HomeMy WebLinkAbout2001-01-22; Parks & Recreation Commission; 101-10; Pine School Property: Interim Use RecommendationPARKS & RECREATION COMMISSION - AGENDA BILL
AB# 101-10
INTERIM USE RECOMMENDATION ' MTG. DATE: 1-22-01
TITLE : INFO
FOR THE PINE SCHOOL PROPERTY c] ACTION
STAFF: BEVERLY
RECOMMENDED ACTION :
Review, discuss and comment on the interim use proposal(s) for the Pine School Property
ITEM EXPLANATION :
On January 9, 2001 staff discussed the issue of an interim use pian for the Pine School property
with the City Council (Exhibit I). After considerable Council discussion and public input, staff
was directed to hold a public forum(s) for the following purpose:
0 To allow the public a better insight of the proposed interim use recommendation and the
suggested alternatives.
0 Explain the eventual park master planning processing which will ultimately establish the
development plan for the Pine School Property.
0 Receive Public input and relay those comments to City Council.
To that end, the following forums will be held to solicit input and relay information:
1. Y.E.S. (Youth Enrichment Services) - January 17,2001 at the Carlsbad Bario Museum.
2. Parks and Recreation Commission - January 22, 2001 at the Public Safety and Service
Center.
3. Community Forum - January 30, 2001 at the City Council Chambers.
4. Senior Commission - February 1 , 2001 at the Carlsbad Senior Center.
Staff will make the same presentation to the Commission which was presented to the City
Council. Staff will also answer specific questions that the Commission or members of the Public
may have.
EXHIBITS:
1. City Council Agenda Bill 16,024 - Interim Use Recommendation For The Pine School
Property.
038
MTG. /-9-%O
DEPT. Recreation
CITY OF CARLSBAD - AGENDA BILL
TITLE :
INTERIM USE RECOMMENDATION FOR THE CITY A
PINE SCHOOL PROPERTY
RECOMMENDED ACTION :
Consider the recommendation and alternative options for interim use of the Pine School property.
Direct staff to process the appropriate environmental review, permits and ancillary documents
required of Council direction.
ITEM EXPLANATION :
The City of Carlsbad closed escrow on the Pine School property in March 2000. For the past
wenty years, the Parks and Recreation Element of the City's General Pian has acknowledged
Dine School as the location for a future community park site in the Northwest Quadrant. The
urrent Capital Improvement Program (CIP) Budget identifies park funding to become available in
-Y 2002-04 for Master Planning, and development funding will follow shortly thereafter in FY
2004-05. However, funding for a "Community Center" is not scheduled until FY 2010-2020.
3ecause CIP funding is not available now and the effect of moving CIP projects forward often
mpacts other scheduled projects, staff has evaluated an interim use approach with respect to the
site. Consequently, for the past several months, staff has been assessing the Pine School
Iuildings and grounds, specifically for the purpose of developing an interim use strategy for use
If the site prior to its intended development as a community park.
Whough the Pine School buildings have been vacated (with the exception of the Centro De
nformacion), the Carlsbad Unified School District (CUSD) currently operates the Carlsbad
/illage Academy and the CUSD maintenance facilhy headquarters on site under a lease
igreement with the City. Under terms of the existing lease, CUSD is obligated to vacate the site
~n or before June 30, 2001. As the property is vacated by CUSD, the City can initiate plans to
ltilize the site. To that end, staff has evaluated several strategies for an interim use of the Pine
jchool property pending accomplishment of the ultimate goal, which is to provide for the long-
erm development of a community park.
4s part of the interim use analysis, staff requisitioned a detailed investigative report on the
)robable costs for restorative work to the school buildings. The results of that investigation
evealed substantive costs associated with restoring the structures to a top quality condition
vhich the City's programs are typically associated with. The cost of that restorative work was
stimated to exceed $1,200,000. Those findings further substantiated the conclusion of the
Iroperty appraisal report which established zero valuation to the buildings on site; and, in fact,
educed the eventual purchase price by $140,000 to allow for demolition costs which remained a
buyer's expense.
