HomeMy WebLinkAbout1993-10-12; City Council; 12438; NW Quadrant park enhancement studyd*
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WY OF CARLSBAD - AG-A BILL
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OEPT. WR
TITLE:
MTG. /a”iQ -33 NORTHWEST QUADRANT PARK
ENHANCEMENT STUDY T DEPT.
CITY A
tITV N I I
RECOMMENDED ACTION:
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If Council concurs, your action would be to accept the Parks & Recreation
Commission’s recommendations as outlined in the agenda bill and direct staff
to incorporate the revised Northwest Quadrant Enhancement Program into the
94-95 Capital Improvement Program budget and the Parks and Recreation
Element.
ITEM EXPLANATION:
On April 7 and April 21, 1992, staff presented the following information to Counc
dealing with park-related issues in the Northwest Quadrant. $1 Creation and cost of a Community Facility District (CFD)
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Cost for a long-range Hosp Grove/Buena Vista Lagoon developmer
project
Cost of proposed projects and their maintenance impacts
The joint-venture proposal for the Magnolia site with the Carlsba
Unified School District
Information on a joint-venture community center proposal with variou
community groups
By consensus, Council referred the matter to the Parks and Recreatio
Commission for further consideration and a recommendation on the projects a
outlined in the staff report, including possible modification of the projects a
outlined in the Hosp Grove/Buena Vista Lagoon Study. The Council also state
that the Northwest Quadrant Park Master Pian should stay within available fundin
sources and, give Community Facility District (CFD) financing and tb
acquisition/development of the Magnolia flower field property a low priority. ThE
further requested that the Commission study the possibility of a joint-ventur
community center proposal. In addition, the Council determined that lease
property and land for which the City has use agreements will be counted to met
park standards.
PARKS & RECREATION COMMISSION ACTION
During the February 1993 meeting, the chair of the Parks and Recreatio
Commission appointed Commissioners Castner, Heineman, Strayer, and Lawso
as an alternate, to a subcommittee to analyze options and to prepare a report fc
Commission and Council consideration on the Northwest Quadrant Par
Enhancement Program.
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PAGE 2, AB # jzj q38
The subcommittee met with staff from March 5 to April 7, 1993, to review, analyze,
discuss and make recommendations on the following materials and information
dating back from 1988 to present: (Attachment A)
A. Reviewed the funding sources and available fund total
1. Funding sources to buildout
. PIL $5,980,000 . PFF 4,775,000
CFD (Veteran’s Memorial Park) 3,500,000 . Grants 172,000
Total $1 4,427,000
2. Funds available as of January 1993
. PIL $1,500,000
8. Selling of existing city-owned properties
1. Cannon Park
2. 405 Oak
3. Pi0 Pic0 Park
4. Oak Park
5. Harding Street Community Center
C. Acquiring additional property adjacent to Chase Field.
1. Pine Elementary School
2. 13 parcels adjacent to the south and west side of Chase Field
3. Closing off Palm Avenue and Jefferson Street bordering Chase Field
D. Availability of redevelopment funds.
E. Acquisition of the 1 I-acre parcel bordering the north side of Agua
Hedionda Lagoon.
F. The merits of acquiring and developing the 15-acre Magnolia parcel
across from Valley Junior High School.
G. The joint-venture concept in developing a community
center/gymnasium.
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PAGE 3, AB # i2, Q.18
H. The modified Hosp Grove/Buena Vista Lagoon Study. (For detaik refer
to Attachment B.)
The original Hosp Grove/Buena Vista Study (October '91) included a
number of projects that were relatively costly. In response to input from the
Northwest Quadrant Ad Hoc Citizen Group, the Parks and Recreation
Commission and the City Council, the study was revised to reduce the
overall scope. The major reductions included elimination of property
costs for projects such as sidewalks and trails that are already included as
part of other current City projects were not included in the financing for this
project.
acquisition and major development in proposed park areas. Additionally,
1. Alternative 1
2. Alternative 2
3. Alternative 3
$2,590,000
3,225,000
5,650,000
4. Original Study (Oct. '91) $1 1,290,000
I. The length and term of implementation of a master plan for the
Northwest Quadrant.
SUBCOMMITTEE'S RECOMMENDATION
After review of all the data pertaining to the Northwest Quadrant, taking into
consideration previous Council direction and public comments, the subcommittee
recommended the following:
A. To stay within the existing identified funding sources and not pursue a
Community Facility District (CFD) for the Northwest Quadrant at this time.
PIL . PFF
CFD
Grants
B. Presently, not to sell, trade or lease any existing city-owned properties and
continue with existing leases and agreements for use of land for park
purposes,
C. Keep options open to purchase the Pine School property and/or the
acquisition of the 13 parcels adjacent to Chase Field, including the closure
of Palm Avenue and Jefferson Street.
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PAGE 4, AB # jai q38
D. Staff is to monitor available redevelopment funds and apply for funding
when and where appropriate.
E. Consider the acquisition of the 11 + acre parcel on the north side of the
Agua Hedionda Lagoon during the master plan process of Zone 8 and 24.
F. Omit the acquisition and development of the Magnolia Flower Fields
adjacent to Valley Junior High.
G. Abandon efforts for a joint-use development agreement with other
community groups, instead construct a community center/gymnasium
operated and controlled by the City.
H. Consider Alternative 1 or 2 of the Hosp Grove/Buena Vista Plan at this time.
However, if additional funding sources were identified, Alternative 3 would
be recommended.
I. Finally, recommend that the Parks and Recreation Commission should
implement the following short/long range park enhancement program.
1. Two options are being suggested. The preferred Option A outlines
a program that would include the purchase of the 7-acre Pine School
and includes Alternative 2 of the Hosp Grove/Buena Vista Lagoon
Study.
If the Pine School site does not materialize within seven (7) years, in
accordance with the Agreement between CUSD and the City of
Carlsbad for the use of the Senior Center and District administrative
offices, Option B would be incorporated. This option suggests the
purchase of 13 parcels adjacent to Chase Field and recommends
closure of Palm Avenue and Jefferson Street. Option B also
includes Alternative 2, of the Hosp Grove/Buena Vista Lagoon Study.
If Option 8 is enacted, at a future date, the purchase of the 13
parcels is not recommended to be by condemnation, rather, through a long-range acquisition program.
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PAGE 5, AB # /54 38
Option A
1.
2.
3.
4.
5.
6.
7.
8.
