HomeMy WebLinkAbout1988-02-16; City Council; 9296; JOINT GOLF COURSE FEASIBILITY STUDY WITH COUNTY OF SAN DIEGO2
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ClBOF CARLSBAD - AGENaBILL P -
AB#- TITLE: JOINT GOLF COURSE FEASIBILITY DEPT. I MTG. 2/16/68
DEPT. P&R CITY M
RECOMMENDED ACTION:
CITV A' STUDY WITH COUNTY OF SAN DIEGO
Adopt Resolution No.8;9-38/. Approving a transfer of funds fr contingency account to conduct a Golf Course Feasibility Study county owned land. Approve R.F.P, for golf course study and
authorize city staff to cooperatively administer the study wit
County of San Diego.
ITEM EXPLANATION
In June 1987, the City Council contacted the County Board of Supervisors and proposed a possible long term lease of 205 (+/
acres of county owned property adjacent to McClellan-Paiomar
Airport (Exhibit 2).
develop a Municipal Golf Course.
On November 3, 1987 county staff reported to the Board of
Supervisors on the status of the existing master plm for the
subject property and proposed a feasibility study, the scope o which was to include a commercial/industrial park in conjuncti
with a golf cDurse (Exhibit 3). County staff recommended that City and County split the anticipated $25,000 cost of the stud
After discussion, the Board of Supervisors voted to take actic as recommended, subject to recovering the entire cost of
study from the City of Carlsbad (Exhibit 3).
continuel: negotiations between city and county staff has resul in a red-uction in scope of the feasibility study.
Board of Supervisors requested the city to assume the entire c
of the stud-y and county staff feels sufficient information
currently exists to determine the feasibility of an industrial
complex, that portion of the study has been eliminated. This reduction in scope has also reduced cost estimates for the stu Staff estimates the feasibility study as presented, (Exhibit 4
can be completed withir, the allocated $20,000 budget,
originally committed by council (Exhibit 2).
.A revised R.F.P. draft (Exhibit 4) has been prepared for counc
review and includ-es (2) two golf course proposals:
1.
The intent of the proposed lease was to
the
Since the
as
An 18 hole Championship Golf Course utilizing the
entire study area (205 +/- acres)
An 18 hole Executive Golf Course including some industrie
development . 2.
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PAGE 2 OF AB# 9296
The county will administer the study, however; both agencies v
work cooperatively in the consultant selection and project st1
completion. Formal presentations will be made to both City
Council and County Board of Supervisors,
estimated the revised study will be completed within (6) six
months. The attached resolution authorizes the City Manager t
enter into an agreement with the County to conduct the study.
The county has
FISCAL IMPACT
The anticipated expenditure to perform the feasibility study i
$20,000. A transfer from contingency account #001-840-1990-2s
into Parks and Recreation Administration account #001-820-411C
2479 (miscellaneous consultants) is requested. The remaining
balance in the contingency account will be $1,336,373.
EXHIBITS
1. RESOLUTION NO. 8r - 3&
2. MEMO: SUPERVISOR MACDONALD
3. COUNTY OF SAN DIEGO AGENDA ITEM: FEASIBILITY STUDY
4. REVISED GOLF COURSE FEASIBILITY STUDY
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RESOLUTION NO. 88-38
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD APPROVING A $20,000 TRANSFER OF FUNDS FRO1
THE CONTINGENCY ACCOUNT (001-840-1990-2999) INTO
PARK AND RECREATION MISCELLANEOUS CONSULTANT
ACCOUNT (001-820-4110-2479) FOR THE PURPOSE OF CONDUCTING A GOLF COURSE FEASIBILITY STUDY AND AUTHORIZING THE CITY MANAGER TO ENTER INTO AN AGREEMENT WITH THE COUNTY OF SAN DIEGO TO CONDUCT THE FEASIBILITY STUDY
WHEREAS, the City Council is interested in
pursuing the development of a municipal golf
course, and:
WHEREAS, a request for proposal has been
prepared by city staff to determine if the county
owned property is suitable for a golf course
develo?ment, and;
WHEREAS, $20,000 is necessary to perform a
golf course feasibility study, and; I I WHEREAS, it would be to the benefit of both
the city and county if staff work cooperatively to
administer the completion of a golf course
feasibility study.
NOW, THEREFORE, BE IT RESOLVED, by the City
Council of the City of Carlsbad, California as
follows:
1. The above recitations are true and
correct
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2. Funding in the amount of $20,000 is
available in the Contingency Account # 001-840-
1990-2999.