3ased upon the condition of the existing structures and the estimated restorative costs, staff has
lefined a recommended action and proposed several alternative options relative to an interim
Ise of the Pine School property. The recommendation and alternatives come as the result of
ignificant staff review, evaluation and discussion between several of the City's Major Service
rreas, the Leadership Team and individual Departments. Furthermore, the information
:ontained within these options is founded upon staffs understanding of community need and
lesire based upon observation and communication with individuals and organized community
Iroups. Summarized below are those recommendations and alternative suggestions for interim
Ise of Pine School:
EXHIBIT 1
RECOMMENDED INTERIM USE :
rt The recommendation for an interim use at Pine School is to take a minimalist approach towards
any new development features and to raze all structures except for the most recently
constructed wing (Centro De lnformacion), and the cafeteria building. Rehabilitate those
structures to allow for the continued operation of the Centro and the relocation of the Stay-N-
Play Recreation Program. Relandscape the razed area, resurface the hard court play area and
consider the installation of new playground equipment.
Est. Development Cost $620,800
Annual M & 0 Cost $ 95,500
This recommendation assumes that $620,800 of Public Facility Fee Funding in the Capital
Improvement Program Budget (Park Site Planning & Development - Pine School) would be
moved forward immediately to complete this minimalist approach towards an interim
development.
ALTERNATIVE #7 :
Alternative #I is actually an enhancement of the recommendation, which would also include the
development of interim use activity playfields (non-lighted). In addition to razing the Pine
School structures, this enhanced alternative would also raze the CUSD Maintenance Facility
and Carkbad Village Academy (July 2001) to allow for one (1) adult size soccer field to be
constructed in combination with the existing baseball/softball field and one (1 ) additional mid
parking.
- - -
- size stand alone soccer field. This option also provides playground equipment and additional
A consideration with this alternative is that the ultimate development of the park site could be
delayed 7-1 0 years, and would then allow the "Community Center" (CIP FY 201 0-2020) to be
developed in conjunction with the park. This option would also allow the Chase Field Complex
and any other adjacent acquisition to be considered as part of the overall Park Master Plan
when the site is ultimately developed.
Est. Development Cost $987,000
Annual M & 0 Cost $1 30,500
AL TERNA 77vE #2 ,:
Move CIP funding forward, implementing the park planning process immediately and begin park
development within two years. This alternative would initiate the public input and review
process to determine what park amenities would best meet the needs and desires of the
community, It is anticipated that this alternative will result in a significant community outreach
program.
Master Planning Costs $ 300,000
Park Development Costs $1,614.000
$1,914,000'
Annual M & 0 Cost' $1 12,000 + (EST.)
'Does not include "Community Center 040
AB# 16, o 4 Page 3
c This alternative assumes that funding for development of the park site as currently outlined in the CIP would be moved forward from FY 2002-04 for planning ($300,000) and from FY 2004-
05 for development ($1,614,000). However, it does not consider funding for the "community
center at this time ($4,000,000) or its estimated annual M & 0 expense ($310,000). It should
also be noted that advancing CIP funding for one project may defer scheduled CIP projects or
prohibit requests to advance additional projects.
ALTERNATIVE #3 :
Raze all Pine School buildings; lease two (2) portable classrooms for the Stay-N-Play recreation
program and the Centro Operation. Provide restroom facility, re-landscape razed area and
consider installation of playground equipment.
Est. Development Cost: $438,400
Annual M & 0 Cost: $124,300
This alternative assumes that the Centro wilt continue to operate at its present location and that
program. Similar to any alternative involving structure demolition, those costs would be
allocated from the CIP because the razing of structures would be associated with the ultimate
cost of project development. Construction of a restroom facility would also be funded with CIP
funds and also considered as a project cost.
- - the afternoon Stay N Play program will operate from this site as well as a summer recreation
-
- CIP SCHEDULHCOMMUNIN PARKSITE DEVELOPMENT (PINE SCHOOL)
The current Fiscal Year 2000-2001 Capital Improvement Program (CIP) Budget presently
outlines the funding schedule for development of Pine School as a Northwest Quadrant
Community Park accordingly:
Project Title Funding Source Amount Year
Park Planning PFF 300,000 2002-2004
Park Development PFF 1,614,000 2004-2005
Community Center PFF 4,040,000 201 0-2020
Although the CIP is subject to annual review, assessment and revision, it is a planning tool used
by staff to schedule development of the City's infrastructure concurrent with need and/or as
funds become available. In addition, the development of capital facilities depends upon the
projected availability of funds required to maintain those facilities thereafter on an annual basis.
As in most instances, if CIP funding is advanced for the development of a particular project
such as Pine School, another CIP Project will typically be deferred until subsequent years.