Hosp Grove (Buena Vista Area)
Vet. Mem. Phase I
AHL Land Ded. (lo+ ac)
Acq. Pine Sch (7 ac)
Dev. Pine Sch (7 ac)
Com. Center/Gym
Dev. Cannon Lake (6.7 ac)
Vet. Mem. Park (Ph. II)
Year
94-95
95-96
97-2003
97-2003
2003+
2003 +
2003+
2003 +
Fund
Grant
CFD
PIL
PIL
PFF
PFF
PFF
CFD
Subtotal
9. Hosp Grove/BV Lagoon Ah. 2 2002+ PIL
Grand Total
Available Funds
Balance
Option B
1. Hosp Grove
2. Vet. Mem. Park
3. AHL Land Ded. (102 ac)
4. Acq. 13 parcels (2.25 ac)
5. Dev. parcels/Street (4.0)
6. Corn. Ctr/Gym
7. Dev. Cannon Lake (6.7 ac)
8. Vet. Mem. Park
Year
94-95
96-2003
97-2003
97 +
2003 +
2003 +
2003+
ZOO3 +
Fund
Grant
CFD
PIL
PIL
PFF
PFF
PFF
CFD
Subtotal
9. Hosp Grove/BV Lagoon Alt. 2 2003+ PIL
Grand Total
Available Funds
Balance
Notes
** Development cost calculated at $150,000 per acre
* Acquisition cost calculated at $225,000 per parcel
Year
Estimate
$1 72,000
1,750,000
0
2,380,000
875,000
3,000,000
900,000
1,750,000
$1 0,827,000
3,225,000
$1 4,052,000
$1 4,427,000
$375,000
cost
Estimate
$1 72,000
1,750,000
0
"2,925,000
**600,000
3,000,000
1,750,000
$1 1,097,000
3,225,000
$1 4,322,000
$1 4,427,000
$1 05,000
900,000
PAGE 6, AB # '2, ,JP '1 * w
NORTHWEST QUADRANT CITIZEN GROUP COMMENTS
On April 28, 1993, staff met with members of the Northwest Quadrant citizen group to
discuss the Subcommittee's park enhancement recommendation, which included the
Hosp Grove/Buena Vista alternatives. The following are the group's comments:
Alternative 2 of the Hosp Grove Buena Vista Plan is preferred by the group.
There may be a safety issue at the crossing of State and Carlsbad Boulevard
without a traffic signal installed in order to gain access to Maxton Brown
Extension.
The realignment of State and Carlsbad Boulevard may be accomplished as
a city-wide project in the future.
A rest room facility may be needed at the west end of the Hosp Grove/Buena
Vista Lagoon study area.
Surveillance lights may be needed along the trail in the Maxton Brown
expansion area.
There are trespassing problems at the gated area adjacent to the Army/Navy
tennis courts.
The City should investigate the selling of the Harding Street Community
Center to the Big Bear Market.
Indicated support of the overall Northwest Quadrant Park Enhancement
proposal as outlined by the Parks and Recreation Commission
Subcommittee.
PARKS AND RECREATION COMMISSION'S RECOMMENDATION
On May 17, 1993, after staff and the Subcommittee's presentation, the Parks and
Recreation Commission voted (5-1-1) to recommend Alternative 2 of the Hosp
Grove/Buena Vista Lagoon modification plan. In addition, the Commission unanimously
voted (7-0) to accept all the recommendations as presented by the Subcommittee
pertaining to the Northwest Quadrant Park Enhancement Program.
FISCAL IMPACT:
One of Council's goals was that any park enhancement program in the Northwesi
Quadrant should stay within the existing funding sources. To that end, staff and the
Parks and Recreation Commission has developed a short and long range Capita
Improvement Program (CIP) that enhances the subject quadrant, meets the city's park
obligation, satisfies the public demand, and is financially feasible staying within existinc
funding sources.
EXHIBITS:
Attachment A - Northwest Quadrant Park Study
Attachment B - Hosp Grove/Buena Vista Lagoon Study
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May 17, 1993
TO: PARKS AND RECREATION COMMISSION
FROM: Commission Subcommittee
NORTHWEST QUADRANT PARK STUDY
Introduction
During the February 1993 meeting, the Parks and Recreation Commission appointed
Commissioners Castner, Heineman, and Strayer (Lawsodalternate) to analyze options and
prepare a report on the Northwest Quadrant Park Enhancement Program. The following
is a brief review of background information, a summary of actions, a list of approved
projects, funding sources, Hosp/Buena Vista Lagoon alternatives and recommendations by
the subcommittee for the Commission’s consideration.
Background
On April 7, and April 21, 1992, staff presented information to the City Council pertaining
to the following:
A. The creation and cost of a Community Facility District (CFD) for Northwest
Quadrant Park Enhancement Funding.
B. A detailed, long-range cost study and implementation program for the enhancement
area reaching westerly to Maxton Brown Park extension area, and the Maxton Brown
expansion, ending at the Pacific Ocean.
of Hosp Grove, the south shore of Buena Vista Lagoon including the Duck Feeding
C. A list of all projects and their cost including maintenance impacts.
D. Information pertaining to the joint-venture proposal for the Magnolia site with
CUSD.
E. Information relative to Council’s suggestion of a joint-venture community center
proposal and a meeting held with various community groups. In addition, staff
reported on a field trip to Dana Point regarding a joint-venture community center
project.
By consensus, Council referred the matter to the Parks and Recreation Commission for
further consideration and a recommendation on the noted projects as outlined in the stafi
report, or a modification of the projects (as noted in the Hosp/Buena Vista Lagoon Study);
noting Council preference to stay within available funding sources; giving CFD financing a
low priority; and requesting the Commission study further the possibility of a joint-venture
community center.
ATTACHME
0 0 Summary of Actions
From the various comments made by the Council, the Northwest Quadrant Citizen’s Group,
and other members of the community, the Parks and Recreation Commission is to consider
the following and then forward a recommendation to Council:
1. The enhancement plan is to stay within available funding mechanism and sources.
2. The Community Facility District (CFD) financing source is not viable.
3. The acquisition and development of the Magnolia flower field site would not work
because CUSD requires exclusive use of 5 + acres and there are insufficient funds for
acquisition and/or development for this project.
4. The Commission is to consider existing CIP projects and/or a modification thereof as
recommended by the various studies.
5. There is support for the Hosp Grove Buena Vista plan. However, it requires
modification and scope reduction.
6. The Council would like the Commission to further explore the joint-venture
community center concept.
7. Incorporate future land acquisition in the Agua Hedionda Lagoon/North Beach area
through the park land dedication process of future development.
8. Leased property and land for which the City has use agreements, will be counted to
meet park standards.
Discussion
One of Council’s guidelines was that any enhancement program in the Northwest Quadrant
should stay within existing funding mechanisms. The following is the City’s adopted 1992-93
Capital Improvement Program:
FUNDING COST
PROJECT YEAR SOURCE ESTIMATE
1.
2.
3.
4.
5.
6.
7.
8.
Parkland Acq. (7 acre)
Park Dev. (7 acre)
Corn. CntdGym
Cannon Lake Dev. (6.7 acre)
Hosp Grove Imp. (5.5 acre)
Park Restoration/Acq. Funds
Veteran’s Memorial Park
Veteran’s Memorial Park
95-96
2002+
2002+
2002+
93-94
2002+
95-96
2002+
PIL
PFF
PFF
PFF
GRANT
PIL
CFD
CFD
$ 2,380,00(
875,00(
3,000,OOC
900,00(
172,OOC
3,600,00(
1,750,00(
1,750,00(
TOTAL ALL FUNDS $ 14,427,00!
2
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Buildout Fund Breakdown:
FUNDING COST
SOURCE ESTIMATE
PIL $ 5,980,000
PFF 4,775,000
CFD 3,500,000
GRANT 172,000
TOTAL AT BUILDOUT
Total Funds Available as of 1993:
PIL $ 1,500,000
During the April 7 and April 21,1992, Council meeting there were favorable comments from
Council members and the public on the option that included a mix of projects:
1.
2.
3.
4.
5.
6.