3. The City Council does hereby authorize a
transfer of and expenditure for funds necessary to
complete a golf course feasibility study, an RFP
for which has been approved and is attached hereto
and made a part hereof.
4. The City Council does hereby authorize
the City Manager to enter into an agreement with
the County of San Diego to conduct a golf course
feasiblity study on county owned land adjacent to
McCellan-Palomar Airport, a description of which is
attached hereto.
PASSED, APPROVED AND ADOPTED by the City Council
of the City of Carlsbad, California at a regular
meeting held on the 16thday of February , 1988,
by the following vote, to wit:
AYES:
NOES: None
I
Council Members Lewis, Pettine, Mamaux and Larson
ABSENT: None $1 ,f/ r-,)?.,,
! (h&// /x / 1, ‘ rJ<y/* <q Ir (XJiUDE A.” LEWIS, Mayor
ATTEST :
RR- ALETHA L. RAUTENKRANZ, City Cleqk
( SEAL)
a. ...” a-7 Exhibit 2
TELEP
(619) 43
1200 ELM AVENUE
CARLSBAD, CA 92008-1989
Office of the Mayor Citp of CsrIsbab -mI DISTRIC
v1ST.Z o~~jq3
June 15, 1987
Jgfr 20 E87
Supervisor John MacDondld
325 S. Melrose
Vista, CA 92083
PUBLIC GOLF COURSE
In the past few months, the City has been actively pursuing the
development of a public golf course within the City of Carlsbad.
A number of sites have been identified and analyzed to determine
their potential for development.
One of the sites identified as having a high degree of development
potential for a golf course development is located on approximatell
200 acres of County owned property. Specifically, the assessor’s parcel number of this property is 209-050-25 and is located direct1
east of Carlsbad’s Public Safety and Service Center.
The City of Carlsbad would like to explore the feasibility of enter into a long-term lease agreement with the County of San Diego for
use of this property, The County would be compensated for the use of the property. As a part of this process, the City would be willing to discuss any long-term land use changes that would benefj the City and the County, Again, for a number of reasons, this acreage would afford an excellent opportunity for the development of a public golf course and we have budgeted $20,000 for design.
It is therefore respectfully proposed that the County Board of Supervisors consider the possibility of our request. Any informati you could provide as to the processing and implementation would be greatly appreciated.
Thank you for your time, consideration and reply.
)
“;:mJfihf’ (2
cc : - City Council Acting City Manager )
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GEORG
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SUSAN
LEON
JOHN I
CHIEF ADMINISTRATIVE OFFICE
1600 PACIFIC HIGHWAY SAN DIEGO, CALIFORNIA 921 01 Twtnv
TELEPHONE (6 19) 236-2722 COVRT,
AGENDA ITEM r#rrn
SUBJECT:
SUPV DIST: 5
SUMMAF,Y OF REQUEST:
This is a request to accept a report on the status of the existing master plan
Palomar Airport property, approve a scope of work for a feasibility study on t
property including siting a golf course, and authorize funding for such a stud!
report was prepared in response to a request from Supervisor John KacDonaTd
at the Board meeting of August 25, 1987. It is estimated the study results wi:
returned to the Board in seven (7) months.
McClellan-Palomar Land Use Feasibility Study
CHIEF ADMINISTRATIVE OFFICER/DEPARTMENT RECOMMENDATION:
1. Approve the Scope of Work for a feasibility study on the McClellan- Paloma:
property.
2. Authorize funding not to exceed $12,500 for the cost of one half of the st1
the Airport Enterprise Fund Contingency Reserve.
3. Direct the CAO to request.the City bf Carlsbad to pay one half the cast ($1
4. Authorize the Director of Purchasing and Contracting to solicit, negotiate
a contract to acquire these services for the Department of Public Uorks, SI
approval of the Director of Public Works.
responsible for administration of the contract.
5. Designate the Director, Department of Public Works, as the County officer
FilNDING SOLRCES: Airport Enterprise Fund
CURRENT YEAR COST:
ANNUAL COST: N/A
BUDGETED: ( ) YES (X) NO
WILL PROPOSAL REQUIRE ADDITIONAL PERSONNEL? NO NO (X) IF YES, STATE NUHBER ..... PERHA"( )..... TEMPORARY( )..... OTHEF
BOARD POLICY(1ES) APPLICABLE:
$12,500 and $12,500 from the City of Carlsbad
F-34 Revenue - Lease of County Real Property
B-51 Grants, Awards and Revenue Contracts-Dept.