While staff is not advocating the advancement of developing the Pine School site, if the facility
is to be utilized on an interim basis, restoration work will be mandatory. The expense to
rehabilitate the Pine School buildings and grounds for public use until the sites ultimate
development as a community park is significant.
c_ Even though a funding source for rehabilitation has not yet been confirmed, approximately
$620,800 will allow the structure to operate for a minimum of 5 years. In addition, $95,500+ per
year will be required for ongoing M&O Costs.
FISCAL IMPACT : - The fiscal impact of development/annual maintenance and operation costs associated with the
recommendation and each alternative option has been estimated after considerable discussion
with City staff and in conjunction with the applicable professional industry standards. However,
the actual costs may vary contingent upon several factors including such things as bidding
climate, unanticipated hazardous material abatement, inflation, and rising utility costs.
Notwithstanding those factors, the development cost of the recommended action is estimated at
$620,800 with an annual maintenance cost of $95,500. Public Facility Fee (PFF) funds are
available at this time; however, the PFF program is under funded at build-out and will need to
be re-evaluated.
Alternative funding options are identified below for consideration and include Public Facility Fee
funds, General Funds, Proposition 12 Park Bond Funding and / or possible combinations of
each. The recommended funding source at this time is PFF. However, it is important to note
that anytime CIP funding is advanced for project development, it may affect the ability to fund
other scheduled or unscheduled projects.
ALTERNATIVE FUNDING SOURCES :
- - -.
0 PFF funding as presently identified in the Capital Improvement Program Budget is an
option that would require the advancement of Planning and Development funds to FY
2000-01. Subsequent funding for development would also need to be advanced.
Allocation from the General Capital Construction (GCC) Fund (not to exceed
$l,000,000/Prop “H”)
In March 2000, the California voters approved a $2.1 Billion Park Bond, referred to as
“The Safe Neighborhood Park Bond Act“. Park’Bond Funding for Cartsbad is estimated
at this time to be approximately $740,000 from two programs that are allocated on a per
capita basis (Roberti-Z’Berg and the Per Capita Program). Additional funding may also
be available from several competitive programs as well. A timetable for the distribution of
Park Bond funding is still under review at the State level. Consequently, although the
allocation of grant funding is anticipated, the timing and exact amount of funding has not
been determined at this point. However, staff is confident that significant funding will
eventually be available, and is currently in the process of determining the potential
applicability of “to be distributed grant funds” to the development of the Pine School
Project. In other words, can the City develop the site now with GCC or PFF funding and
be reimbursed with grant funding as it becomes available?
EXHIBITS:
1. Memo to Recreation Director - Final Interim Use Recommendation, Alternatives and Fiscal
Impacts for Pine School
November 29,2000
TO: RECREATION DIRECTOR
/ FROM: SENIOR MANAGEMENT ANALYST
RE: FINAL INTERIM USE RECOMMENDATION, ALTERNATIVES AND FISCAL
IMPACTS FOR PINE SCHOOL
Listed below is the final recommended interim use for Pine School. Also listed below is the fiscal
impact for that recommendation as well as three alternative options.
This information may be of assistance in review of the City Council agenda bill which is currently
in process.
RECOMMENDED INTERIM USE :
e Raze 3 of the 4 existing wings of the Pine School. Retain only the wing that
currently houses the Centro de Infonnacion; in addition, retain the small cafeteria
building and the shade structure immediately adjacent to it Rehabilitate these
structures to a higher standard than currently exists so the Centro Program and
Stay 'N Play can continue to operate at the site. The remaining classrooms may
facilitate additional programming needs or provide space for community meetings ,.
or other facility space rental.
e Resurface existing hard court play area to provide basketball, handball etc. -
Re-landscape the area where buildings have been razed. Consider installing new
playground equipment as a part of the relandscaping project.
FISCAL IMPACT
Raze 3 wings (Includes Salvage Benefit)
0 Rehabilitate remaining (North) wing - Modify existing restrooms (ADA) - Drinking Fountain (ADA) - Door hardware & Thresholds (ADA) - Exterior Safety Lighting - Security Alarm, Fire Alarm - Technology Upgrades - Upgrade Electrical Service - Paint Interior - Window Coverings - Replace Flooring - Upgrade Heating System - Upgrade Interior Lighting - Replace Roofing Buildup - Flashing/Sheet Metal - Paint Exterior - RepaidReplace Plumbing
SUBTOTAL North Wing Restoration
I
150,000
56,000
2,100
9,100
1,200
11,000
34,300
6,000
3,600
7,600
1 3,200
20,000
10,800
23,500
5,200
9,400
5.200
$2 1 8,200
Rehabilitate Cafeteria Building - Misc. Paint, Alarm, Lighting
Re-landscape razed area
(Including Tot-lot equipment)
Resurface Hardcourt play area
Contingencies, Design and Inspection
b.