7.
8.
Hosp Grove Imp. (5.5 ac)
Veteran's Memorial Park (P-1)
AHL Land Dedication (lo+ ac)
Acq. Pine School (7 acre)
Dev. Pine School (7 acre)
Com. Cntr/Gym
Cannon Lake Dev. (6.7 acre)
Veteran's Memorial Park
94-95
95-96
97-2002
97-2002
2002+
2002+
2002+
2002+
GRANT
CFD
PIL
PIL
PFF
PFF
PFF
CFD
$ 172,000
1,750,000
-0-
2,380,000
875,000
3,000,ooa
900,ooa
1,750,ooa
TOTAL $ 10,827,000
TOTAL FUNDS AVAILABLE AT B.O. 14,427,000
BALANCE $ 3,600,OOC
In addition, there was tremendous support for the Hosp Grove Buena Vista Lagoon Study
However, there was discussion that the project could possibly be reduced in scope. In thal
effort, staff has revised the scope of the project and is recommending three alternatives fol
consideration. Alternative 1 proposes the least development, with correspondingly moderate
costs; while Alternative 2 proposes the most amenities at the greatest cost. All the
alternatives have a number of environmental and engineering issues that need to be furthel
explored and/or resolved (Exhibit A).
Alternative 1 $ 2,690,000
Alternative 2 $ 3,225,000
Alternative 3 $ 5,800,000
3
- 0 0 Subcommittee Evaluation
The subcommittee met on March 5 & 29 and again on April 7, 1993, to review the material
compiled by staff relating to background information and prior direction relating to the
Northwest Quadrant Park Enhancement Study. Primary discussion centered on the
following:
0 Potential of selling existing owned properties.
- Cannon Park - 405 Oak Street - Pi0 Pic0 Park - Oak Park - Harding Street Community Center
e Potential of buying additional park property.
- Pine Elementary School - Property adjacent to the south and west side of Chase Field - Closing off Palm Avenue and Jefferson Street adjacent to Chase Field
0 Can redevelopment funds be considered.
- Requested representation from the redevelopment agency at next
meeting
0 Acquisition of the 11-acre parcel adjacent to Agua Hedionda Lagoon.
0 The merits of acquiring and developing the 15-acre Magnolia parcel adjacent
to Valley Jr. High.
e A joint venture in the development and operation of a community
centedgymnasium.
0 The establishment of a Community Facility District (CFD).
0 A review of the revised Hosp Grove Buena Vista Lagoon Study.
0 Review of the available funding mechanisms and sources.
0 The duration of implementing the ongoing master plan program.
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" 0 0 Subcommittee Review and Comments
_I
0 Potential of selling existing owned City property.
After review and evaluation of prior Commission and Council direction, the
Subcommittee determined that at this time it may not be appropriate to sell
any of the existing park property. However, the option to sell sometime in the
future should be left open.
0 Potential of buying additional properties.
After discussion and review, the Subcommittee determined that the City
investigate the purchase of the properties adjacent to Chase Field and the
closing off of Palm Avenue and Jefferson Street. This Alternative has the
potential to provide a comprehensive park facility in one location.
Staff has reviewed the acquisition of the 17 parcels located to the south and
west of Chase Field with a local, established realtor. He indicated that the
owners are reluctant to sell the subject properties, and it would take many
years for the City to buy all of them. He also indicated that he thought the
properties would sell between $200,000 to $300,000 each depending if they
were single family dwelling units or of a duplex type.
In discussing this acquisition proposal with the Planning and Redevelopment
Directors, they both felt this proposal would be very difficult to achieve and
if condemnation efforts were used, individual relocation might be required.
should keep the option of buying the Pine School 7-acre parcel open and to
0 Are redevelopment funds available?
According to a representative from the Redevelopment office there are not
a lot of funds available today. However, there are CDGB monies for low and
moderate income that can be used for projects on a competitive basis.
0 Agua Hedionda Lagoon 11+ acre parcel.
This parcel along the North Shore is still to be considered as a part of the
Zone 8 & 24 master planning process.
0 Magnolia flower field parcel adjacent to Valley Jr. High .
The acquisition and development of the Magnolia flower field site would a
work as the CUSD requires exclusive use of 5+ acres and there are
insufficient funds for acquisition and/or development for this project.
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0 Community center/gym joint venture proposal.
-#
In April of 1992 staff met a number of community and social service groups
to see if there was an interest in working with the City on a joint venture to
construct and operate a large community centerlgymnasium. The general
consensus of the groups indicated such a proposal was interesting. However,
most of the comments brought out a number of constraints primarily in
funding ability, duplication of services, territorial issues, programming
constraints, control and timing. The general consensus of the community
groups was that they all could perform better independently.
The Subcommittee’s recommendation is that they do not want to consider
such a joint-venture concept. The reason cited was that the City should have
control of the facility and in addition it would be difficult to satisfy all the
groups’ needs. The Subcommittee did state they had no problems with the
City working with all the noted groups as far as renting the City facility for
community wide programming.
0 Establishing a Community Facility District (CFD).
The Subcommittee’s feelings were that establishing a CFD Assessment District
that would require a two thirds vote for the Northwest Quadrarit was not
feasible at this time.
0 Hosp Grovemuena Vista Lagoon Revised Study.
After a staff update, the Subcommittee recommended the Commission
consider either Alternative 1 or 2.
0 Funding Mechanisms.
It was determined that the enhancement plans would stay within available
funding mechanisms and sources i.e. PIL, PFF, CFD, and various granl
programs.
0 Enhancement Program.
The Committee felt that it would take many years for the existing funding
mechanisms to materialize. Therefore, the enhancement plan for thc
Northwest Quadrant will be a long-range program.
6
rC a W Northwest Quadrant Citizen Group Comments
On April 28, 1993, staff met with members of the Northwest Quadrant citizen group to
discuss the subcommittee’s park enhancement recommendation, which included the Hosp
Grove/Buena Vista Alternative. The group echoed many of the same comments that the
i *&
subcommittee raised. The following are the group’s comments for consideration:
0 There may be a safety issue at the crossing of State and Carlsbad Boulevard
without a traffic signal installed in order to gain access to Maxton Brown
Extension.
0 The realignment of State and Carlsbad Boulevard may be accomplished as a
city-wide project in the future.
0 A restroom facility was needed at the west end of the Hosp Grovemuena
Vista Lagoon Study area.
0 Surveillance lights were needed along the trail in the Maxton Brown Extension
area.
e There were trespassing problems at the gated area adjacent to the Army/Navy
tennis courts.
0 The City should investigate the selling of the Harding Street Community
Center to the Big Bear Market.
0 Alternate 2 of the Hosp Grove Buena Vista Plan is preferred by the group.
0 Indicated support of the overall Northwest Quadrant Park Enhancement
proposal as outlined by the Parks and Recreation Commission Subcommittee.
Subcommittee Recommendation
1. Not to sell, trade or lease any existing City owned property at this time.
2. Keep options open to purchase the Pine School property and/or the
acquisition of the 17 parcels adjacent to Chase Field, including the closure oj
Palm Avenue and Jefferson Street.
3. Staff is to monitor available redevelopment funds and apply for funding where
appropriate.
