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03-01-2016 Item 06 Grant Funding for the Octagon Barn Center
Meeting Date: 3/1/2016 FROM: Derek Johnson, Assistant City Manager Prepared By: Robert A. Hill, Natural Resources Manager SUBJECT: GRANT FUNDING FOR THE OCTAGON BARN CENTER RECOMMENDATION Approve grant funding of $206,000 for construction of facilities at the Octagon Barn Center and adopt a resolution (Attachment A) authorizing the Mayor to execute the Grant Agreement with The Land Conservancy of San Luis Obispo County. Background City Council received a formal request for funding in the amount of $206,000 towards implementation of The Land Conservancy of San Luis Obispo County’s Octagon Barn Center (“OBC”) project (Attachment B). At its regularly scheduled meeting on June 23, 2015, the City Council adopted the 2015-17 Financial Plan Capital Improvement Plan that included the requested funding for the OBC (Attachment C). The Octagon Barn, listed in the National Register of Historic Places, will serve a broad spectrum of citizens interested in historic preservation, agricultural education, open space protection and restoration, and passive recreational trail use, while also serving as a vital community gathering place. The OBC will be a trailhead location for the Bob Jones City-to-Sea Trail, while also hosting community and special events (Attachments D and E). Discussion The City’s funds will be used for two key components of the project: the “Barn Commons Open Space & Utility Shed” that includes landscaping, amphitheater, seating, shelter, restroom facilities building, trash/recycling, and display panels; and, the “Multi-Modal Trail Start Amenities & Calf Barn” that includes trailhead designation, bike racks, water station, picnic area, seating, restroom structure, informational kiosk, and trash/recycling. A Grant Agreement (Attachment F) has been prepared to facilitate the disbursement of the funds, if approved, which will ensure that the funds are only expended on the amenities described above. Funds would be disbursed on a reimbursement basis upon submittal of progress invoices for work performed. No more than 10% of the funds may be used for soft costs (architecture and engineering expenses) and all funds must be spent and construction must be completed within two years. The City enjoys a long-standing relationship with The Land Conservancy of San Luis Obispo County. The City and the Conservancy have partnered on a variety of initiatives over the past 20 6 Packet Pg. 77 years, including substantial financial accommodations that have benefitted projects completed by both organizations. CONCURRENCES This Council Agenda Report was reviewed the Agenda Review Team, consisting of City Administration, City Attorney’s Office, and Finance Director. ENVIRONMENTAL REVIEW The County of San Luis Obispo is lead agency for the Bob Jones City-to-Sea Bike Trail project. The Board of Supervisors certified the Final Environmental Impact Report (FEIR) for the project on February 24, 2015. The FEIR included the development of the OBC as a staging area and trailhead in its project description. The City of San Luis Obispo does not have discretionary review authority for the project. FISCAL IMPACT If approved, funding in the amount of $206,000 is appropriated in the 2015-17 Financial Plan Capital Improvement Plan. The Octagon Barn Center project was identified by the Citizen’s Revenue Enhancement Oversight Commission (REOC) as a Measure G expenditure. City Administration staff will oversee the grant contract to ensure that all funds are properly accounted for and that progress is satisfactory and timely. ALTERNATIVES The City Council could: 1. Approve grant funding of a different amount than was programmed in the 2015-17 Financial Plan Capital Improvement Plan for the Octagon Barn Center project. 2. Deny grant funding for the Octagon Barn Center project. 3. Request changes to the terms and conditions of the Grant Agreement. 4. Continue the item with specific direction if more information or discussion time is required before taking action. Attachments: a - Resolution b - OBC Proposal for City of SLO 4-28-15 c - OBC CIP 2015-17 d - OBC Renderings e - OBC History f - Draft Grant Agreement 6 Packet Pg. 78 RESOLUTION NO. ________ (2016 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING A GRANT AGREEMENT WITH THE LAND CONSERVANCY OF SAN LUIS OBISPO COUNTY WHEREAS, The Land Conservancy of San Luis Obispo County (“LCSLO”) has requested that the City contribute to its Octagon Barn Center project, located at 4444 Octagon Way, San Luis Obispo, by providing financial support towards construction of additional facilities and amenities at this location, and WHEREAS, said services will be available to residents of the City of San Luis Obispo, thereby serving both a public and municipal purpose, and WHEREAS, addressing Open Space Preservation and Multi-Modal Transportation are among the City’s 2015-17 Major City Goals, and WHEREAS, the Octagon Barn Center will serve a broad spectrum of citizens interested in historic preservation, agricultural education, open space protection and restoration, and passive recreational trail use, while also serving as a vital community gathering place. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: Section 1: Findings. The City Council hereby finds and declares the City’s financial support of the Octagon Barn Center serves the public interest and provides public benefits to the citizens of San Luis Obispo by facilitating the preservation and public access to a substantial and significant historic, environmental, and recreational resource, which will expand the nearby recreational opportunities available to City residents, relieve burdens on existing City facilities, and contribute to a vibrant local economy that benefits the City. Section 2: Action. The City Council hereby appropriates $206,000, approves the Grant Agreement and authorizes the Mayor to sign the Grant Agreement, an official copy of which shall be kept on record with the City Clerk, based on the following findings: The Grant Agreement and Octagon Barn Center project are consistent with General Plan policies and programs, including: a) Conservation and Open Space Element Policy 3.3.1 that states “Significant historic and architectural resources should be identified, preserved and rehabilitated.” b) Conservation and Open Space Element Program 3.6.7 that states “The City will partner with agencies, non-profit organizations and citizens groups to help identify, preserve, rehabilitate and maintain cultural resources.” c) Circulation Element Policy 4.1.1 that states “The City shall expand the bicycle network and provide end-of-trip facilities to encourage bicycle use and to make bicycling safe, convenient and enjoyable.” Section 3: Environmental Review. The Grant Agreement and Octagon Barn Center project are consistent with the requirements of the California Environmental Quality Act. The 6.a Packet Pg. 79 At t a c h m e n t : a - R e s o l u t i o n ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) Resolution No. _____ (2016 Series) Page 2 R ______ County of San Luis Obispo is lead agency for the Bob Jones City-to-Sea Bike Trail project. The Board of Supervisors certified the Final Environmental