15,000
50,000
20,000
x 20% Construction Contingency 90,600
x 7% Engineering, Inspection & Administration 31,700
x 10% Construction Design 45.300
SUBTOTAL Contingencies, Design, Etc $167,600
GRAND TOTAL
Recommended Interim Use Development Costs $620.800
ANNUAL MAINTENANCE AND OPERATION COSTS
If the City is to operate the Pine School facility on an interim basis, annual M&O costs will be
required to support those efforts. The following projections are based upon staffs’ preliminary
estimates with regards to the annual maintenance and operation cost for the recommendation as
described above
- - -
F
e
e
e
e
e
Utilities - Electric, Water, Sewer, Telephone, Gas, Trash etc.
Security System
Building Maintenance Requirements - Supplies, Vandalism, Repairs etc.
Grounds Maintenance Requirements - Fertilizer, Irrigation repair, Landscape material,
Playground equipment repair etc.
Personnel
-.25 FTE Custodial
-.5 FTE Grounds Maintenance
-.25 FTE Facility Attendant
SUBTOTAL PERSONNEL
GRAND TOTAL ANNUAL M&O COST
”-
30,000
3,000
15,000
20,000
7,500
15,000
5,000
27,500
044 r.
ALTERNATIVE DEVELOPMENT OPTIONS
- 1. Implement the actions as identified in the recommendation. In addition, develop interim
use open space turfed multi-use activity playfields to accommodate soccerhotball,
baseball/softball and replace playground equipment This alternative would require
razing CUSD maintenance facility (July 2001) to provide parking. This alternative would
allow significant community use of the facility for 7 - IO years. Additionally it could
“buy time” and provide CIP funding relief in the initial years and allow the entire park
site, including the “Community Center/Gymnasium, ” to be built simultaneously as those
funds become available (FY 2010-20).
FISCAL IMPACT (ALT 7)
The additional cost to provide parking, activity playfields and playground equipment would
be approximately $366,000. Total cost of interim development is $987,000. Anntial M&O
cost is $130,500 EST.
2. Advance CIP funding to develop the community park within 2 - 3 years. Raze existing
school buildings now. Raze CUSD maintenance structures at Carlsbad Village Academy
in July 2001. Advance CIP funding to begin master planning process immediately so
that development can commence within two years. Relocate Centm de lnfonnacion and
Stay N Play program to appropriate facility. This alternative does not recommend
advancing the funds for development of “Community Center/Gymnasium” at this time.
FISCAL IMPACT (ALT 2)
,I*
Listed below is the current CIP funding schedule for the community park site development,
including the Community Center facility. Advancing CIP funding may require delay in other
CIP projects.
Project Title Funding Source Amount Year
Park Planning PFF 300,000 2002-2004 Park Development PFF 1,614,000 2004-2009 Community Center PFF 4,040,000 201 0-2020
The annual cost of grounds maintenance to the community park site would be
approximately $1 12,000 + per year. However, the required amount of maintenance
funding is dependent upon what amenities are ultimately developed as part of the initial
phase of the park.
The M & 0 costs associated with the Community CenteVGymnasium is approximately
$310,000 per year. Although, advancing the Community Center/Gymnasium is not
recommended at this time.
f
3. Raze all school structures and provide portables (2) on site for the Stay N Play and
e Centro operation. Develop restroom facility, resurface hard court play surface, E-
landscape razed area and consider installing new playground equipment
.r- FISCAL IMPACT (ALT 3)
Demolition costs (including salvage benefrt) is estimated at $200,000. A modest
prefabricated restroom facility is $50,000 installed. Relandscaping (including Tot-lot) is
approximately $50,000 and hard court resurfacing is $20,000. Contingencies, design and
construction engineering is estimated at $1 18,400. TOTAL estimated cost is $438,400.
Annual M and 0 costs including modular lease ($1,200 per month x 2), building and
grounds maintenance is estimated at $124,300
If you should have further questions regarding the recommendation, the alternatives or their fiscal
impacts, please contact me at Ext. 2827.
KEITH BEVERLY