4. Consider the acquisition of the 11+ acre parcel adjacent to the Aguc
Hedionda Lagoon during the master plan process of Zone 8 and 24.
5. Forget the acquisition and development of the Magnolia Flower Field
adjacent to Valley Jr. High.
7
I- a W 6. Abandon efforts for a joint use development agreement with other community
” groups, but rather construct a community center/gymnasium operated and’
controlled by the City.
7. Give up the idea of a CFD for the Northwest Quadrant at this time.
8. Consider Alternative 1 or 2 of the Hosp GroveBuena Vista Plan at this time.
However, if additional funding sources were identified, Alternative 3 would be
recommended.
9. Stay within the existing identified funding mechanisms.
10. The Subcommittee recommends that the Commission consider the following
long range park enhancement program.
Two options are being suggested. The preferred Option A outlines a program
that would include the purchase of the 7-acre Pine School and includes
Alternative 2 of the Hosp GroveDuena Vista Lagoon Study.
If the Pine School site does not materialize within seven (7) years, in
accordance with the Agreement between the CUSD and the City of Carlsbad,
Option B would be incorporated. This Option would purchase 17 parcels
adjacent to Chase Field and recommend closure of Palm Avenue and
Jefferson Street. Option B also includes Alternative 1, the least costly
alternative of the Hosp GroveBuena Vista Lagoon Study.
Option A
1,
2.
3.
4.
5.
6.
7.
8.
Hosp Grove
Vet. Mem. Phase I
AHL Land Ded. (10Lac)
Acq. Pine Sch (7ac)
Dev. Pine Sch (7ac)
Com. Ctr/Gym
Dev. Cannon Lake (6.7ac)
Vet. Mem. Park (Ph 11)
YEAR
YEAR FUND ESTIMATE
94-95
95-96
97-2002
98-2003
2002k
2002+
2002+
2002+
Grant
CFD
PIL
PIL
PFF
PFF
PFF
CFD
$172,000
1,750,000
0
2,380,000
875,000
3,000,000
900,000
1,750,000
Subtotal 10,827,000
9. Hosp GroveBV Lagoon Alt. 2 2003 + PIL 3,225,000
Grand Total 14,052,000
Available Funds 14,427,000
Balance $375,000
8
.- 0 0
”
Option B
COST YEAR FUND ESTIMATE
1.
2.
3.
5.
6.
7.
8.
4.
Hosp Grove
Vet. Mem. Park
AHL Land Ded. (10 Lac)
Dev. Parcels/street (4.0 ac)
Com. Ctr/Gym
Dev. Cannon Lake (6.7 ac)
Vet. Mem. Park
ACQ (13 parcels) (2.25 ac)
94-95
95-96
97-2002 97 t
2002+
2002+
2002+
2002+
Grant
CFD
PIL
PIL
PFF
PFF
PFF
CFD
$172,000
1,750,000
0
*2,925,000
**600,000
3,000,000
900,000
1,750,000
Subtotal 11,097,000
9. Hosp Grove/BV Lagoon Alt. 2 2002+ PIL 3,225,000
Grand Total 14,322,000
Available Funds 14,427,000
Balance $105,000
Notes
* Acquisition cost calculated at $225,000 per parcel
** Development cost calculated at $150,000 per acre
DAVID BRADSTREET
e: Assistant City Manager
Planning Director
Park Development Coordinator
Senior Managment Analyst, Parks & Recreation
wp5l\dave\nw.rpt
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hosp grove / buena vista lagoon study are
..
NORTHWEST QUADRANT ENHANCEMENT'
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1
ATTACHMENT 5 I CITY OF CA
hAd RPk-! 'an PARKS AND REG1
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CONTENTS
STUDY AREA MAP
REDUCED PLAN OF PROJECTS
I. STUDY OVERVIEW
II. SUMMARY MATRICES
- Project Costs
- CostIUse Matrix
111. PROJECT DESCRIPTIONS
MB-1
0 MB-2
0 MB-3 . L-1
HG-1
HG-2
HG-3
HG-4
Maxton Brown Extension (Expansion) .
Maxton Brown Extension
Maxton Brown (Augmentation)
Linkage
Duck Feeding Area (Augmentation)
Buena Vista Area (Augmentation)
Marron/Monroe Area
Glen/Plateau Area
IV. APPENDIX A (Cost Breakdowns)
- MB-7 - MB-2 - MB-3 - L-l - HG-7
- HG-2
- HG-3
- HG-4
Maxton Brown Extension (Expansion)
Maxton Brown Extension
Maxton Brown (Augmentation)
Linkage
Duck Feeding Area (Augmentation)
Buena Vista Area (Augmentation)
MarronlMonroe Area
GlenIPlateau Area
1
3
2
4
5
6
7
8
9
10
11
72
72
74
I!
IC
1;
It
I!
" 0 0
"
STUDY AREA
" 0 0
"
Y
MAXTON BROWN See
BUENA VISTA LAGOON
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1. STUDY OVERVIEW
INTRODUCTION
The Hosp Grove/Buena Vista Lagoon Study Area is part of the larger Northwest Quadrant
Park Enhamcement Study, which explores additional park opportunities over and above
the existing and currently proposed parks in this quadrant of the City.
The Hosp Grove/Buena Vista Lagoon Study Area focuses on recreational opportunities
in Hosp Grove, the south shore of the Buena Vista Lagoon, and the Maxton Brown Park
passive parks, trails and boardwalks that take advantage of the splendid natural
resources of Hosp Grove and the Buena Vista Lagoon.
The original Hosp Grove/Buena Vista Study (October '91) included a number of projects
that were relatively costly. In response to input from the Northwest Quadrant Ad Hoc
Citizen Group, the Parks and Recreation Commission and the City Council, the study was
revised to reduce the overall scope. The major reductions included elimination of
property acquisition and highly developed park areas (vs natural/passive parks). Also
costs for projects such as sidewalks and trails that are already included as part of other
current City projects were not included in the costs for this project.
area (including expansion west of Carlsbad Boulevard). These opportunities include
For the purposes of this report, the study area has been broken down into three
"sections"; the "Hosp Grove Section" to the east, the "Maxton Brown Section" to the west
and a "Linkage Section" connecting the two (refer to map on the previous page). Each
section is then broken down further into specific "projects".
The general nature of the projects per section are as follows:
Hosp Grove Section
0 Passive park sites consisting of picnic areas, tot lots and other "low key"
recreational amenities consistent with the natural grove environment
0' Staging areas and trails
Maxton Brown Section
0 Picnicing
0 Staging areas and trails
0 Boardwalks
Interpretive and viewing areas
Linkage Section
0 Boardwalks . Interpretive and viewing areas . Sidewalk linkages ..
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CONCEPTUAL LEVEL
The recreational enhancement proposals set forth in this study are very conceptual in
nature and would require further environmental, planning, engineering, and survey/title
work for more in depth feasibility analysis and ultimate project development. For
example, one of the proposed projects calls for realignment of State Street into a "T"
intersection at Carlsbad Boulevard. Although from a preliminary standpoint this appears
feasible, further engineering, circulation studies and the necessary environmental permits
(i.e. impact to wetlands) may ultimately prove to be fatal flaws for the project. These
types of "ISSUES" are identified and discussed in each project description that follows.
Additionally, there may also be some other unforeseen issues that exist.