Impact Report (FEIR) for the project on February 24, 2015. The FEIR included the development of the OBC as a staging area and trailhead in its project description and adequately evaluated and addressed potential environmental impacts associated with the project. The City of San Luis Obispo does not have any discretionary review authority for the Project. Upon motion of _______________________, seconded by___________________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this 1st day of March, 2016. ____________________________________ Mayor Jan Marx ATTEST: ____________________________________ Jon Ansolabehere Interim City Clerk APPROVED AS TO FORM: _____________________________________ J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this ______ day of ______________, _________. ______________________________ Jon Ansolabehere Interim City Clerk 6.a Packet Pg. 80 At t a c h m e n t : a - R e s o l u t i o n ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) Raising A Barn, Raising a Community Octagon Barn Center City of San Luis Obispo Partnership Proposal April 2015 6.b Packet Pg. 81 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t After decades of effort along San Luis Creek: The Land Conservancy controls key pieces along the next phase in developing the Bob Jones Pathway. 4/28/2015 © Land Conservancy of San Luis Obispo 2 The Octagon Barn Center is the new start of the Bob Jones Trail 6.b Packet Pg. 82 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t © Land Conservancy of San Luis Obispo 3 Buckley Road Extension Geographic Orientation (North to Left) Avila Ranch City of SLO Trail Routes Existing & Preferred Future County Bob Jones City-to-Sea Trail Route Octagon Barn Center Caltrans Maintenance Yard 6.b Packet Pg. 83 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t The Octagon Barn Center Start of the Bob Jones City- to-Sea Trail (Multi-modal trailhead designation & amenities) Octagon Barn (Historic structure & event space for up to 200; 5000 sq. ft.) “Barn Commons” Open Space with “The Shed” Milking Parlor (Education & meeting space for 100) Wetland Open Space Parking Area (112 spaces) Calf Barn & Trail Start: 2 restrooms; shelter; bike racks; water station; picnic area; kiosk 1997 2009 ¼ mi. walking path The Shed: 4 restrooms; windscreen; shelter Buckley Road access 6.b Packet Pg. 84 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t Progress and Partnerships Hayashi; Caltrans; County Parks 2008 – Octagon Barn restoration complete; Land Conservancy has pending lease for 2 acres. Land Conservancy leases 4 acres from Caltrans (initiated March 28, 2008 in a letter from Aileen Loe). 5 year lease begins in July 2009. Land Conservancy approaches County Parks about joining together at the Barn for the Bob Jones Pathway Staging Area. MOU to work together is approved by Board of Supervisors, August 2008. 2010 – Subdivision map for the Hayashi parcel and 98 year lease is recorded; water provided to the site. September 25, 2010. 2012 – Conditional Use Permit accepted by Planning Commission. Estimated sunk cost in project (actual, volunteer, and pro bono effort) is now $1M. May 12, 2012. 2013 – SLOCOG allocates $461K for left hand turn lane on South Higuera. December 4, 2013 Octagon Barn joins the National Registry of Historic Places. November 12, 2013. Land Conservancy awarded grant from CNRA for completion of the water system and site landscaping. October 17, 2013 2014 – Operating Agreement approved by Parks Commission and Board of Supervisors. June 3, 2014 Funding secured to make sure sufficient funds were available for turn land/parking lot. 4/28/2015 © Land Conservancy of San Luis Obispo 5 6.b Packet Pg. 85 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t Bob Jones City-to-Sea Multi-modal Trailhead Detail 4/28/2015 © Land Conservancy of San Luis Obispo 6 6.b Packet Pg. 86 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t The Commons Open Space Shelter, Restrooms, Lawn, Amphitheater Key Shed Features: •Four restrooms stalls •Backdrop and windscreen for outdoor open space •Interior storage and small gathering space •Sheltered outdoor space (wind/rain); Display/info area Key Commons Features: •Multi-use open space with views of conservation lands •Outdoor seating and gathering place for 200 •Natural amphitheatre setting for classrooms, large groups, etc. 4/28/2015 © Land Conservancy of San Luis Obispo 7 Shed Concept Drawing Commons Open Space Octagon Barn Center 6.b Packet Pg. 87 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t 4/28/2015 © Land Conservancy of San Luis Obispo 8 Project Budget Project Components Cost Estimate In-Kind & Direct Investment (before present time) $1,000,000 Barn Parcel (lease) $0 Land for parking (lease) $0 Site Grading & Parking Lot Construction (permeable paving, bike path, permits, etc.) $1,800,000 Turn Lane Engineering & Construction $535,000 Milking Parlor Rennovation (construction, electrical, plumbing, permits, occupancy requirements, etc.) $400,000 Barn Upgrades for Occupancy & Events (fire protection, electrical connection, concrete floor, interior furnishings, safety measures, etc.) $180,000 Toilets & Plumbing (6 stalls) $150,000 Barn Commons Open Space & Utility Shed (landscaping, amphitheater, seating, shelter, restroom facilities building, trash/recycling, display, etc.) $158,000 Start-up Costs & Support Funding $150,000 Pump House & Water Tanks $143,000 Landscaping & Plant Screening (native plants, pathways, walking trail, lighting, etc. $92,000 Multi-modal Trail Start Amenities & Calf Barn (trailhead designation, bike racks, water station, picnic area, seating, restroom structure, info kiosk, trash/recycling, etc. $48,000 Permits, Fees, Insurance, Contingency $50,000 Total Cost $4,706,000 6.b Packet Pg. 88 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t 4/28/2015 © Land Conservancy of San Luis Obispo 9 Anticipated Funding Sources Funding Source Income Estimate % of Total San Luis Obispo County & SLOCOG $2,485,000 53% The Land Conservancy of San Luis Obispo County & Previous Major Funding Partners $1,000,000 21% Private Donor Charitable Gifts $435,000 9% EEMP Grant, State of CA Natural Resources $235,000 5% City of San Luis Obispo $206,000 4% Local Foundation (Pledge) $135,000 3% Foundations & Grants $120,000 3% Local Business Contributions $50,000 1% Private Contribution (Pledge) $40,000 1% Total Cost $4,706,000 100% 6.b Packet Pg. 89 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t City of San Luis Obispo Partnership Request 4/28/2015 © Land Conservancy of San Luis Obispo 10 •Establish formal commitment of support from the City of San Luis Obispo •Enter into a MOU to memorialize the relationship between the City of San Luis Obispo and the Octagon Barn Center •Formalize partnership to establish working relationship, framework and uniform goals •Octagon Barn Center will likely be annexed into the City in the future •Assist City in meeting current Major City Goals via Octagon Barn Center Opening 2016 •Gateway facility serving residents & visitors as community open space •Multi-modal transportation hub of the Bob Jones City-to-Sea Trail and other SLO City bike paths •Funds will directly support expanding open space around the City and providing visitor-serving amenities at a new