about 2(1,000 square feet and recreation administrative offices of about 6,500 square feet. About 0.7 acre of existing paved area would be used for parking. The existing 12 acres of turf playfield would remain. The city is conducting this initial environmental review now to identify any potentially significant impacts before acquiring the site and authorizing design work A specific design has not been proposed. Preliminary studies, however, indicate that.part of the new building would have two stories. Firer vehicles would exit onto Nipomo Street and enter from Pismo Street (primary) or Pacific Street (secondary). The headquarters fire station at Pismo and Garden.streets is proposed to be kept o g other city uses, which have not yet been determined. A request-for-proposals to evaluate community center needs has been adver&4 but no contract has been awarded. Sites throughout the city will be considered for a community center, including this site. Ibis initial study is intended to evaluate a new fire station and recreation offices of the size described. Any additional development of the Emerson School site would require additional environmental review. The school building has not been used as a public school since 1983, due to declining enrollment within its attendance area, and the size and relative operating costs of the campus. Most of the classrooms have been leased temporarily for private offices, private schools, or county social services. The building has about 11,700 square feet. On the opposite sides of the streets bordering the site are houses, apartments, a .church, and shopping center parking. Surrounding blocks are zoned multifamily residential, office, and central commercial. POTENTIAL IMPACT REVIEW A. Community Flans and g The general plan Land Use Element map designates the site as "public/semipublic - elementary school" The site is zoned PF, which allows fire stations with P1anIIiIIg Commission approval of a use permit, and public agency offices with staff approval of a use permit. Development of a fire station and offices would not be consistent with Cthe current elementary school designation. r Fire Station Environmental Review 2 The Land Use Element text says 'The city will locate its facilities ... to: (a) Remove nonconforming uses from residential neighborhoods. (b) Foster convenient public access to those uses serving the public directly. (c) Group related public offices together. (d) Locate facilities with significant numbers of employees or clients near complementary non-governmental services (such as restaurants and convenience shopping); (e) Make economical use of land and buildings already owned by public agencies and min;fnithe displacement of existing private businesses or residents." The project is neutral with respect to items "a" and we The project is dearly consistent with items "d" and "e." Consistency with item "b" is mixed and will change with time. Recreation offices have substantial public visitation; the fire station has less. Currently, public parking spaces for visitors to the main fire station and recreation offices are limited to street-side spaces, though a city parking structure will soon be completed next to the recreation offices. Parking for fire station visitors will be more convenient at the proposed location than at the present location. The project is consistent with the Public Safety Element, since it would improve the city's emergency-response capability by providing a fire station meeting current _ earthquake standards. Also, the proposed location is outside the 100 year floodplain, while the existing location is within the area subject to flooding one to two feet deep approximately once in 100 years. Mitigation: Prior to approving a use permit for the project, the city will amend the Land Use Element map to remove the site's "elementary school" designation. Monitoring: Planning staff review. Conclusion: With mitigation, there are no potentially significant impacts. D. Transportation and circulation - Pismo Street, with two one-way travel lanes and parking on both sides, is designated as and serves as a collector. It carries a moderate amount of low-speed traffic. The . three other streets bordering the site, with one travel lane in each direction and parking, on each side, are designated and serve as local streets. They carry low amounts of low=speed traffic. The existing station produces about 3,800 emergency-response trips per year (an average of about ten per day). This number is expected to stay the same or decline, as replacement construction and retrofitting with fire sprinklers reduce the number of 6-�3 Fire Station Environmental Review 3 i vehicle trips for fire response. This amount of trips will not significantly impact traffic flow on nearby streets. The a dying fire station location produces about 1,000 trips per year past the proposed site. General public pedestrian access would be from Nipomo Street, while the public parking would be accessible from Pacific Street: The fire station and recreation offices are expected to generate about 250 vehicle trips per day by employees and clients, about the same as the recent uses, and probably less concentrated at certain times of day than an elementary school (DKS Associates San Luis Obispo traffic model, May 1990). ' Conclusion: There are no potentially significant impacts. E—Public Services The locations of elementary students' homes and of schools are not evenly matched