ALTERNATIVES '
As a further refinement from the October '91 study, three (3) options for development
were explored (Alternative 1, 2, and 3). Alternative 1 proposes the least level of
development with corresponding least cost. Alternative 3 proposes the most amenities
at the greatest cost. Alternative 3 also has more potential issues associated with it (i.e.
environmental, engineering) that would need to be exploredhesolved.
COSTS
Costs estimated for each project are also preliminary and based on concepts only. Unil
costs used are based on previous similar projects in some cases, while other figures are
simply allowances based on staff's past experience and judgment.
TOTAL COST FOR ALL PROJECTS IN THE ALTERNATIVE 1 $2,6
HOSP GROVE/BUENA VISTA LAGOON STUDY ALTERNATIVE 2 $3,2
AREA (INCLUDING CONSULTANT STUDIES) ALTERNATIVE 3 $5,8
ORIGINAL $1 1,2
Costs are broken down on a per project basis in Section II "Project Descriptions." In a
the basis for the costs is found in Appendix A.
NOTE: Costs for environmental mitigation (if required) are not included because tl
unknown at this time. If costs occur, it may be possible to pay for the mitigation ou
"contingency" percentage that has been added to each project cost.
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" II. SUMMARY MATRICES: PROJECT COSTS
The Study Area basically consists of two "sections" (the "Maxton Brown Section" and the .'
Grove Section") connected by a "linkage" ("Linkage Section"). Each "section" is then b
down into specific "areas" or projects.
MAXTON BROWN SECTION
Proiect No. Proiect Name costs Alt.l Alt. 2 - AI
MB-1 Maxton Brown Extension (Expansion) 60,000 60,000 1,60(
MB-2 Maxton Brown Extension -0- 51 0,000 74(
MB-3 Maxton Brown 140,000 140,000 - 14(
SUBTOTAL
(Maxton Brown Section) 200,000 71 0,000 2,481
LINKAGE SECTION
L- 1 Sidewalk/Boardwalk 940,000 940,000 94
HOSP GROVE SECTION
HG-1 Duck Feeding (Augmentation) 290,000 290,000 29
HG-2 Buena Vista Area (Augmentation) -0- -0.. 7e
HG-3 Marron/Monroe Area 200,000 200, OOCl 2c
HG-4 Glen/Plateau Area 960,000 960,OOC) - 9E
SUBTOTAL
(Hosp Grove Section) 1,450,000 1,450,000 2,2:
TOTAL ALL PROJECTS 2,590,000 3.1 00,000 5,65(
3
-. 0 USE/COST MATRIX e
* = Funded or partially funded through other programs (refer to individual project "Cost -* Breakdowns") for explanation
NA = Not a part of this alternative
PROJECT/USES -.- ALT I ALT 3 ALT 2
MB-1: MAXTON BROWN
EXTENSION (EXPAN.)
Developed
Park Area: Picnic
Tot Lots
Hardcourts
540,00( NA NA NA
Natural Area
Develop.: Trails Included
Fishing
Bird Watching
Above 38,000 38,000 38,000
Pedestrian overpass
5,500,0( 1,600,000 60,000 60,000 ROUND OFF
5,531,2E 1,621,875 59,375 59,375 TOTAL
1 ,106,25 324,375 1 1,875 1 1,875 Contingency
885,OO 259,500 9,500 9,500 Admin/Design
2,000,0c NA NA NA Land Acquisition
1 ,ooo,oc 1,000,000 NA NA
MB-2: MAXTON BROWN
EXTENSION
Trails
10,oc 10,000 . 10,000 NA Relocate Monument Sign
50,OC *-O- f-0- *-O- Pedestrian Linkage to Rail
300,0( 300,000 300,000 NA State Street Realign
1 50,0( 150,000 NA NA Parking/Staging Area
NA 1,000 1,000 NA PicnicNiew Areas
NA 14,400 14,400 NA
Admin/Design -0- 81,350 I 18,600 4 273
Contingency -0- 101,688 148,250 796,8
TOTAL -0- 508,438
800,O 740,000 51 0,000 -0- ROUND OFF
796,8' 741,250
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" PROJECT/USES ALT 1 ALT 2 I oALT3 ORlGlNAl I
MB-3: MAXTON BROWN
-.(AUGMENTATION)
Observation Deck
Boardwalk
100,000' 60,000 60,000 60,000
200,000 140,000 140,000 140,000 ROUND OFF
203,125 140,625 140,625 140,625 TOTAL
162,500 28,125 28,125 28,l 25 Contingency
32,500 22,500 22,500 22,500 Admin/Design
30,000 30,000 30,000 30,000
L-1 : LINKAGE
Jefferson Street Widening
200,000 100,000 100,000 100,000 Observation Decks
301,500 301,500 301,500 301,500 Boardwalk (in wetland)
200,000 200,000 200,000 200,000 Boardwalk (in upland)
60,000 *-O- *-o- *-0- Sidewalk (Laguna Drive)
100,000 *-o- f-0- f-0-
Admin/Design 150,375 150,375 150,375 21 5,375
Contingency 187,969
1,350,004 940,000 940,000 940,000 ROUND OFF
1,346,094 939,844 939,844 939,844 TOTAL
269,219 187,969 187,969
HG-1: DUCK FEEDING
(EXPANSION)
Boardwalk
100,000' 50,000 50,000 50,000 Observation Deck
202,500: 135,000 135,000 135,000
AdminjDesign 46,250 46,250 46,250 75,625
Contingency 94,531 57,813 57,813 57,813
TOTAL
470,000 290,000 290,000 290,000 ROUND OFF
472,656 289,063 289,063 289,063
SPECIAL NOTES:
1. Originally 1,000 sq. ft., reduced to 600 sq. ft. in Alt. 1,2 & 3.
2. Originally 1,000 sq. ft., reduced to 500 sq. ft. in Alt, 1,2 & 3.
3. Originally 450 lineal ft., reduced to 300 lineal ft. in Alt. 1,2 & 3.
4. Originally twice as large, reduced in Alt. 1,2 & 3.
3.2
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HG-2: BUENA VISTA
Contingency
1 ,OOO,O( 780,000 -0- -0- ROUND OFF
1,012,5( 781,250 -0- -0- TOTAL
202,50 156,250 -0- -0-
HG-3 MARRON/MONROE
AREA
Developed
Park Area: Tot Lot
Picnic
Open Play
202,5( NA NA NA
Natural Area Development
Included *24,000 *24,000 *24,000 Parking/Staging Area
*96,0( *24,000 *24,000 *24,000 Trails
50,OC 50,000 50,000 50,000
Grove Enhancement 15,000 15,000 15,000
Included 15,000 15,000 15,000 Perimeter Landscaping
15,0[
570,C 200,000 200,000 200,000 ROUND OFF
567,9 200,000 200,000 200,000 TOTAL
1 133 40,000 40,000 40,000 Contingency
90,8; 32,000 32,000 32,000 Admin/Design
Above
Above
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1 @ I- PROJECT/USES I ALT 1 I ALT 2 I ALT 3 I ORlGlNA B I I I I
HG-4: GLEN/PLATEAU
AREA
Natural Area Development
100,000 100,000 100,000 100,000 Street Access
300,000 300,000 300,000 ,300,000
II I I I I ~ ~ ~~
Interior Road 30,000
60,000 60,000 60,000 Grove Enhancement
30,000 30,000
~~
Parking 50,000 50,000 50,000
Trails
192,750 192,750 192,750 Contingency
154,200 154,200 154,200 Admin/Design
*76,800 *76,800 *76,800
TOTAL 963,750 963,750 963,750
-.