multi-modal transportation trailhead & trail hub •Inclusion of interpretive displays, info kiosk, and way-finding signage in coordination with City staff •Return on investment •Reasonable upfront investment of $206K (4% of total project cost) from 2015-2017 City Budget will leverage $4.5M from other sources •City will have no long-term liability or maintenance costs for a major amenity serving its residents and visitors •Opportunity for City naming rights and public acknowledgment on-site 6.b Packet Pg. 90 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t Project Plan & Timeline •Keep County Parks on track to get grading done within 2015 (winter/spring season) •Track work by Wallace Group on behalf of County Parks •Secure commitment from County Parks for bathroom installation •LC to develop water infrastructure per our EEMP grant [“Element 1”] (mid- 2015) •Permit issued in February 2015 •Complete Small Water Company agreement and start service (mid-2015) •Raise sufficient funds to inaugurate the Octagon Barn Center (2015-2016) •Dependent on County grading and turn lane: •Landscape in Winter, per EEMP grant [“Element II”]. •Complete fire safety (sprinklers) and access amenities for Barn. •Construct Calf Barn Restroom Building and Barn Commons Open Space (mid- 2016) •Inaugurate Octagon Barn Center (open for parking & occupancy) by late-2016 4/28/2015 © Land Conservancy of San Luis Obispo 11 6.b Packet Pg. 91 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t 4/28/2015 © Land Conservancy of San Luis Obispo 12 6.b Packet Pg. 92 At t a c h m e n t : b - O B C P r o p o s a l f o r C i t y o f S L O 4 - 2 8 - 1 5 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t /( , 6 8 5 ( & 8 / 7 8 5 $ / 6 2 & , $ / 6 ( 5 9 , & ( 6 2& 7 $ * 2 1 % $ 5 1 ) $ & , / , 7 < Pr o j e c t D e s c r i p t i o n &R Q W U L E X W H W R W K H 2 F W D J R Q % D U Q S U R M H F W L Q 0D L Q W H Q D Q F H 5 H S O D F H P H Q W 1H Z S U R M H F W )O H H W 5 H S O D F H P H Q W 1H Z ) O H H W 5 H T X H V W 0H D V X U H * 3 U L R U L W \ 3 D U N V D Q G 5 H F U H D W L R Q 6 H Q L R U 3 U R J U D P V D Q G ) D FL O L W L H V Ne e d a n d U r g e n c y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³ % D U Q & R P P R Q V ´ D U H D L V H [ S H F W H G W R K D Y H D V P D O O D P S K L W K H D W H U Z L W K V H D W L Q J D Q G D V K H O W H U S U R Y L G L QJ D U H V R X U F H W R V X S S R U W F R P P X Q L W \ HY H Q W V D Q G D F W L Y L W L H V Re a d i n e s s t o B u i l d (N / A b e c a u s e C o u n t y i s l e a d a g e n c y ) 6 W X G \ F R P S O H W H R U Q D ( T X L S P H Q W S X U F K D V H G R U Q D 3 U R S H U W \ R Z Q H G R U S U R S H U W \ D J U H H P H Q W L Q S O D F H Q D (Q Y L U R Q P H Q W D O D S S U R Y D O D Q G S H U P L W V F R P S O H W H R U Q D 6 S H F L I L F D W L R Q V R U F R Q V W U X F W L R Q G R F X P H Q W V F R P S O H W H Q D En v i r o n m e n t a l R e v i e w a n d P e r m i t s R e q u i r e d (N / A b e c a u s e C o u n t y i s l e a d a g e n c y ) ( Q Y L U R Q P H Q W D O 5 H Y L H Z Q D %X L O G L Q J 3 H U P L W Q D :D W H U Z D \ 3 H U P L W V ) L V K * D P H : D W H U 4 X D O L W \ $ U P \ & R U S V Q D 5 D L O U R D G Q D 2W K H U ( Q F U R D F K P H Q W 3 H U P L W ± 3 X E O L F : R U N V ' H S D U W P H Q W Q D 6.c Packet Pg. 93 At t a c h m e n t : c - O B C C I P 2 0 1 5 - 1 7 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) /( , 6 8 5 ( & 8 / 7 8 5 $ / 6 2 & , $ / 6 ( 5 9 , & ( 6 2& 7 $ * 2 1 % $ 5 1 ) $ & , / , 7 < Op e r a t i n g P r o g r a m N u m b e r a n d T i t l e : ± & X O W X U D O $ F W L Y L W L H V Pr o j e c t P h a s i n g a n d F u n d i n g S o u r c e s 1H Z 6 S H F L I L F D W L R Q 1 R In i t i a l P r o j e c t C o s t s b y P h a s e %X G J H W W R ' D W H 7 R W D O 6W X G \ 'H V L J Q &R Q V W U X F W L R Q &R Q V W U X F W L R Q 0 D Q D J H P H Q W To t a l $ 0 $ 2 0 6 , 0 0 0 $ 0 $ 0 $ 0 $ 0 $ 2 0 6 , 0 0 0 De t a i l o f o n g o i n g c o s t s a n d a l t e r n a t i v e s t o o n g o i n g c o s t s i n c l u d i n g r e t u r n o n i n v e s t m e n t i n f o r m a t i o n : 7K H R Q H W L P H F R V W R I Z L O O E H H Q F X P E H U H G L Q I R U S U R M H F W H [ S H Q G L W X U H V W K D W P D \ R F F X U R Y H U D O R Q J H U S H U L R G R I W L PHWREHGHWHUPLQHGWKURXJKWKH GH Y H O R S P H Q W R I W K H S D U W Q H U V K L S D J U H H P H Q W D Q G D V V R F L D W H G P L O H V W R QH V 7 K H S U R M H F W Z L O O U H V X O W L Q D P L Q R U H [ S D Q V L R Q R I W K H & L W \ ¶ V &X O W X U D O $ F W L Y L W L H V 3 U R J U D P Z K L F K DO U H D G \ R Y H U V H H V D J U H H P H Q W V Z L W K W K H & L W \ ) D U P 5 D L O U R D G 0 X V H X P & K L O G U H Q ¶ V 0 X V H X P / L W W O H 7 K H D W U H 0 X V H X P R I $ U W D Q G + H U L W D J H6RFLHW\ An t i c i p a t e d F a c i l i t y L i f e S p a n : \ H D U V %X G J H W W R ' D W H 7RWDO *H Q H U D O ) X Q G To t a l $ 0 $ 2 0 6 , 0 0 0 $ 0 $ 0 $ 0 $ 0 $ 2 0 6 , 0 0 0 Pr o j e c t F u n d i n g b y S o u r c e Re d u c e d / E n h a n c e d P r o j e c t A l t e r n a t i v e s $O W H U Q D W H S U R M H F W L V I H D V L E O H R U D G Y D Q W D J H R X V ± & R V W R I D O W H U Q D W LY H S U R M H F W 3U R M H F W F D Q E H S K D V H G ± 1 X P E H U R I \ H D U V I R U S K D V L Q J 6.c Packet Pg. 94 At t a c h m e n t : c - O B C C I P 2 0 1 5 - 1 7 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) /( , 6 8 5 ( & 8 / 7 8 5 $ / 6 2 & , $ / 6 ( 5 9 , & ( 6 2& 7 $ * 2 1 % $ 5 1 ) $ & , / , 7 < Pr o j e c t T e a m As s i g n m e n t P r o g r a m E s t i m a t e d H o u r s 3U R M H F W 3 U R S R Q H Q W $ G P L Q L V W U D W L R Q 3U R M H F W 6 X S S R U W 7 R X U L V P 3U R M H F W 6 X S S R U W 1 D W X U D O 5 H V R X U F H V 3U R M H F W 6 X S S R U W 7 U D Q V S R U W D W L R Q Lo c a t i o n M a p 6.c Packet Pg. 95 At t a c h m e n t : c - O B C C I P 2 0 1 5 - 1 7 ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 6.d Packet Pg. 96 At t a c h m e n t : d - O B C R e n d e r i n g s ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 6.d Packet Pg. 97 At t a c h m e n t : d - O B C R e n d e r i n g s ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 6.d Packet Pg. 98 At t a c h m e n t : d - O B C R e n d e r i n g s ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 6.d Packet Pg. 99 At t a c h m e n t : d - O B C R e n d e r i n g s ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 6.d Packet Pg. 100 At t a c h m e n t : d - O B C R e n d e r i n g s ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 6.d Packet Pg. 101 At t a c h m e n t : d - O B C R e n d e r i n g s ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 6.d Packet Pg. 102 At t a c h m e n t : d - O B C R e n d e r i n g s ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 6.d Packet Pg. 103 At t a c h m e n t : d - O B C R e n d e r i n g s ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) History The PereiraOctagon Barn A restoration project of The Land Conservancy of San Luis Obispo County. 