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.
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WAGW COUNCIL AGENDA REPORT
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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)
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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
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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
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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
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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
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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
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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
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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.
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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
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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.
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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.
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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
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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.
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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.