-.
-
-
-
- 1
30,000
60,000
50,000
120,000
165,OOC
206,25C
, 1,031,25( I1 I I I I
ROUND OFF 960,000 960,000 I ,000,00' 960,000
~~ ~~~ ~ ~ ~ ___~ ~~~ ~~
I ALT 1 I ALT 2 1 ALT 3 [ ORIGIN
TOTAL
11,290,01 5,800,000 3,225,000 2,690,000 GRAND TOTAL
400,OO 150,000 125,000 100,000 CONSULTANT STUDIES
10,890,0( 5,650,000 3,100,000 2,590,000
MARK\NWQ\USECOST.MTX
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111. PROJECT DESCRIPTIONS
On the following pages are descriptions of each project starting
from the Maxton Brown section in the west moving eastward
toward Hosp Grove.
.. e @ HOSP GROVUBUENA VISTA
LAGOON STUDY AREA
" PROJECT MB-I
MAXTON BROWN EXTENSION (EXPANSION)
MAXTON BROWN SECTION LOCATION:
West of the AT&SF Railroad tracks, north of the residential area long Mountain View Drive, SOI
of the "inner" Buena Vista Lagoon and east of the Pacific Ocean.
SIZE:
2 3 acres
OWNERSHIP:
Private with various easements over the private property.
PROPOSED USES: (Alt. 1 & 2 are the same projects)
1: Walks, trails
2. Fishing
3. Bird watching
4. (Alt. 3 only). Pedestrian overpass (over railroad tracks bridging Maxton Brc
Extension Expansion [MB-11 and Maxton Brown Extension [MB-2]).
ISSUES:
1. ACQUISITION -- Requires acquisition of the site. This land may be available for (
acquisition due to the likelihood that private land uses (Le. residential, commercial) ma)
undevelopable because of constraints. In-lieu of dedication of the entire site, a
easement might be pursued.
2. ACCESS -- (Alt. 3 only). Proposed off Carlsbad Boulevard to a parking lot on the "Ma)
Brown Extension" site. Would involve realignment of State Street and other related isst
(Refer to discussion under "Maxton Brown Extension - Project MB-2.")
A fallback access might be at an existing private dirt driveway that leads from Moun
View down to the project site. This involves several problems including acquisition of
driveway and access issues off of Mountain View (which is a substandard reside
street).
3. ENVIRONMENTAL PERMITS -- Should not be a problem because it appears to be loc'
on an old wetland fill and not b wetlands. However, no biological reconnaissance
been performed on this site.
4. COST -- (Alt. 3 onlv). The pedestrian overpass requires relatively expensive construe
COSTS: (Refer to Appendix A, page 12 for breakdowns.)
ALT. 1 $60,000
ALT. 2 $60,000
ALT. 3 $1,600,000
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HOSP GROVUBUENA \j
" LAGOON STUDY 1
PROJECT MB-2
MAXTON BROWN EXTENSION
MAXTON BROWN SECTION
LOCATION:
A triangular site bordered by Carlsbad Boulevard on the east, the AT&SF Railroad on the w
and Buena Vista Lagoon on the north.
SIZE:
1.5 acres
OWNERSHIP:
City of Carlsbad (majority)
AT&SF Railroad
PROPOSED USES: (There are no uses on MB-2 in Alt. 1)
1. Trails - (Alt. 2 & 3 onlv).
2. Picnic/view area - (Alt. 2 & 3 only).
3. Parking - (Alt. 3 only).
4. Staging area (for trails system) - (Alt. 3 onlv).
ISSUES:
1. ACCESS -- (Alt. 2 & 3 onlv) Depends on ability to realign State Street into a 'IT' intersec
at Carlsbad Boulevard. This is currently being studied by Municipal Projects ar
included in the C.I.P. The T' intersection is needed for vehicular access to the propc
parking.
Another problem is that the City has deeded a 100-foot buffer on the north portion o
site to the Coastal Conservancy. The deed restricts the use of this buffer to pedes
trails and wetland mitigation. Vehicular access to the site would need to cross
easement and, therefore, the deed restriction would need to be modified thrt
negotiations with the Coastal Conservancy.
2. LEASE AGREEMENT -- (3) A portion of the parking may encroach on the rail
R.O.W. and, therefore, require a lease agreement.
COST: (Refer to Appendix A, page 13 for breakdowns.)
ALT. 1 -0-
ALT. 2 5 1 0,000
ALT. 3 740,000
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6-
" 0 0 HOSP GROVVBUENA 1
LAGOON STUDY,
PROJECT MB-3
MAXTON BROWN PARK
MAXTON BROWN SECTION
LOCATION:
Existing park site northeast of the intersection of State Street and Laguna Drive.
SIZE:
1 acre
OWNERSHIP:
City of Carlsbad
PROPOSED USES: (Alt. 1 , 2, & 3 are the same projects)
**1. New sidewalks to connect to Maxton Brown Extension to the west and linkagt
the east and a boardwalk connection.
*Z. Picnicking
3. Lagoon observation deck (approximately 600 square foot wood deck structur
the north side of the existing park to enhance viewing opportunities towarc
lagoon).
* Existing uses to remain.
** Potential connection to a proposed boardwalk parallel and adjacent to the east sic
Carlsbad Boulevard. The boardwalk would provide pedestrian access between Carl!
and Oceanside. (Not a part of this study).
ISSUES:
None identified.
COST: (Refer to Appendix A, page 14 for breakdowns.)
ALT. 1 140,000
ALT. 2 1 40,000
ALT. 3 140,000
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LAGOON STUDY
~ " PROJECT L=l STREET SIDEWALWBOARDWALK
LINKAGE SECTION
LOCATION:
From Maxton Brown Park to the Duck Feeding Area along Laguna Drive, Jefferson Street, anc
southern shore of the lagoon.
SIZE:
4,000 lineal feet sidewalk (.8 miles)
1,670 lineal feet boardwalk (.3 miles)
OWNERSHIP:
City of Carlsbad (sidewalk portion)
State of California (boardwalk portion)
PROPOSED USES: (Alt. 1, 2, & 3 are the same projects)
1. Walking
2. Bicycling
3. Bird watching
4. Boardwalk (wood walkway along a portion of the lagoon side of Jefferson $
5. Lagoon observation deck (approximately (2) 500 sq. ft. wood deck structur
where the road shoulder is too narrow for sidewalk)
enhance viewing opportunities toward the lagoon)
ISSUES:
I. ENVIRONMENTAL -- Boardwalk portion would require permits from State Fish and (
Most of the boardwalk is on upland ground adjacent to Jefferson Street and should r
a problem to permit. A portion of the boardwalk, near the duck feeding area, would
to be in wetlands because there is not enough upland adjacent to Jefferson Street 2
location. The wetland portion of the boardwalk will require negotiations with Fish and (
2. SIDEWALKS -- Would need to be constructed for most of the way along Laguna Drh
Jefferson Street. Sidewalks along Laguna are currently being proposed by Mu
Projects and therefore are not included as part of this study.