6.e Packet Pg. 104 At t a c h m e n t : e - O B C H i s t o r y ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) Page2 The Pereira Octagon Barn, known to longtime locals as “the Round Barn,” is a former dairy barn built in 1906 on land which was originally a Mexican-era land grant known as the Ranchita de Santa Fe. It is located just south of the San Luis Obispo city limits on South Higuera Street. In Spanish and Mexican times, this was the path of the Camino Real, the original route linking the missions established by the Spanish. The Pereira Octagon Barn is the only octagonal barn in Southern California. It is also the only barn in the county with a fully documented history and easily viewable from our most trafficked roads. Its site and surroundings are largely undeveloped and evoke the earlier rural life of the area. It has been painstakingly restored over a period of some fifteen years. It will be available to the general public for tours, talks, exhibits, and special events. In its new incarnation, the barn is one of the most important visual symbols of the vital role played by agriculture in shaping San Luis Obispo County. The Barn and Its Setting Early Dairying in San Luis Obispo County The Very Modern Mr. Fowler The creator and popularizer of the eight-sided design was the charismatic and very persuasive Orson Squires Fowler. By the mid-19th century, the impassioned Mr. Fowler had popularized the Victorian “science” of phrenology (the effort to determine character traits by measuring the contours of the human head) and had established a national business publishing self-help books, health treatises, and sometimes-controversial marital advice. Then he lit on the concept of an octagonal building as the most efficient, most desirable, most modern of designs. He published his ideas in 1848 and sparked a national fad for octagonal houses. The development of octagonal barns was not far behind. Although Fowler left the actual design of different octagon barns to the decisions of local builders, by 1900 national farm-supply companies and merchandising giants such as Sears were furnishing patterns and even pre-fab kits of lumber for polygonal and “true round” barns. Octagon Barn as a Manifestation of Pressures to Modernize Dairying in our area goes back to the 1860s, when cheap land, a suitable climate, and access to the San Francisco market led brothers Edgar and George Steele to proclaim it “cow heaven.” They established dairies in the Edna Valley, and others soon followed their lead, with dairy farms springing up in the In the later years of the 19th century, there was a growing awareness in the county that modernization would be essential to the continued success of local dairies. This led to efforts at herd improvement, mechanization, and irrigation, as well as to the establishment of a dairy science program in Cal Poly’s earliest curriculum. The improvement of barn design was also part of this trend to modernization. This trend made popular what were called “round barns.” These barns could be polygonal in design, or “true round.” The polygonal barns included structures with six, eight, nine, ten, twelve, sixteen, or even twenty sides. “ Out there at the Round Barn, when I’d deliver things, there was a sort of glass cup, shaped kind of like a beer mug, hanging on a nail, and they’d tell me to take the cup and dip up some cream with it. So I did, and sure enough, that’s so good, you get hooked on it!” –Charles Murray The circular plan of these barns was seen as a labor-saving arrangement at a time when mechanization was still mostly on the horizon. coastal valleys and, later, inland in the North County. Many immigrants found their way to this “cow heaven” and took entry- level jobs as milkers, aspiring to work their way up to leasing a piece of land and a small herd of cows and eventually to owning their own dairies. The Ticinese from Italian- speaking Switzerland and the Portuguese from the Azore Islands were the two ethnic groups most important in this migration. 6.e Packet Pg. 105 At t a c h m e n t : e - O B C H i s t o r y ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) Page3 Construction Details This one-story, eight-sided barn measures 78 feet across and encloses approximately 5,000 square feet of interior space. It is 45 feet tall, including a 10-feet- tall, louvered, octagonal cupola which provides ventilation and natural light. The walls are rough-sawn, irregular-width redwood boards, painted white. Much of this wood is original; some has been salvaged from sources of a similar age--most notably, from a dismantled, century-old barn in nearby Guadalupe. The barn has been re-roofed with redwood shingles obtained from “sinker logs” from British Columbia. This use of salvaged, old-growth redwood was an ecologically acceptable solution to the challenge of finding suitable roofing material for the restoration. The shingles were custom-sawn and cut to 6” x 36” to replicate the originals. This structure has proven itself for over 100 years, withstanding the strong winds from the nearby Los Osos Valley and an occasional earthquake. The Pereira Octagon Barn as a Local Manifestation of the National Trend to Modernization The Pereira Octagon Barn, built in 1906, was the only octagonal barn constructed in San Luis Obispo County. Most of our local dairy barns were “monitor-style” barns—rectangular structures with a raised ceiling along the center of the building. This style had been popular in New England, and had evolved from European church architecture. Although the peak years of popularity for octagon-style barns were the 1880s, it took a bit longer for the San Luis Obispo County to get its own eight-sided experiment. This may be attributable to the relative isolation and slow development which marked the area from its earliest days of European settlement. Manuel Carmo posed in front of the Octagon Barn in the 1970s, during which time he worked for the Pereiras. Caltrans photo of the Octagon Barn, looking south along the original route of California Highway 1 (South Higuera Street), 1929. “ The cows were fed in the barn, but could mill about. When they were milked in the barn, they were put into stanchions, facing frontwards around a smaller circle, where there was feed for them.” -John Oliveira “ No one thought of it as a special barn. It was old, and people made fun of it. The high school kids, when we’d ride the school bus into town, would tell me the same joke over and over again: ‘Did you hear about the farmer who went crazy?’ ‘No, why?’ ‘Well, he had a round barn and he couldn’t find a corner to pee in!’ I must have heard that a hundred times.” –Lois Kirchner Abbott 6.e Packet Pg. 106 At t a c h m e n t : e - O B C H i s t o r y ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) Page4 The Milking Parlor The Milking Parlor, also referred to as the “Milking Barn,” is a subsidiary structure built in 1938. This structure was necessary due to increasingly strict standards of sanitation which were part of the continuing need to modernize. This parlor provided a separate space in which to milk the cows—a space which would be free of the dust and manure in the octagonal barn (where the cows were fed), and with a concrete floor that could be readily cleaned, and troughs along which animal waste could be hosed away. The building was equipped with milking machines and an overhead pipe system for transport of milk (to be stored for shipment) and of water (to clean the building). People Associated with the Barn The builders of the Octagon Barn were: John Damaso, an Azorean immigrant and a carpenter by trade; Henri LaFranchi, a young Swiss immigrant and the owner of a small meat-market in San Luis Obispo, and a third, unknown man, who has been described as a “milk farmer.” They may have seen patterns for octagonal construction in farm journals, but both Damaso and LaFranchi were immigrants who had no firsthand knowledge of the many octagonal barns in dairy centers of the Midwest. John Damaso, one of the three builders of the Octagon Barn. Henri LaFranchi, another of the three builders of the Octagon Barn, shown with his bride, Ida Pelucca LaFranchi, in 1906. Some of the advantages claimed for an octagon barn were: 1. A greater volume-to-surface ratio than a rectangular barn, which meant a greater area could be enclosed using less construction material. 