in the San Luis Obispo area. Some of San Luis ObisWs elementary schools face crowding and the need for more classrooms (Los Ranchos, C.L Smith, and Sinsheimer). Some have been stable or have been used for special programs (Hawthorne, Bishops Peak, Teach, and Pacheco). Emerson, operated for awhile in tandem with Hawthorne to split the primary grades, has remained closed. The J enrollment imbalances have been due to changing household characteristics in established neighborhoods and the type and location of new development Attendance patterns are expected to change further with introduction of the Wddle school" approach within the next two or three years. Building the fire station would preclude use of the site for an elementary school for at least the next 30 to 50 years. The school district, having evaluated enrollment trends, student transportation options, and campus operations, has declared this site surplus. The school district prefers sites larger than the Emerson site for development of new schools which meet state standards. Alternative ,locations for the county youth and elderly programs now offered at this site include the San Luis Junior High School campus (currently leased for uses other than public schools) and spaces, such as the existing recreation offices and main fire station, the old library, or the Morro Street Public Works offices, that may become available as the city — completes other renovation and construction projects. Conclusion: Removing this site from potential elementary school locations will not significantly impact educational services or other social services. F. Utilities Demand for city water currently exceeds the safe yield of supplies. The city has Gresponded by adopting measures to restrict water use and development. The council 6—.2 a Fire Station Environmental Review 4 has initiated amendments to further limit allocation of water to development, so a balance between safe yield and normal demand can be reached sooner as new water sources are developed .These measures would apply to any further development or change of use on the site, and will mitigate potential water-use impacts. Additionally, two city-owned pipe lines in Pismo Street are available to carry treated effluent from the citys wastewater treatment plant to this location. The project will be designed to allow use of the treated effluent for nonpotable uses, such as landscape irrigation. The city's sewage treatment plant currently violates water quality standards, and . operates at about 86 percent of its hydraulic capacity (based on average dry weather flow before water rationing). A project under consideration (ER 46-89) would improve treatment levels to meet water quality standards and increase hydraulic capacity by about five percent No additional sewer-treatment mitigation is necessary. Conclusion: There are no potentially significant impacts. G. Nome levels Frequent emergency vehicle trips are annoying to nearby residents, especially at night. There will be an average of ten such trips per day, with about sic requiring sirens and rapid acceleration. The proposed fire station location is about two blocks from the existing location, which currently produces about three emergency trips per day past the proposed site, so the increase in "siren trips" for neighbors of the proposed site would be about three per day. There are about 40 dwellings within 300 feet of the existing location, of which 30 are in nonresidential zones (implying they will eventually be replaced with other uses). There are about 80 dwellings within 300 feet of the proposed location, of which five are in nonresidential zones. Therefore, the direct effect on nearby residents will be somewhat greater at the proposed location. However, outside the immediate area of the station, emergency response routes are similar and there would be similar impacts from either location. Considering existing and planned response routes, there would be more response trips on Marsh Street and fewer on Buchon, with the exception of Buchon Street from Broad to Nipomo, which would have more. Marsh Street has fewer dwellings than Buchon Street. Construction activities will temporarily increase noise levels in the vicinity. Primary causes will be demolition and hauling of debris, and grading. The impacts will be similar to other recent projects of comparable size in the city. Mitigation: Haul routes for demolition debris and soil will be along Nipomo Street to Marsh or Higuera, to avoid residential streets. l k Fire Station Environmental-Review 5 U M0nit0nng: Planning staff review of notes on demolition and grading plans; field observation Conclusion: With mitigation, impacts will not be significant, K Plant life Several trees grow on the site. Most of them, including pines, an oak, a guava, . Brazilian peppers, a redwood (?), and liquidamber (?) are at the edges of the site, and would not be affected by the proposed project, or could be avoided by careful location of driveways. Trees close to a dsting buildings, and likely to be removed for the project, are: - A fruitless mulberry (in good health; 10-inch trunk diameter, broad canopy); - A liquidamber (good health; 8-inch trunk diameter, small canopy); - Two Viburnum sp. (?) (fair health; one 8-inch, one multitrunk ; moderate canopy). The draft purchase agreement allows for immediate relocation of trees, so they can be moved to avoid damage during construction, as soon as a design is