3. ' COSTS -- The boardwalk portion, especially in the wetlands, would require ex
construction techniques.
.4. PERMISSION -- The portion of the boardwalk located on State property would I
obtaining permission for this use.
COST: (Refer to Appendix A, page 15 for breakdowns.)
ALT. 1 940,000
ALT. 2 940,000
ALT. 3 940,000
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* - " 0 HOSP GROWBUENA VISTA
LAGOON STUDY AREA
a* PROJECT HG-1
DUCK FEEDING AREA (EXPANSION)
HOSP GROVE SECTION
LOCATION:
North and adjacent to Jefferson Street and west and adjacent to Marron Road.
SIZE:
.7 acres and 450 lineal feet of boardwalk
OWNERSHIP:
City of Carlsbad
State of California
PROPOSED USES: (Alt. 1, 2, & 3 are the same projects)
*I. Duck feeding
*2. Bird watching
"3. Picnicking
*4. Parking
5, Lagoon observation deck (wood platform to enhance viewing opportunitie3
toward the lagoon; also serves as a landing area for the pedestrian bridge -
- refer to HG-2)
* Existing uses to remain and to be augmented (parking to remain unchanged).
ISSUES:
1. ENVIRONMENTAL -- Boardwalk section would require permitting through resourcc
agencies.
2. COST -- The boardwalk portion would require expensive construction techniques
3. PERMISSION -- The boardwalk portion (on State property) will require permissiol
from the State.
COST: (Refer to Appendix A, page I6 for breakdowns.)
ALT. 1 290,000
ALT. 2 290,000
ALT. 3 290,000
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HOSP GROVVBUENA VISTA
LAGOON STUDY AREA
PROJECT HG-2
BU-ENA VISTA AREA (AUGMENTATION)
HOSP GROVE SECTION
LOCATION:
Adjacent to and south of Jefferson Street and adjacent to and west of Marron Road.
SIZE:
5.5 acres
OWNERSHIP:
City of Carlsbad
PROPOSED USES:. (Alt. 1 & 2 are the same project)
*l. Picnic
*2. Tot lot
*3. Hiking
*4. Staging area (for trail system)
“5. Parking
6. (Alt. 3 onlv) Street pedestrian overpass (bridge connecting the Buena Vista
area with the Duck Feeding Area)
* Included in the current plan to develop this site utilizing approved grant money. m
proposal would involve increasing the parking, adding a restroom, and a pedestriar
overpass.
ISSUES:
1. COST -- (Alt. 3 onlv) The pedestrian overpass requires relatively expensivr
construction.
COST: (Refer to Appendix A, page 17 for breakdowns.)
ALT. 1 -0-
ALT. 2 -0-
ALT. 3 780,000
9
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HOSP GROVWBUENA VISTA
LAGOON STUDY AREA
PROJECT HG-3
" MARRON/MONROE AREA
HOSP GROVE SECTION
LOCATION:
Adjacent to and south of Marron Road and adjacent to and west of Monroe Street.
SIZE:
2.5 acres
4,000 lineal feet trails
OWNERSHIP:
City of Carlsbad
PROPOSED USES: (Alt. 1, 2, & 3 are the same project)
1. Picnic
2. Trails
3. Trail staging area
4. Parking
ISSUES:
1. NONE lDENTlFlED
COST: (Refer to Appendix A, page 18 for breakdowns.)
ALT. 1 200,000
ALT. 2 200,000
ALT. 3 200,000
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HOSP GROVVBUENA VISTA
LAGOON STUDY AREA ”
PROJECT HG-4
GLEN & PLATEAU AREA
HOSP GROVE SECTION
LOCATION:
South of Marron Road, east of Monroe Street, and northwest of Hosp Way
SIZE!
6 acres
5,000 lineal feet of trail
OWNERSHIP:
City of Carlsbad
PROPOSED USES: (Ah. 1, 2, & 3 are the same projects)
1. Picnicking
2. Tot lots
3. Trails
4. Trail staging area
5. Parking
ISSUES:
1. VEHICULAR ACCESS -- In order for the proposed recreational amenities to be uti
within Hosp Grove, limited vehicular access and parking is necessary not onl;
effective public access but for security surveillance as well.
Two options for vehicular access and parking within the grove are considered.
first is off of Hosp Way at Avenida Magnifica. This road was intended as a secor
access to an apartment complex on Hosp Way. However, currently, it is closec
This location could be used as an access point i.nto the Grove.
An alternative (or additional) vehicular access point might be off of Monroe S
directly across the street from the proposed access to the MarrodMonroe Are:
2. NEIGHBORHOOD OPPOSITION -- Existing residents on the boundary of Hosp C
(off of Hosp Way, Grove Avenue, etc.) may oppose development within the grc
COST: (Refer to Appendix A, page 19 for breakdowns.)
ALT. 1 960,000
ALT. 2 960,000
ALT. 3 960,000
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-. COST BREAKDOWN
PROJECT MB-1: MAXTON BROWN EXTENSION (EXPANSION)
ALT. 1 - ALT. 2 ACT. 3 -
SPECIAL COSTS
1600 lineal feet trails @$24/LF2
1 pedestrian overpass @ $l,000,00~/ea.
(over railroad tracks connecting MB-1 and MB-2)
SUBTOTAL
+ 25% ADMINJDESIGN
SUBTOTAL
+ 25% CONT.
TOTAL
(Rounded Off)
3a,ooo
- NA
38,000
9,500
47,500
1 1,875
59,375
60.000
3a,ooo
- NA
38,000
9,500
47,500
11,ax
59,375
60,000
38,000
1,000.000
1,038,000
259SOC
1,297,50(3
324.375
1,621,a7~
1,600,OOC
COST FOOTNOTES
2 Open space trail study (WRT)
Appendix A
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COST BREAKDOWN
PROJECT MB-2: MAXTON-BROWN EXTENSION
ALT. 1 -
SPECIAL COSTS:
1 parkinglstaging area @ $150,0002 NA
2 picnic/view areas @$500 3/ea. NA
State St. realign./signal @ $300,0003 NA
Relocate existing entry monument @$l 0,0003 NA
600 lineal feet trails @$24/LF2 NA
*Pedestrian linkage to future rail station - -0-
SUBTOTAL -0-
ALT. 2 =
NA
1,000
300,000
10,000
14,400
- -0-
325,400
ALT. 3 -
150,000
I ,000
300,000
10,000
14,400
- -0-
475,400
+ 25% ADMINJDESIGN - -0- 81,350 11 8.850
SUBTOTAL -0- 406,750 594,25C
+ 25% CONT. - -0- 101,688 1 48,562
TOTAL -0- 508,438 742,8 1 C
(Rounded Off) - -0- 51 0,000 740,00(
COST FOOTNOTES
* OS Trail Study (WRT)
3 Estimated cost allowance (Staff)
SPECIAL NOTES
*I. Cost included in City Wide Trail System and therefore not duplicated in this study.