2. The greater open space in the octagonal interior meant less need for other structures such as calving barns, holding pens, or other out-buildings. 3. The octagon barn’s labor-saving features were most appealing at a time when mechanization was only beginning. The centralized nature of the layout would save farmers precious steps as they labored to feed, milk, and clean up after their cows. (In barns, Fowler wrote, “we need some common center in and around which to work. This form will turn the heads of all the horses and cattle, and openings to all the bays and bins, toward this center, so that one can pass from bay to stall, and from every part to every other, with half the steps required [in a rectangular or square barn]….” What Fowler didn’t state specifically, is that, with cows placed in a circular pattern and held in stanchions facing inward towards a central feeding area, the farmer has more room to tend to the “business end” of each animal. 4. The octagon shape resisted high winds and heavy storms better than rectangular barns did. Why an Octagon? “ I went to the barn with my father, sometimes. Mrs. Lima, who was Joaquin Pereira’s mother-in-law, she would be there. They had drop calves [to sell], and my father and she would talk about this in Portuguese.” –Eleanor Craveiro Plans for the Milking Parlor include refurbishment to make it a suitable place for community gatherings, displays about the history of agriculture in the county, and educational programs for schoolchildren and other visitors. In preparation for this, the stanchions and the false ceiling panels have been removed; the waste-troughs have been filled in with concrete for safety’s sake. The iron posts have been temporarily repaired with welded sleeves. 6.e Packet Pg. 107 At t a c h m e n t : e - O B C H i s t o r y ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) Page5 The Octagon Barn’s decayed status, just before The Land Conservancy started restoration in 1997. Restoration of a Local Treasure The fifteen-year restoration effort, carried out mostly by volunteers, is now largely complete, and the Pereira Octagon Barn stands as an icon representing the area’s agricultural past. It is testimony to the eighty-year period when dairies flourished in San Obispo County, creating the agricultural infrastructure which is still one of the area’s defining characteristics, and providing jobs for many of the area’s immigrants. It is a direct link to the days when the county’s green hills and fertile valleys were known far and wide as “cow heaven.” The first user of the barn was an Italian-Swiss immigrant, Antonio Stornetta, who leased the barn and the surrounding land for his Santa Fe dairy operation from 1907 through 1917. Mr. Stornetta was typical of the frugal and industrious Swiss who had claimed an important place for themselves in the county’s dairy industry. Joaquin and Josephine Pereira, with Josephine’s sister Eleanor and Eleanor’s husband Manuel Garcia, purchased the property in 1920 for use as part of their larger, nearby dairy in the Los Osos Valley. They were typical of many first and second- generation Portuguese Americans, who followed in the dairy tracks of the Swiss, many of whom had immigrated somewhat earlier than the Portuguese. It’s sometimes said that “the Swiss owned the dairies, and the Portuguese got their start by milking for the Swiss.” The Pereiras’ and Garcias’ business, known as the Home Dairy, was a Grade A dairy with a processing facility in town. Milk from the Home Dairy was taken to a small building at 719 Higuera Street, where it was pasteurized and bottled. Then it was delivered, in the early morning hours, to residents all over the city. The Garcias sold their portion of the barn and its land to their Pereira partners in 1925, just five years after the initial purchase. Dairying operations continued under the Pereiras into the early 1950s, when increasing competition from larger, more industrialized dairies, mostly in the Central Valley, began to make it impractical for local farmers to continue their dairying. At this time, the Pereiras, like many other dairy people, converted to a beef cattle operation. Their octagonal barn, which could not easily be made bigger, had become a sort of “white elephant” which couldn’t accommodate newer, larger farming machinery and was not needed for range-grazing beef cattle. Among those who worked the property during the Pereiras’ ownership were families by the names of Oliveira, Rodriguez, Silva, Kirchner, and Carmo. They were typical of many local dairy people who worked for shares, or who leased and worked others’ property as they saved up money to be able to purchase their own land. The property remained in the Pereira family until 1994, when it was sold to John and Howard Hayashi. By this time, the barn’s condition had badly deteriorated, and its new owners assumed it would eventually collapse or be demolished. In 1997, the Land Conservancy of San Luis Obispo County, led by then-Executive Director Ray Belknap, arranged to lease and restore the barn. “Yes, we were good friends [with the Pereiras]. We were neighbors. I was raised Catholic, and when I did my first communion and went to confirmation, I’ll always remember, Joaquin [Pereira] was my sponsor, and he gave me a wallet for a gift. When I opened up the wallet, there was a five-dollar bill in there, and I thought I’d died and gone to heaven.” –Herb Filipponi 6.e Packet Pg. 108 At t a c h m e n t : e - O B C H i s t o r y ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) Page6 The Next Chapter The Land Conservancy, in partnership with major sponsors and partners, is working to bring the iconic Pereira Octagon Barn back into the community as a museum, bicycle trailhead (Bob Jones Trail), and meeting/event space. The history of the County’s dairy industry and the Barn’s own unique story will be told through docent tours, lectures, and signage. If you like projects such as the Octagon Barn, consider one of the following ways to help us complete our vision: • Make a donation or renew your membership with The Land Conservancy. • Volunteer your time and talent. • Give a gift membership to a friend. • Consider including The Land Conservancy in your estate plans. • Pass this information on to a friend. Your donations are very important to our organization and will help us continue to conserve land and restore special places in San Luis Obispo