HomeMy WebLinkAbout2003-01-21; City Council; 17055; Northwest Quadrant Community ParkiB# 17,055
ITG. 1/21/03
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CITY OF CARLSBAD --AGENDA BILL IJ
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NORTHWEST QUADRANT COMMUNITY PARK
MASTER PLAN - REVISED
3ECOMMENDED ACTION :
Staff recommends that the City Council adopt Resolution No. 2003-027 approving the "Preferred"
\lorthwest Quadrant Community Park Master Plan in concept, directing staff to proceed with project
?ntitlements, and to authorize the use of available funding allocated under Proposition 12 and Proposition
10 Park Bond Acts of 2000 and 2002 respectively, for this project.
TEM EXPLANATION:
3n December 17, 2002, staff presented the Northwest Quadrant Park Master Plan to the City Council.
Staff reviewed the project background, the extensive public outreach process, the elements of the
Iroposed Master Plan, the recommendation of the Parks and Recreation Commission, and the preliminary
Iudget costs associated with the project. The Master Plan, as presented that night, included the following
3menities:
1. Community center I gymnasium with lobby, offices, teen room, fitness room, activity room,
2. Multi-purpose sports field (one baseballIadult softball field and one soccer overlay field)
4. Skate park
3. Two basketball courts (112 courts)
5. Totlot
6. Picnic areas
7. Open play area
9. Parking
8. Community gardens (at the "Madison Properties")
restrooms and storage (approx. 19,500 square feet)
Nhile the Council indicated that they approved of the majority of the plan, they directed staff to return to
address the following issues:
1. Removal of the skate park.
2. Alternatives to the community garden.
3. Expanded totlot.
4. Explore the addition of a handball court.
5. Look at alternative designs for the glass wall on the western faCade of the proposed community
6. More detail on the proposed trellis connecting to the existing Senior Center.
center.
Staff has investigated these issues and has directed the consultants to provide revised designs that
rddress these concerns. Attached is a "Preferred Plan" and an "Alternate Plan" (Exhibits 3 and 7).
'referred Plan (Staff recommendation)
The following are the key elements of the Preferred Plan that are revisions to the original Master Plan:
1. The skate park is removed. In its place is a group picnic area. The picnic area is ideally located to
serve families and groups associated with the activities at the adjacent ballfield (Exhibit 4)
2. The community garden (originally intended to be similar to the existing garden near City Hall) is
transformed to a more ornamental garden that might include roses and other colorful flowers. It is
anticipated that the garden may function as an educational venue in conjunction with horticultural classes held in the Senior Center or new community center. The garden could also serve as the
location for small wedding ceremonies, with the receptions/banquets following at the Senior Center
or new community center. In addition, the cost of the garden has been reduced by elimination of the
raised concrete block planters, trellis, and concrete walks (Exhibit 5).
3. The totlot has been expanded (Exhibit 4).
4. A handball court was explored but it was decided that it would be inappropriate for this site because
of the visual impact of the size structure (the walls are 20 high x 40 long). In addition, there were safety and security concerns related to potential hiding places created by the 3 walls of the court.
Lastly, there was no request for this amenity during the 4 public workshops.
5. An arcade was added to the western elevation of the community center with a planting area
between the arcade and the glass (Exhibit 6).
6. The trellis between the community center and Senior Center has been deleted.
Alternate Plan
Council’s consideration:
In addition to the “Preferred Plan” described above, the following alternative ideas are provided for
1. The skate park has been removed with the basketball court moved to this location (Exhibit 8).
2. The community garden remains as a vegetable and fruit garden, but the cost has been reduced by
elimination of the raised concrete block planters, trellis, and concrete walks (Exhibit 9).
3. The totlot has been expanded in this alternative as well (Exhibit 8)
4. A handball court has been located where the basketball court was originally (Exhibit 8)
5. An alternative design is presented for reducing the glass faGade in the community center utilizing
glass block in lieu of glass (Exhibit IO).