approved. Mitigation: Removal of eudsting trees will be minimized, consistent with the need to provide adequate driveway access- Healthy trees which must be removed will be relocated whenever feasible. Each tree to be removed, which cannot be transplanted, will be replaced with at least two new trees of a type and size approved by the Architectural Review Commission. Monitoring: Planning staff review of planting plans; field observation Conclusion: With mitigation, impacts will not be significant M. Archaeological and historical resources Any site near the San Ixis Obispo Creek flood plain may have hosted Chumash use before European settlement However, natural changes within the flood plain and soil disturbance from construction after European settlement have probably removed or damaged pre-historic cultural materials. The following standard mitigation is recommended. The one-story school building, in two parallel sections, is a flat-root', brick and stucco structure with large north-facing windows. It was built in 1949. Prior to demolition, the Architectural Review Commission must determine whether it is architecturally or historically significant Currently available information indicates that it is not The city's Cultural Heritage Committee has determined that the building is not Fire Station Environmental Review 6 architecturally or historically significant, but has recommended that an existing granite wall bearing the school plaque be relocated and incorporated in the new building. The school district will save and relocate*the bell. Mitigation: A qualified archaeologist will instruct the project's construction contractors in how to recognize resources that may be encountered If excavations encounter archaeological resources, construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notifiedof the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on the grading and construction plans for the project. Monitoring: Plan checldng by Commumty Development Department Conclusion: With mitigation, impacts will not be significant. N. Aesthetic A building of 26,500 square feet, partially two stories, and occupying the area _ occupied by the existing school building, would not be out of scale with existing or planned development in the vicinity. A specific design is not available. Any new building will be subject to review by the Architectural Review Commission and the City Council. Conclusion: With further review, impacts will not be significant. sn: EM90we VA v Vd AV VICINITY MAP E - Existing fire station location P proposed location "h �`,���Il�ll�ii �'�' _ ' � Attachment l,1 Of S�11'1 WIS OBISPO 990 Palm Street/Post Office Box 8100 •San Luis Obispo,CA 83403.8100 March 27, 1990 MEMORANDUM To: City Council From: John Subject: Thought paper - Planning for Fire Station 1 and other City facilities on Emerson School site As the Council is aware, we have made an offer to the School District for the purchase of the Emerson School block. The School District currently has this matter under consideration and should respond by mid April.. My hope is that they will agree to the sale, at or near the appraised value. The primary stimulus for the City's purchase offer is that the present headquarters Fire Station No. 1 is inadequate for the current operation. Station 1 also has many physical problems including electrical, plumbing, and seismic deficiencies which are presently being deferred for remedial work in the hope that a new facility will. be built within the .next two to three years. The Emerson School site is well situated for this purpose; and currently no other sites are under consideration. Attachment "A", written by the Fire Chief, details existing problems at Fire Station 1. If Fire Station No. 1 were to be .relocated to the Emerson School or another acceptable site, then the present site (748 Pismo Street) could either be retained by the City for other purposes or the site could be sold. City use or property sale could occur either by itself or in conjunction with the adjoining City-owned permit parking lot. Alternate City uses for the 748 Pismo site could include senior citizen housing or a senior citizen activity center. As weare all aware, the present senior citizens center at Santa Rosa and Buchon, though just rehabilitated, has space limitations and no on-site parking. Future intensified use of the present senior center will push parking further into the surrounding residential neighborhood. During last year's budget study sessions, staff proposed that the Emerson School site be purchased, and that the new headquarters fire station be placed on the Nipomo end of the property. Staff also proposed that the recreation administration function be included in the development. Combining the fire station and the i recreation administration uses in one building provide for joint use of public areas and parking. The fire station/recreation administration building was proposed to roughly cover the present paved area. Staff recommended that the grass area be retained as a neighborhood park/playing field. During the budget review City Councilmembers concurred that another joint use could be added to the property, such as a recreation center or a senior citizens center. Regarding the recreation administration building, it is presently housed in the former Knight, Towle, Sage & Johnson ' building. Approximately a year and a half ago the City exercised its option and purchased the building. The