County for generations to come. For more information on the plans for the Octagon Barn, visit www.octagonbarn.org. THANK YOU The Land Conservancy is grateful to the following people, who have shared their memories of dairying and of the Octagon Barn in interviews for the Octagon Barn Oral History Project. Lois Kirchner Abbott Ray Belknap Maxine Bell Ercole Brughelli Dan Carpenter Ed Carson Eleanor Craveiro Eileen Brughelli Damon Herb Filipponi Bob Galbraith Roberta Galbraith Robin Galbraith Dann Graham Windy Hedding Barbara Keely Clint Machado Michael Mooney Charles Murray May Nunes John Oliveira Dolores Mello Oliveira David Pereira June Rodriguez Don Silva Ruth Munoz Silva Catherine Stornetta Donna Damaso Young 4400 Octagon Way San Luis Obispo, CA www.octagonbarn.org PO Box 12206 San Luis Obispo, CA 93406 [805] 544-9096 www.LCSLO.org CREDITS December 2012; Revised January 2013 Brochure Coordination: B.K. Richard Historical Text: Lynne Landwehr Design: Teresa Tibstra Cover page photo: The Octagon Barn, restored, with Milking Parlor (background) and Calf Barn (foreground) in June 2009 © Gary Felsman Thank you for your support! MAJOR SPONSORS: The Forbes Family Foundation, Utility Telephone, Westland Engineering, Hind Foundation, and PG&E MAJOR PARTNERS: San Luis Obispo County Parks Cal Trans 6.e Packet Pg. 109 At t a c h m e n t : e - O B C H i s t o r y ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) GRANT AGREEMENT OCTAGON BARN CENTER This agreement dated March ___, 2016 is between THE LAND CONSERVANCY OF SAN LUIS OBISPO COUNTY, a California non-profit public benefit corporation (“LCSLO”) and City of San Luis Obispo, a California Municipal Corporation and Charter City (“City”) with reference to the following: WHEREAS, LCSLO has requested that City contribute to its Octagon Barn Center (“OBC”) project, located at 4444 Octagon Way, San Luis Obispo, by providing financial support towards construction of additional facilities and amenities at this location, and WHEREAS, said services will be available to residents of the City, thereby serving both a public and municipal purpose, and WHEREAS, addressing Open Space Preservation and Multi-Modal Transportation are among the City’s 2015-17 Major City Goals, and WHEREAS, City has approved funding for the OBC project in its 2015-17 Financial Plan pursuant to LCSLO’s proposal, and WHEREAS, City has determined that the OBC will serve a broad spectrum of citizens interested in historic preservation, agricultural education, open space protection and restoration, and passive recreational trail use, while also serving as a vital community gathering place, and WHEREAS, LCSLO is restricted in its use of the OBC by an Operating Agreement with the County of San Luis Obispo, dated June 3, 2014; and a Conditional Use Permit from the County of San Luis Obispo, dated May 12, 2012, and WHEREAS, LCSLO intends to restore, construct, and operate the OBC in a manner which respects the Secretary of the Interior’s Standards for Rehabilitation and the Octagon Barn’s listing in the National Register of Historic Places, dated November 12, 2013, and WHEREAS, LCSLO’s 99-year leasehold of the Octagon Barn site must be held by LCSLO and may only be sold to a valid non-profit organization, as directed by a Declaration agreed to between LCSLO and the landowners, John and Howard Hayashi, dated July 27, 2010, and WHEREAS, The County of San Luis Obispo is lead agency for the Bob Jones City-to-Sea Bike Trail project. The Board of Supervisors certified the Final Environmental Impact Report (FEIR) for the project on February 24, 2015. The FEIR included the development of the OBC as a staging area and trailhead in its project description. NOW, THEREFORE, CITY and LCSLO for and in consideration of the mutual benefits, promises and agreements set forth herein, do agree as follows: 6.f Packet Pg. 110 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 1. Construction of the OBC On or before the date which is two (2) years following the execution of this Agreement, LCSLO shall complete construction of: 1.) the Barn Commons Open Space & Utility Shed, which includes landscaping, amphitheater, seating, shelter, restroom facilities building, trash/recycling, and display panels; and, 2.) Multi-Modal Trail Start Amenities & Calf Barn, which includes trailhead designation, bike racks, water station, picnic area, seating, restroom structure, informational kiosk, and trash/recycling (collectively, the “OBC Facilities”). The OBC Facilities shall be constructed at 4444 Octagon Way in San Luis Obispo. 2. Grant Amount, Allowed Expenses, and Reimbursement City agrees to pay LCSLO a one-time only grant, in the sum of $206,000, to be used for the design and construction of the OBC Facilities and may only be used for approved design and construction costs directly related to the OBC Facilities. Payments for design or “soft” costs that are paid from City grant funds will be limited to 10%, or $20,600. Design or “soft” costs are expense items that are not considered direct construction costs. Design or “soft” costs will be limited to architectural and engineering expenses directly associated with the OBC Facilities. Construction costs are defined as contractor expenses for labor, project management, material, equipment, services, utilities and other direct construction costs. Progress payment requests for the amounts shown above shall be submitted to the Assistant City Manager and shall include documentation such as copies of contractor invoices and evidence that the work progress has been accepted by LCSLO. Progress payment requests may be submitted monthly or on an as-need basis, and will be reviewed and approved for reimbursement by the City in a timely manner. 3. Construction at Other Sites If LCSLO determines that construction of the OBC Facilities at the site specified in Section 1, above, is impractical or inadvisable for any reason, then LCSLO may not use these funds for any other purpose without prior written approval of City. 4. Business Plan The City’s payment of grant funds is strictly intended to assist in the implementation of the services described in Exhibit A, “Octagon Barn Center Abbreviated Business Plan," attached hereto, which describes the intended purposes of the Octagon Barn Center; provides evidence of progress and support from other partners, donors, and grant making agencies; and, describes how the OBC will become a financially sustainable enterprise. 5. Ownership of Assets LCSLO is the owner or lessee of the property, buildings and all assets. LCSLO may only transfer its ownership interests or operation of the OBC to another non-profit service provider organized for similar public benefit purposes. The City shall be notified in writing 30 days prior to any transfer of ownership. 6.f Packet Pg. 111 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 6. Permits LCSLO shall apply for and obtain all necessary building and other related permits to construct the OBC Facilities in conformance with local, state, and federal laws. This agreement does not authorize the construction of the OBC Facilities or otherwise alter or impact the exercise of the City’s independent regulatory and land use authority, to the extent applicable. 