Appendix A
13
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COST BREAKDOWN
PROJECT MB-3; MAXTON BROWN PARK
ALT. 1 ALT. 2 ALT. 3 = P
SPECIAL COSTS:
1 Observation deck @ $60,000 ea.3 60,000 60,000 60,000
(approximately 600 sq. ft. wood deck on
northern border of existing Maxton Brown Park)
150 lineal feet boardwalk (in upland) @ $200/LF3 30,000 30,000 30,000
SUBTOTAL 90,000 90,000 90,000
+ 25% ADMINJDESIGN 22,500 22,500 22,500
SUBTOTAL 1 12,500 1 12,500 1 12,500
+ 25% CONT. 28,125 28.1 25 28,125
TOTAL 140,625 140,625 140,625
(Rounded Off) 140,000 140,000 140,000
COST FOOTNOTES
3 Estimated cost allowance (Staff)
SPECIAL NOTES
1, Construction of a sidewalk around Maxton Brown Park and Laguna Drive is current1
processed by Municipal Projects under the '92-93 CIP. Sidewalk referred to for this stud
be connection from the park to the proposed Carlsbad Boulevard street crossing.
Appendix A
14
h
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I
*.
COST BREAKDOWN
PROJECT L-1: SIDEWALK/BOARDWALK LINKAGE
ALT. 1 ALT. 2 ALT. 3 - -
SPECIAL COSTS:
1,000 lineal ft. boardwalk (in upland)
@ $~OO/LF~ 200,000 200,000 200,000
670 lineal ft. boardwalk (in wetland)
@ $450/LF5 301,500 301,500 301,500
2 Observation decks @ $50,000 ea.3 100,000 1 00,000 100.000
(approximately 500 sq. ft. each wood decks
along northern side of Jefferson St. east of 1-5)
SUBTOTAL 601,500 601,500 601,500
+ 25% ADMIN./DESIGN 150,375 150,375 150,375
SUBTOTAL 751,875 751,875 751,875
+ 25% CONT. 187,969 187,969 187,96S
TOTAL 939,844 939,844 939,84L
(Rounded Off) 940,000 9m,ooo 940,00(
COST FOOTNOTES
3 Estimated cost allowance (Staff)
5 Previously constructed similar projects (WRT)
SPECIA'L NOTES
1. Sidewalk construction along Laguna Drive is part of the City's sidewalk program and i!
included in the C.I.P. Therefore, cost included in this study.
Appendix A
15
-1.
*- 0 0
4
COST BREAKDOWN
PROJECT HG-1: DUCK FEEDING (EXPANSION)
ALT. 1
SPECIAL COSTS:
300 lineal feet boardwalk (in wetland) @ $450/LF5 135,000
1 Observation deck @$50,000 ea.3 50,000
(wood viewing platform on the west end of
Duck Feeding Area)
SUBTOTAL 185,000
+ 25% ADMINJDESIGN 46.250
SUBTOTAL 231,250
+ 25% CONT. 57,813
TOTAL 289,063
(Rounded Off) 290,000
COST FOOTNOTES
5 Previously constructed similar projects (WRT)
3 Estimated Cost Allowance (Staff)
ALT. 2 ALT. 3
135,000 1 35,000
50,000 50,000
185,000 185,000
46.250 46.250
231,250 231,250
57.81 3 57.81 3
289,063 289,063
290,000 290.000
Appendix A
16
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COST BREAKDOWN
PROJECT HG-2: BUENA VSTA AREA (AUGMENTATION)
ALT. 1 ALT. 2 ALT. 3 =
SPECIAL COST:
"1 Restroom @ $120,0002 -0- -0- -0-
*Trail signage @? $10,0002 -0- -0- -0-
*Additional parking @ $1 8,0002 -0- -0- -0-
1 Overpass @? $500,0002 - NA - NA 500,000
(connects Buena Vista Area to Duck Feeding area)
SUBTOTAL -0- -0- 500,000
+ 25% ADMINJDESIGN - -0- - -0- 125.000
SUBTOTAL -0- -0- 625,000
+ 25% CONT. - -0- - -0- 156.25C
TOTAL -0- -0- 781,25C
(Rounded Off) - - -0- _. - -0- 780,OOC
COST FOOTNOTES
2 OS Trail Study (WRT)
SPECIAL NOTES
1. Initial development of the Hosp Grove Buena Vista Area (5.5 acre) currently being PI
Funding through 1988 State Bond Act grant money ($172,000).
*2. Cost included in the City Wide Trail System and therefore not duplicated in this study.
Appendix A
17
- - 1% .. - 0 0
t
COST BREAKDOWN
PROJECT HG-3: MARRON/MONROE AREA
ALT. 1 ALT. 2 ALT. 3
GENERIC PARK DEVELOPMENT COSTS:
1 acre (natural) @$50,000/acre’ 50,000 50,000 50,000
SPECIAL COSTS:
15,000 square feet perimeter landscaping 15,000 15,000 15,000
1.5 acres Grove enhancement @ $1 0,000/acre3 1 5,000 15,000 15,000
*l,OOO lineal feet trails @ $24/LF2 (4,000 LF total) 24,000 24,000 . 24,000
Parking and vehicular access for 20 cars2 24,000 24,000 24,000
SUBTOTAL 128,000 1 28,000 128,000
+ 25% ADMINJDESIGN 32,000 32.000 32,000
SUBTOTAL 160,000 160,000 160,000
t 25% CONT. 40.000 40,000 40,000
TOTAL 200,000 200,000 200,000
(Rounded Off) 200,000 200,000 200,000
COST FOOTNOTES
’ Budget number for general park development (Staff).
2 OS Trail Study (WRT)
3 Estimated cost allowance (Staff)
SPECIAL NOTES
*l. There are a total of 4,000 lineal feet of trails proposed in this area. However, 3,000 linl
those are already included in the City Wide Trail System and therefore only 1,000 line;
included in this cost estimate.
Appendix A
18
z ->
+*
e COST BREAKDOWN *
8 PROJECT HG-4; GLEN/PLATEAU AREA
GENERIC PARK DEVELOPMENT COSTS:
ALT. I ALT. 2 ALT. 3 -
6 acres (natural) @ $50,00O/acre’ 300,000 300,000 300,000
SPECIAL COSTS:
I street access @ $IOO,OOO~ 100,000 100,000 1 00,000
600 lineal feet interior road @ $50/LF4 30,000 30,000 30,000
Parking (rf: 50 cars) @ $50,0002 50,000 50,000 50,000
6 acres Grove enhancement @ $10,000/acre3 60,000 60,000 60, OOC
*3,200 lineal feet trails @ $24/LF2 (5,000 total) 76,800 76.800 76.800
SUBTOTAL 616,800 . 616,800 61 6,80C
+ 25% ADMINADESIGN 154.200 154,200 154,20C
SUBTOTAL 771,000 771,000 771 ,OOC
+ 25% CONT. 192,750 192,750 1 92,75(
TOTAL 963,750 963,750 963,75(
(Rounded Off) 960,000 960,000 960,00(
COST FOOTNOTES
’ Budget number for general park development (Staff). * OS Trail Study (WRT)
3 Estimated cost allowance (StafT)
4 Previously constructed similar projects (Staff)
SPECIAL NOTES
“1. There are a total of 5,000 lineal feet of trails proposed in this area. However, 1,800 o
already included in the City Wide Trail System and therefore only 3,200 lineal feet are
this cost estimate.
Appendix A
19