recreation administration building serves two primary functions, one as work space for recreation administration and staff, and the other as a public accommodation space for people to sign up and pay for recreation programs. Public drop-in accounts for approximately 30,000 visits perear and program use of the recreation administration building is also extensive. Attachment "B" has been prepared by Jim Stockton, and further details the needs of the Recreation Department for both staff work space and to provide the public facility for recreation program sign-up and payment. As the Council is aware, the present Marsh-Chorro parking structure, now under construction, was designed to accommodate a future "L-Shaped" expansion of the structure. The more modest "L" would use the land occupied by the present recreation ^' administration building. The more ambitious "L" would also include the medical clinic parking area and the post office parking area. Though this statement will sound a bit more definite than intended, my best current assessment is that the "extended L" of the currently-under-development parking facility may be the best intermediate addition to the parking program in the northern area of the downtown. Therefore, my best current "guess" is that the present recreation administration building may need to discontinue its present use in three to seven years. If this assessment is realistic then we have to start planning for the eventual relocation of the recreation administration function. During the budget study session the City Council discussed possible uses of the Emerson School site. Council suggestions included the possibility of either a recreation center/community center or a senior citizens center on the site, to augment the headquarters fire station development. Council's suggestions raise several planning type questions such as what kind of facility is needed, who are the populations to be served and what part of the community (or outside the community) are they from, what kinds of facilities would best serve community needs, are these kinds of facilities compatible with the adjoining neighborhood, are there good alternative locations for these facilities, are there better locations elsewhere, etc.? Because of these and other unresolved questions and issues, the staff recently proposed that the City O -s o enter into a comprehensive study to look at the City's community center, senior citizen, recreational and playing field needs and opportunities. The City Council deferred this analysis when it came before you about two months ago, but on April 4th asked that the matter be placed back on the May i agenda. A practical question which is now before us is whether we can do an adequate job of site planning and designing the headquarters station No. 1 and other appropriate City facilities on the Emerson School site without knowing what the community's present and future needs and desires are. The lack of current information and priority decisions could delay the design and construction of a new headquarters fire station, when a new facility should be completed within three years. What are the prospective ways around this dilemma? Let's pose the question a little differently. If the City Council were to turn to me, and ask what can or should we do in this situation, what would be my response? Let's assume that the City Council also gave me some elementary instructions: 1. "Approach it in a cautious mode" I would continue to recommend the acquisition of the Emerson School site, as a resource need of the community, considering all present and 'potential needs, and considering its very central location within the community. I would suggest that an appropriate part of the site be set aside for the - relocation of Fire Station No. 1. I would further suggest that the instruction to the architect be that the f ire station design be as compact and concentrated on the site as possible, to meet operational needs through 2010 and to maximize future use options of the site. Future site uses could include a recreation administration building, a senior citizens center, a recreation center, a community center or some other community facility. Any new facility would have to be appropriately accommodated on the site and functional with the other uses. Design compatibility would also have to be achieved with the fire station. This option might be entitled "let's do only what we have to do now, but do it in a way which keeps our options open for the future." 2. "Approach it in an analytic mode" I would start by saying that there is a need for a new headquarters fire station in this vicinity of town, that . (for several reasons) it probably will not occur on the site of the present Fire Station No. 1, and that there are probably no other equally good sites that are relatively centrally located. I would also say, as to other complimentary uses which could be put on the site, that it is best not to be arbitrary, but to base that decision on some assessment of i 6 -31 Ocommunity need, as determined by some type of planning and citizen involvement process. This planning process could take six or seven months and would coincide with the planning and design of a new headquarters fire station which would of necessity be delayed six to seven months. We'll call this the "thorough and comprehensive and long-term and policy oriented approach" to community decision making in regard to locating and building significant public-use facilities. 