7. Funding Source Recognition LCSLO will ensure recognition of the roles of the City in providing funding through this Agreement. The City shall be identified as a funding source in all applicable publications, press releases, etc. In addition, LCSLO will include a reference to the support provided herein in all publications made possible with funds made available under this Agreement. 8. Amendments The City and LCSLO may amend this Agreement at any time provided that such amendments make specific reference to this Agreement, and are executed in writing, signed by a duly authorized representative of each organization, and approved by the City Council. Such amendments will not invalidate this Agreement, nor relieve or release the City or LCSLO from its obligations under this Agreement, except as expressly provided in writing in any subsequent amendments. 9. Periodic Reports and Financial Assurance The LCSLO shall provide quarterly reports on both project progress and on the use of City funds. These reports shall be due at the end of the first month after the end of the calendar quarter (i.e. January, April, July, and September). City reserves the right to request and receive copies of invoices, account statements, or audits of LCSLO’s financial records pertinent to the OBC. 10. Assignability The LCSLO will not assign or transfer any interest in this Agreement without the prior written consent of the City. 11. Conflict of Interest No member of the City’s governing body and no other public official of such locality, who exercises any functions or responsibilities in connection with the planning or carrying out of the project, will have any personal financial interest, direct or indirect, in this agreement; and the LCSLO will take appropriate steps to assure compliance. LCSLO agrees to abide by the provisions of 24 CFR 84.42 and 570.611, which includes maintaining a written code or standards of conduct that will govern the performance of its officers, employees or agents engaged in the award and administration of contracts supported by Federal funds. 12. Severability If any provision of this Agreement is held invalid, the remainder of the Agreement will not be affected thereby and all other parts of this Agreement will nevertheless be in full force and effect. 6.f Packet Pg. 112 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 13. Entire Agreement This Agreement constitutes the entire agreement between the City and the LCSLO for the use of funds received under this Agreement and it supersedes all prior communications and proposals, whether electronic, oral, or written between the City and the LCSLO with respect to this Agreement. 14. No Agency or Employment The LCSLO is solely responsible for all activities supported by the Grant. Nothing in this Agreement creates a partnership, agency, joint venture, employment, or any other type of relationship. The LCSLO shall not represent itself as an agent of the City for any purpose, and has no authority to bind the City in any manner whatsoever. LCSLO and all of its agents, representatives, or participants in any manner in the performance of its obligations and duties hereunder, shall be employees, independent contractors, or volunteers solely of LCSLO. They shall not for any purpose be considered employees or agents of the City. 15. Indemnification The LCSLO agrees, to the fullest extent permitted by law, to defend, indemnify, and hold harmless the City its officers, directors, affiliates, employees, and agents, from and against any and all claims, liabilities, losses and expenses (including reasonable attorney’s fees) directly, indirectly, wholly or partially arising from or in connection with any act or omission of the LCSLO, its employees or agents, in applying for or accepting the grant, in expending or applying Grant funds, or in carrying out the project as set forth. 16. Termination The City Manager may terminate this agreement at his or her sole discretion, after a public hearing and upon ten (10) days written notice to LCSLO. Said termination shall be effective thirty (30) days after City mails notice of termination of agreement to LCSLO. Any remaining funds in excess of costs actually incurred as of the date of notice of termination pursuant to Section 3 above shall revert to City upon said termination. 17. Notices For purposes of notice under this agreement, all notices shall be considered effective upon being sent by certified mail to the following addresses: City: City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 Attn: Assistant City Manager LCSLO: The Land Conservancy of San Luis Obispo County 1137 Pacific Street, Suite A San Luis Obispo, CA 93401 Attn: Executive Director 6.f Packet Pg. 113 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) CITY OF SAN LUIS OBISPO, A MUNICIPAL CORPORATION By: ________________________________ Katie Lichtig, City Manager THE LAND CONSERVANCY OF SAN LUIS OBISPO COUNTY, A CALIFORNIA NON-PROFIT PUBLIC BENEFIT CORPORATION By: ________________________________ Kaila Dettman, Executive Director APPROVED AS TO FORM: By: ________________________________ Christine Dietrick, City Attorney 6.f Packet Pg. 114 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) Exhibit A 6.f Packet Pg. 115 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) ABBREVIATED BUSINESS PLAN RATIONALE FOR THE CE NTER AND GENERAL FINANCIAL MO DEL FOR ITS OPERATION BY: THE LAND CONSERVANCY OF SAN LUIS OBISPO COUNTY 1137 Pacific Street San Luis Obispo, California 93401 805-544-9096 Contact: B. K. Richard, Trustee OCTAGON BARN CENTER 6.f Packet Pg. 116 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 2 | Page Abbreviated Business Plan RATIONALE FOR THE CE NTER AND GENERAL FIN ANCIAL MODEL FOR ITS OPERATION INTRODUCTION This Plan describes the intended purpose of the Octagon Barn Center, the rationale for investing in the project, the current status in the plan to complete development and transition into operations, and the general expectation regarding the long-term viability of the Center. The Octagon Barn Center will be a community gathering place to promote local agriculture, recreation, history, and education, while applying sustainability principles in its development and operation. The Land Conservancy wishes to make the historically important Pereira Octagon Barn1 the centerpiece of a community gathering place and resource. This 6.25 acre Center, located on South Higuera Street at the edge of San Luis Obispo City, will serve as the trailhead for the Bob Jones City-to-the-Sea Pathway and as a place for special events and community meetings. It will have an overlay of educational facilities and features. Thematically, as an expression of the Land Conservancy Mission, it will work to connect people to the land, to promote local agriculture, and to reflect principles of sustainability. The next page is a top view of the Octagon Barn Center site. The subsequent page is a rendering from a 3D computer model of what the Octagon Barn Center will look like. OCTAGON BARN CENTER PURPOSE The Land Conservancy seeks to make the Octagon Barn an important part of the recreational, cultural and social life of the San Luis Obispo County community. Because of proximity, the Center is likely to most directly benefit the citizens and businesses near the City of San Luis Obispo. The Land Conservancy will act as the staging area for the planned Bob Jones City-to-Sea Pathway and be a major stopping point on bicycle paths coming from the City of San Luis Obispo to the north and from along the proposed Buckley Road extension to the east. 1 The Pereira Octagon Barn entered the National Register of Historic Places in 2013. Antonio Stornetta as the Santa Fe Dairy, and later by Joaquin Pereira and his partners operated a dairy farm, in which the Barn was a central component, between about 190 3 and 1914 as the Home Dairy. The Octagon Barn is one of less than half a dozen known historic-period round barns extant in California (octagonal barns are in the class of round barns). 