Certification
PREVIOUS RELEVANT BOARD ACTION: 8/25/87 (11) Directed CAO to explore feasibili
4 VOTES REQUIRED: ( ) YES (X) NO ORIGINATING DEPT. Dept. of PL ON MOTION of Supervisor Bailey, seconded by Supervisor MacDonald, th Board of Supervisors took action as recommended, subject to recoveri cost from the City of Carlsbad, by following vote:
course on Palomar Airport.
AYES: Bilbray, Bailey, Golding, KATHRYN A. NELSON
Willims, MacDonald Clerk of the Board of Supervisc
W// * lvnv :j 7037 ?in or
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BOARD OF SUPERVISORS
INFORHATION DEVELOPMENT FORM
SUBJECT: McClellan-Palomar Land Use Feasibility Study
BACKGROUND INFORMATION:
On August 25, 1987 (11) your Board, at the request of Supervisor McDonald, direc
Chief Administrative Officer to prepare a report on the status of the master pla
industrial park on the Palomar Airport property, prepare a scope of vork for a f
study for siting a golf course on Palomar Airport; and identify a source of fund
such feasibility study. The City of Carlsbad has proposed the golf course and t
one half the cost of the study is appropriate for the City to pay. Following is requested information.
Status of Master Plan
On November 2, 1983 (Zl), the Board of Supervisors directed Department of Public process through the City of Carlsbad a General Plan Amendment and all other requ:
permits, including a Rezone, Specific Plan, Tentative Map(s) and Final Map(s), tc
a high quality industrial park on County property adjacent to the HcClellan-Palor
Airport.
The Specific Plan proposes a high-quality industrial park similar to that at GiL
Field. The proposed Palomar Industrial Park could be expected to generate approx
$1.4 million,annually in revenue to the County after a 3-4 year development cost
period. The Plan excludes 54 acres of land in the approach and clear zone as we1
approximately 100 acres of open space, to be left in a natural state, which was r
as a mitigation measure in the EIR prepared by the City of Carlsbad. This leaves for industrial development.
A General Plan Amendment and rezoning of the property from open space to planned
industrial was approved by the City of Carlsbad in December, 1983 as a result of
agreement made between the City and County when Carlsbad was allowed to purchase
of the property in 1982.
The County has a Tentative Map and Specific Plan to develop approximately 51 acre
total 205 acre parcel east of Palomar Airport.
City of Carlsbad once the County and City reach agreement on the payment of a Pub
Facilities Fee required by the City.
Continued on next page.
These documents can be submitted
ROGER F. VALSH 694-2231 (0332) (CF UdA
CONTACT PERSON PHONE AND MIL STOP DEPT AUTHORIZED REPRESENTATI'
IEP ADMINIS MEETING DA7
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BOARD OF SUPERVISORS
INFORMATION DEVELOPMENT FORM
SUBJECT: McClellan-Palomar Land Use Feasibility Study
BACKGROUND INFORMATION:
If the Feasibility Study described in the next section determines that there is 1
currently market demand for industrial sites in the area, a golf course may be ai
acceptable interim use of the property. Therefore, the feasibility study will ii
evaluation of a proposal to use the site for twenty years as a golf course with 4
industrial use at the end of that period.
Scope of Work for Feasibility Study
The proposed scope of work as submitted: the study will include: determining the
feasibility of locating a golf course on the site, including the physical and en'
impacts; determining the financial and fiscal feasibility of both a golf course i
proposed industrial park including market demand; presenting the advantages and
disadvantages of each of the alternative land uses; and conducting an appraisal I
property given the highest and best use of the property.
FISCAL IMPACT STATEMENT
Program: Airport Enterprise Fund Contingency Reserve
1987-88
Direct Cost $12,500
I nd i rec t Cos t -0-
Total Cost $12,500
Earned Revenue -0-
Net County Cost $12,500 (No cost to the General Fund, all costs funded by 1 Enterprise Fund.)
REMARKS :
CITIZENS COMMITTEE STATEMENT
On September 17, 1987 (7) the Palomar Airport Advisory Committee recommended thi:
feasibility study.
B-51 STATEMENT
In accordance with the requirements of Board of Supervisors Policy B-51, I herebq
that this project is worthy of County funding because it will investigate the pot
of 205 acres of vacant County land.
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Exhibit 4 a
SCOPE OF WORK
GOLF COURSE USE FEASIBILITY STUDY
FOR McCLELLAN-PALOMAX AIRPORT
I. PROJECT LOCATION
Northeast quadrant of El Camino Real and Palomar Airport Road
(assessor Parcel No. 209-050-25). The project area is approximately
205 acres.
11. PROJECT DESCRIPTION
Provide County managers and City of Carlsbad officials with a land use
feasibility study to determine if the 205 f acre county-owned property
at the McClellan-Palomar Airport can be utilized for:
A. An 18 hole championship golf course utilizing the entire study
area.