3. "Anr)roach it in a decisive mode" We should purchase the site, we should retain a site planner/architect,, and we should proceed to design a new headquarters fire station and recreation administration building. These two facilities could be either integrated together, or built adjacent to one another, and should be designed for both functional and aesthetic integration. Without being overly concentrated, they should be designed in a way to reserve as much of the site as possible for other possible future City needs. The parking should be developed on a shared-use concept and, while sufficient, should not take up any more land than necessary in order to preserve both future building options but also maximum "green space" for Cneighborhood and playing field use. we'll call this option "knowing what we know now, we have an immediate need for a new headquarters fire station replacement, and an anticipated need for a recreation administration building relocation, so let's move forward and do what needs to be done". 4. "Let's not `make waves' (the do-nothing optionl " When we think about it, this isn't really an option because. something has to be done in the very short term in regard to the inadequacy and physical deterioration of the present headquarters fire station and, in all probability, it is just a question of time before we have to deal with the relocation of the recreation administration building. The point of the above description and analysis is that the staff needs Council assistance in helping us to work through the dilemma that we are facing. With the exception of the "do nothing" option, all other options are workable. It's really a question of which option is most consistent with City Council thinking and desires, and with the community "style" or approach to the planning, designing and building of significant public facilities. With the Council 's instruction to place the community/recreation/senior center analysis back on the agenda, this gives support to ^ approaching this issue in the "analytic mode." Let all of us think about the subject. Please discuss it with Mike, Jim Stockton, Arnold or me. After we have definitely moved towards property acquisition, then we should further discuss this matter at a study session. Thank you for bearing with me on this subject. JD:mc Attachments b/firestn C. Ren Hampian Mike Dolder Jim Stockton Arnold Jonas Randy Rossi 6-3.3 - Attachment A MEMORANDUM J TO: John Dunn, City Administrative Office C FROM Michael Dolder, Fire Chief DATE: March 29, 1990 SUBJECT: Supplemental Information on Fire Station One In November of 1988, a joint City-wide study by West & Doubledee Architects was completed on 21 City structures to determine the space needs of the City through the year 2010. This study looked at all buildings and rated them on the following factors: location, structural condition, interior and exterior finishes, handicap access, mechanical, plumbing, electrical, circulation, parking, site utilization, and space adequacy and efficiency. The study concluded that Fire Station Number One is the most deficient City building scoring 1.5 on a scale of I to 5 with one being the lowest. It was West and Doubledee's conclusion that it is extremely deficient in most categories rated. They stated "The space configuration at Fire Station No. 1 is very poor. Circulation patterns through office areas art disruptive and contribute to inefficiency. The ratio of support area to gross area is very low due to the absence of corridors." The study noted that the station is currently deficient 5,000 to 7,000 Sq. Ft., and an additional 5,000 feet will be needed by 2010. Fire Station One is a masonry building constructed in 1940.41, when construction standards for earthquake resistance were minimal to non existent. A structural survey of the building was conducted in 1986 by Applied Engineering.. The structural survey found that the building did not meet the seismic requirement for an essential services structure. Their findings identified the following Station One structural deficiencies: several walls are insufficiently reinforced; inadequate roof and floor diaphragms; inadequate anchors from the roof diaphragm to the walls; over-stressed roof-truss connections (three shop area trusses failed in 1986); and chronically loose ceramic roof tiles. In addition, the building has significant plumbing, electrical, concrete and space deficiencies that need immediate attention. The Fire Department also had the Cultural Heritage Commission evaluate.the building to determine its historical importance. They found that the building did not have sufficient integrity to be considered a historical structure. O �I flfl ATTACHMENT "B" ,Illjl�lull 11IIIIIU11111 GityOSAn IuiS OBISPO 990 Palm Street/Post of Box 8100 • San Luis Obispo,CA 93403.8i0o MEMORANDUM TO: John Dunn FROM: Jim Stockt DATE: March 30, 1990 SUBJECT: Emerson School Site RE: Park and Recreation Department Space. Needs for Administration and Staff Work Areas, for Public Accommodation Space and Other Departmental Concerns for the Emerson School Site. During the City space needs study completed by the firm of West and Doubledee in 1988, the compatibility of Departmental operations in offering the best service to the user public while still maintaining tranquility in the work place was one of the criteria considered. Although the services offered by the Fire Department Headquarters Station and the Park and Recreation Department are quite divergent, the delivery of services by the two Departments have many things in common. These commonalities include: 1. The need for large classrooms for staff training purposes that can double as public meeting rooms and advisory body meeting areas. 