6.f Packet Pg. 117 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 3 | Page 6.f Packet Pg. 118 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 4 | Page 6.f Packet Pg. 119 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 5 | Page The Center will host educational, cultural, social, and commercial events: Agriculture education events for school children, with emphasis on San Luis Obispo County history Adult education events spanning a range of topics in agriculture and land use Permanent exhibitions of agriculture processes and artifacts Plays, concerts, dances, films, receptions, particularly those with agriculture or heritage themes Special community-based events including fundraisers, meetings, and conferences Commercial activities such as plant and produce sales, art auctions, and weddings. In all cases, the Octagon Barn Center will provide essential amenities for visitors such as water, restrooms, shelter, tire pumps, bicycle tools. There is also intent to provide limited refreshments and emergency repair items (e.g. bicycle tires). INVEST MENT RATIONALE The Octagon Barn Center will pay back on community investment in several important ways: The Center, because of events and the attraction of visitors, will generate between $1-2M/yr. in new business revenue. This comes from prolonged stays, local purchases, and restaurant meals. The Barn may host up to 100 events per year with up to 200 people per event. The Land Conservancy expects over 150,000 visits per year. The Center will become a southern gateway to the City of San Luis Obispo. Visitors arriving in town will stop at the site to learn more about other local attractions and get a general orientation. The Center will encourage outdoor recreation as a pathway staging area. The Bob Jones Pathway already supports over 300,000 visits per year. It is currently deterring additional use because of congestion. The Center will foster a greater understanding of County history and agriculture. Many are not aware that the County’s financial and cultural roots are planted in a dairy industry largely developed with immigrant labor. Their ancestors remain as major community leaders to this day. The Center is the latest demonstration of the collaborative spirit, which is rarely found in other communities. It’s why we “thrive” as writers have declared. The Center has been developed with hundreds of donations and thousands of hours of service. The Land Conservancy firmly believes that the Octagon Barn Center will become one of the iconic parts of “the real San Luis Obispo”. 6.f Packet Pg. 120 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 6 | Page PROJECT STATUS The Octagon Barn Center is well along in both planning and fund raising commitments. The following key milestones have been reached. 1997 – Work began on saving the Octagon Barn from collapse. 2008 – Octagon Barn restoration completed; Land Conservancy had pending lease for 2 acres. Land Conservancy leased 4 acres from Caltrans (initiated March 28, 2008 in a letter from Aileen Loe). 5 year lease began in July 2009. Lease later extended to 2034. Land Conservancy approached County Parks about joining together at the Barn for the Bob Jones Pathway Staging Area. MOU to work together was approved by Board of Supervisors, August 2008. 2010 – Subdivision map for the Hayashi parcel and 98 year lease were recorded; water provided to the site. September 25, 2010. 2012 – Conditional Use Permit accepted by Planning Commission. Estimated sunk cost in project (actual, volunteer, and pro bono effort) reached $1M. May 12, 2012. 2013 – Octagon Barn joins the National Registry of Historic Places. November 12, 2013. Land Conservancy awarded grant from California Natural Resources Ageny for completion of the water system and site landscaping. October 17, 2013. 2014 – Operating Agreement approved by Parks Commission and Board of Supervisors. June 3, 2014. Funding secured to make sure sufficient resources are available for the South Higuera turn land and on-site parking lot improvements. The total cost of the Octagon Barn Center is in excess of $5M. The Land Conservancy has secured commitments for over $4M of that amount and is planning a capital campaign to raise the remainder of the funds, including an operations fund to start up site operations, during 2016. SCHEDULE The Land Conservancy anticipates beginning work on the site water system (pump house, tanks, three phase power) in February 2016. The current schedule for the County of San Luis Obispo to begin physical improvements to the site is September 2016. The grant from the City of San Luis Obispo enables the Land Conservancy to vigorously pursue development of the two new structures in the Center: the “Shed” and the “Calf Barn”. These structures can be built as soon as the County has completed grading the site and agreement is reached with the County on the provision of restrooms stalls (the Operating Agreement with The County obligates the County to provide six stalls). The Land Conservancy has targeted opening the Octagon Barn Center in early 2017. 6.f Packet Pg. 121 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t ) 7 | Page LONG TERM SUSTAINMEN T The Land Conservancy’s financial goal for the Center is that it “break even” and not be a time or resource drain on other Conservancy staff or members, once the Center is inaugurated. The primary source of revenue for the Center will be events. The model assumes only 20 commercial Barn events per year (permitted up to 100). With other proceeds from smaller events in the Milking Parlor, small scale sales and donations, the Land Conservancy expects revenue to exceed $130,000/yr. Major expenditures will be for staff time to manage the site, waste removal, electricity, security, and maintenance. The total estimate of these expenditures is approximately $120,000/yr. The net surplus is expected to be approximately $10,000/yr. Should there be difficulty meeting expenses, the Land Conservancy can respond by hosting additional or special events, soliciting members, and/or reaching out to the community. The Land Conservancy does not anticipate needing to utilize these mechanisms. A small operations fund is planned as part of fundraising during 2016, to enable the Land Conservancy to meet expenses until the Barn Center is fully operational and known to be open for business. This fund is planned to last approximately two years. 6.f Packet Pg. 122 At t a c h m e n t : f - D r a f t G r a n t A g r e e m e n t ( 1 2 6 3 : O c t a g o n B a r n C e n t e r G r a n t A g r e e m e n t )