6. The trellis has been eliminated between the community center and Senior Center.
FISCAL IMPACT
Public Facility Fee funds in the amount of $6,900,000 are budgeted for the project in the Capital
Improvement Program (CIP). Although the actual cost to develop the park will be subject to the bidding
process, preliminary estimates for the proposed Master Plan indicate that additional funding may be
needed. When staff initially prepared the cost projections outlined in the CIP Budget, the development
costs did not consider the installation of synthetic turf for the multi-use field (estimated to be between
$700,000 to $900,000). In addition, construction costs in general have risen more than anticipated over the
last year. Staff estimates that the construction cost may be $1.5 million greater than originally anticipated
with the increased amount for the synthetic turf, and rising construction costs.
As a means of funding any additional construction costs over the amount authorized in the CIP Budget,
staff is recommending using grant funding available through Propositions 12 and 40. Both of these
for qualifying park and recreation projects. Staff strongly believes the Northwest Quadrant Park is a
Propositions, approved by the California voters, were Park Bond Acts and will provide guaranteed funding
qualifying project. Grant funding to the City of Carlsbad under Proposition 12 is $982,754 with a required
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matching City contribution of $71,626. An additional grant for $634,000 is expected under Proposition 40
(matching City contribution of $71,400 required). Total grant funding is estimated to be $1,600,000, and
may be available as early as FY 2003-04. Staff is recommending that Council authorize the use of these
funds for this project.
The grant funds will be paid to the City on a reimbursement basis. When the construction contract is let
and final cost estimates are known, an additional appropriation may be needed to advance the grant
funds for a short period of time. If, for some reason, the grants are not secured, the City may need to
fund the additional costs from Public Facilities Fees (PFF). Under current projections, there may not be
sufficient PFF funds available for all planned projects, especially in light of cost increases occurring in
other PFF funded projects. If there are insufficient PFF funds, it may require that this or other projects be
phased or that alternative revenue sources be identified. More information will be available for the City
Council during their review of the Capital Improvement Program in May of this year.
A summary of the estimated project budget is as follows
Item Revised ' ,'( I Original I Estimated
BuGget Estimate Changes
Pine School Demo and Interim Plan
7,096,000 1,500,000 5,596,000 *Preliminary Construction Estimate 600,000 None 600,000 Final Design and Administration 200,000 None 200,000 Master Plan and Administration
$ 500,000 None $ 500,000
TOTAL $6,896,000 $1,500,000 $8,396,000
Original CIP Budget (PFF Fund)
Additional Grant Funding I
Total Available Funding
Estimated Remaining Balance
$8,496,000
$ 100,000
The construction estimate is based on very preliminary master plan level design. More refined cost estimates will be prepared as the project progresses.
PROJECT SCHEDULE:
Entitlements (C.U.P.) complete July 2003
Design complete September 2003
Bidding and construction complete Mid 2005
EXHIBITS:
1. Resolution No. 2003-027
2. Location Map
3. "Preferred Site Plan"
4. Central park area enlargement (Preferred Plan)
5. Ornamental garden enlargement (Preferred Plan)
6. Community center elevation (Preferred Plan)
7. "Alternate Site Plan"
8. Central park area enlargement (Alternate Plan)
9. Ornamental garden enlargement (Alternate Plan) IO. Community center elevation (Alternate Plan)
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RESOLUTION NO. 2003-027
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARSLBAD, CALIFORNIA, APPROVING THE NORTHWEST
QUADRANT COMMUNITY PARK MASTER PLAN IN
CONCEPT, DIRECTING STAFF TO PROCEED WITH
ENTITLEMENTS AND APPLICATION OF PROPOSITIONS 12
AND 40 STATE PARK BOND FUNDS FOR USE IN FUNDING
THE NORTHWEST QUADRANT COMMUNITY PARK
WHEREAS, the City Council of the City of Carlsbad, California desires to develop a community
park in the Northwest Quadrant of the City to meet the recreational needs of the citizens, and
WHEREAS, the Parks and Recreation Element of the General Plan of the City of Carlsbad calls
for the development of a community park in the Northwest Quadrant, and
WHEREAS, funds have been appropriated in the FY 2002-3 Capital Improvement Program to
develop the Northwest Quadrant Community Park; and
WHEREAS, the use of Proposition 12 (the Safe Neighborhood Parks, Clean Water, Clean Air,
and Coastal Protection Bond Act of 2000) and Proposition 40 (The California Clean Water, Clean Air,
Safe Neighborhood Parks, and Coastal Protection Act of 2002) funds is desirable to assist in funding the
development of this park.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the above recitations are true and correct.