2. Central , visable and stationary location to serve users that come from all areas of the City. 3. Work space for administrative and staff functions of the Departments. 4. Indoor public accommodation space for people who come to us for services, including short term public parking accommodations.. 5. Service calendars that include long days, late nights and weekend operation. 6. Noise creation by the delivery of our services, e.g., code 3 responses by the Fire Department and Recreation Department program enrollees who are hearty, sometimes boistrous, thus making our operation incompatable with the more sedate city services commonly located in the Civic Center. With these points in mind, a proposal was made during last year's budget study sessions that the Fire Department Headquarters Station and the Recreation Department Administrative offices be combined on a common site, the Emerson School property. Although the needs at Fire Station No. I have been well stated and backed by extensive engineering studies, the question remains, why consider moving the Park and Recreation Department offices? In brief, the major considerations are: �- 3S Memo to John Dunn, Emerson School Site page 2 I. A centralized and stable location from which to dispense recreational services and information to the general public. During the past 12 years, the Park and Recreation offices have been housed at 5 different locations and although we have been at 860 Pacific Street for 3 years, some of our program participants are just catching up with us. Over 30,000 persons come to the front counter of the Park and Recreation offices each year to sign-up for or seek information concerning recreation programming or park use. No amount of advertisement or notification will make sure that all persons seeking service will know our next location. A permanent site for PH offices would offer the user publ.ic an improved dispensing of services. 2. Use of 860 Pacific for. expanded parking facilities: The CAO, in the body of this paper, has stated the driving force behind the purchase of 860 Pacific Street - future parking. Park and Recreation offices are here on a temporary basis and to plan now for the inevitable move would avoid a crisis when that time comes. 3. Expanded work space for administration and staff functions: We currently have at 860 Pacific 19 work stations for administration and staff which includes one common computer terminal. As the City upgrades its computer and communication systems we will require a minimum of two additional computer work stations to maintain our current level of programming. This addition will necessitate extensive interior remodeling should we remain at the Pacific Street site and would require that our only meeting room be adapted for staff work areas. The Council Advisory Bodies that now meet here and departmental staff meetings would have to be scheduled elsewhere and at this time we don't know where. This brief space need statement addresses only our current level of services. It does not take into account that the 1990s are predicted to bring about a significant increase in the public demand for "recreational" services. If San Luis Obispo does not expand the types of programs offered but merely maintains status quo, the biggest impact in demand for services is anticipated to be for additional children daycare and additional services for Seniors. This impact is already being felt in SLO as our "latchkey" programs, which programmed for 150 participants in 1985, now provide services for over 800 children on a daily basis. The demand for staff assistance time for our Senior programs has doubled since the beginning of the 1989-90 Fiscal Year. 4. Meeting space needs: The one meeting room available at 860 Pacific Street is used by two Council Advisory Bodies and for staff meetings for our program personnel . The room seats 15 people and offers a pleasant surrounding but is not large enough for P&R Commission meetings which at times draw many interested members of the general public or for staff meetings for our larger programs. 6-3� Memo to John Dunn, '... Emerson School Site page 3 Other concerns for the Emerson School site: The green area of the Emerson —� site should remain as it is the only open play space in this neighborhood. It should remain until such a time that open, green, play space in an urban setting is no longer considered a quality of -life. This is a limiting statement which indicates that any union of Fire stations and Parks and Recreation offices that may occur at the Emerson site to meet immediate needs is not forever. Fire Department space needs will continue to expand as the City grows and any building designed should keep in mind easy conversion from P&R offices to Fire Department needs so that the green area can continue to exist. Where are the offices of the Park and Recreation Department as we approach the year 2010? Maybe in a new community recreation park (such as Centenial Park in Paso Robles) along with the Open Space Property Management Department offices, a community center, four additional softball fields, a gymnasium and a full service Senior Center.