An 18 hole executive golf course in conjunction with a 50 +
acre county operated industrial park.
B. -
111. WORK TO BE PERFORMED BY CONSULTANT
A. The consultant shall thoroughly analyze each
alternative for a clear understanding of each
plzn .
B. Golf Course Proposals
1. Is the study area suitable for an 18 hole
championship caliber golf course that may
include a club houselrestaurant, equipment
maintenance area, cart storage, driving range,
practice putting green and a snack barlrest
room, in terms of topography, geography,
geologic, environmental, and any other physical
characteristics with the following conditions:
a. Utilizing the total study area
for an 18 hole championship
caliber golf course complex
Utilizing the total study area
jointly with an 18 hole
executive golf course complex
and a 51 + acre industrial
park
b.
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2. Prepare Schematic ?laster Plan alternatives
outlining in detail the two (2) options as
outlined in la and lb.
3. In conducting the study, consideration
should be given to any environmental/
physical constraints (regulatory
Federal, State or local laws) Carlsbad
General Plan and/or any engineering,
grading or planning constraints.
4. Perform an Environmental Initial
Study, including a Biological and
Archaeological Survey Report, on the
additional proposed golf course
acreage (not covered by the Industrial
Park Environmental Impact Report) to
determine the effect of developing
this natural open space.
5. Review existing and planned utilitiesleasements, particularly,
sewer, gas lines overhead utility
lines, water commercial and/or
effluent, as to adequate capacity for
suggested use of the study area.
Review local and FAA regulations
governing the proximity of a golf
course to any airport, street
(Faraday) and any structures.
6.
7. Review the existing and planned
circulation element of the City andlor
county to determine the traffic
effects as to access and the effects
of the planned Faraday Road extension
will have on a proposed two (2) types
of golf course proposals.
8. The consultant shall provide an
initial cost estimate for developing
the two types of golf course
proposals and a green fee projection
to cover development reimbursement,
operation expenses and land leases.
9. The consultant shall prepare a 5, 10,
20 and 30 year cash flow projection
for the golf course alternatives
showing estimated expenditures for
maintenance and operation.
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10. The consultant is to provide an economic
analysis comparing constructionloperation
costs by the city or by a private operator.
11. The consultant is to provide a recommended
agreement, with a cost analysis for a county
land lease.
C. Final Product
1. The consultant's final product will be
a detailed report comparing the
advantages and disadvantages of each
proposal. The report should contain
all the assumptions, data, spread
sheets, methodology, etc. utilized to
arrive at the comparisons. The report
will contain an executive summary
suitable for presentation to the Board
of Supervisors and the City of
Carlsbad officials. The consultant's
shall reproduce thirty (30) copies of
the report.
IV. REFERENCE DOCUMENTS
A. County Business Patterns
B. SANDAG Land Use Forecasts
C. Census of Manufacturers
D.
E. Chamber of Commerce Surveys
F. Compdata
G. Palomar Airport Master Plan
H.
I. A/P Land Use Plan
State Department of Finance Data
City of Carlsbad General Plan & Zoning Ordinance
V. MEETINGS AND PRESENTATIONS
A. Within the Scope of Work, the consultant should budget four formal
meetings with County and City of Carlsbad staff.
the consultant shall make a presentation to the Board of
Supervisors and Carlsbad City Council supporting their conclusion.
Graphics for this presentation shall be prepared by the
consultant.
Additionally,
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VI. WORK TO BE PERFORMED BY THE COUNTY AND CITY OF CARLSBAD
A. Project management and administration. All questions of project
definition and scope will be answered in a timely manner when
requested by the consultant.
B. Project review and approval. The County and the City of Carlsbad
will review the consultant's work as noted in schedule.
VII. PAYMENT OF FEE FOR CONSULTANT'S SERVICES
The fee for services is as follows:
1. Background Research $
2. Schematic Master Plan Alternatives $ -
3. Market Research and Financial Analysis $
4. Preparation of Report and 30 copies $
5. Meetings and Presentation $
6. All other expenses $
TOTAL $
PROJECT SCHEDULE
ACTIVITY
TOTAL DAYS
FROM NOTICE
NOTICE TO PROCEED TO PROCEED
Market research and financial analysis; 90
draft report; and Schematic Master Plans
County 90% review
Final corrections and report reproduction; 100
TOTAL CALENDAR DAYS TO SUBMIT REPORTS
Total calendar days in Agreement to allow 200 presentation to the Board and contract
contingencies
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