2. That the Northwest Quadrant Community Park Master Plan is hereby approved in concept.
3. That staff is hereby directed to proceed with acquisition of entitlements for the Northwest
Quadrant Community Park Master Plan.
4. That staff is hereby directed to apply for funding from Propositions 12 and 40 State Park Bond
funds for use in developing the park.
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PASSED, APPROVED AND ADOPTED at a regular meeting of the Carlsbad City Council helc
onthe 21st day of January ,2003 by the following vote, to wit:
AYES: Council Members Lewis, Finnila, Kulchin, Hall and Packard.
ATTEST
--”-./ X4h2-4 lNE M. WOOD, City Clerk
age 2 of 2 of
esolution No. 2003-027
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VICINITY MAP NOT TO SCALE
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EXHIBIT 5
EXHIBIT 6
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NORTHWEST QUADRANT COMMUNITY PARKMASTER PLAN
Vicinity Map
Public Workshop(s)Parks andRec. Com.Plan. Com.Public inputCity Council1243FINAL DESIGN
Previous Master Plan(as Presented on 12/17/02)
Council Direction1. Remove the skate park.2. Expand the totlot.3. Explore the addition of a handball court. 4. Provide alternatives to the community garden.5. Provide an alternative to the glass wall on the west side of the community building.6. Show more detail for the proposed trellis connecting to the Senior Center.Address the following issues:
Preferred Master Plan
Central Open Space
Skatepark
Central Informal Open Space Multi-purpose field
Playground / Tot Lot
Master Plan
Community Gardens
Ornamental Gardens
Previous design - West Elevation
Revised design - West Elevation
Main EntranceMain EntranceMain EntranceMain EntranceUnifying TrellisUnifying TrellisHarding StreetPine AvenueCommunity CenterCommunity CenterSenior CenterSenior Center
Community Center EntranceTrellis removed
Preferred Master Plan Summary1. The skate park has been removed and replaced by a group picnic area.2. The totlot has been expanded.3. The community garden is now ornamental garden.4. The façade of the community center has been re-designed to reduce glass.5. The trellis between the community center and the Senior Center has been deleted.
ALTERNATE DESIGNS
Alternate Central Open SpaceBasketball courtHandball court
Handball courts
Alternate Community Gardens
Alternatedesign - West ElevationGlass block
Preferred Master Plan
SUPPORTEXHIBITS
Alternate Plan Summary1. The skate park has been removed, with the basketball court now in that location.2. The community garden remains, but is now proposed at a lower cost.3. The totlot has been expanded.4. A glass block wall is shown as an alternative to the glass façade.5. The trellis between the community center and the Senior Center has been deleted.6. A handball court is where the basketball court was originally planned.
Informal Open Space
Basketball Courts
Proposed Sculpture Locations
Proposed Sculptures
Proposed Sculptures
GYMNASIUM 11,000 SFACTIVITY CTR 1,800 SFTEEN CENTER 1,050 SFREST ROOMS 600 SFFITNESS 400 SFSTAFF 560 SFSTORAGE 1,800 SFLOBBY 1,592 SFPREFERRED PLAN 19,492 SF Community Building
Preferred Plan Elevations
Preferred Plan Elevations
BUDGETper 2002-3 CIP•$ 6,900,000–500,000– 200,000– 500,000– 400,000• $5,300,000• Overall budget–Demo–Master Plan–Design and Admin.–Inspection, testing• Construction Budget
Budget (cont.)• $5,300,000-6,900,000• ($1,600,000) DEFICIT • Construction Budget–Construction estimate(including synthetic turf)
GRANT FUNDING• $ 982,754• 634,000• $1,616,754• Prop 40• Prop 12•TOTAL
NO BUFFEREXISTING RESIDENTIALLOSS OF OPEN SPACEDISPLACED & ADDITIONALREQUIRED PARKINGADDITIONAL 200’ BALLFIELDNO BUFFERSOCCER FIELDEXISTING RESIDENTIAL
• Decreases Open Space– 23 More parking stalls for ballfield– Displaced alley parking– Soccer encroaches into open space– No room for siblings, seniors, others• Insensitive to neighbors– Increased traffic– Increased noise
Holiday ParkHoliday ParkChase FieldChase FieldHarding CenterHarding CenterPine School SitePine School Site