The URL can be used to link to this page

Home My WebLink About12 YOUTH REC FAC SWT 01-03-95DATE: NO t~ 1-3295 December 22, 1994 TO: WILLIAM A. HUSTON, CITY MANAGER & EXECUTIVE DIRECTOR FROM: COMMUNITY SERVICES DEPARTMENT/COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: YOUTH RECREATIONAL FACILITIES IN SOUTHWEST TUSTIN RECOMM]D~ATIONS~ It is recommended that the City Council and Redevelopment Agency instruct staff to: 1. Proceed with all title and appraisal work for the property at 14722 Newport Avenue. e · Notify real property interests at 14722 Newport Avenue of the City's intent to appraise the subject property. Upon completion of appraisal and title work for the subject property, return to City Council and the Agency for additional instructions. · Proceed with further negotiations with Tustin Hospital regarding potential development of a portion of the vacant property at 1101 Sycamore Avenue for joint recreational facilities. Se Continue to monitor the possible availability of property at 15712 Tustin Village Way as a site to serve the needs of teenagers and troubled youth. Follow up on any interest shown by Cal Trans in declaring adjacent property to the north as surplus. FISCAL IMPACT: The fiscal impact of the recommended property acquisition will depend upon a determination of Fair Market Value plus program and renovation costs. It is anticipated that funding to purchase the property would be provided by the Tustin Community Redevelopment Agency. The site is within the target area for Community Development Block Grant funds and the Commercial Rehabilitation Loan Program which may provide opportunities for funding physical improvements to the building. Additional funding analysis will be presented to the City Council and Agency once appraisal information is available. BACKGROUND: A special joint meeting of the Parks and Recreation Commission and the Tustin Area Youth Issues Committee was held on December 15, 1994 in response to a request by the City Council. The primary purpose of the meeting was to prOvide input and develop a recommendation to the Tustin City Council on acquisition of possible youth facilities in southwest Tustin. At the December 15th meeting, Members of the Parks and Recreation Commission and the Youth Issues'Committee were provided with a copy of the City Council staff report of November 21, 1994 which examined possible alternatives in the southwest area of Tustin that might be utilized to provide additional recreational facilities for youth (Attachment A). In addition, representatives from City staff and the School District provided more specific background to atendees at their December 15th meeting which included the following information: A review of current collaborative efforts to date related to youth programming in the City. Identification of priority program needs in the southwest neighborhood. A review of facility and program alternatives discussed by the City Council on November 21st. A copy of the meeting agenda for December 15th is included as Attachment B. DISCUSSION OF RECOMMRNDATIONS: After discussion a motion was made and seconded that the City and/or Tustin Redevelopment Agency prioritize acquisition of the property identified as 14722 Newport Avenue located at the northeast corner of Newport Avenue and Sycamore Avenue (identified as Parcel B in the attached November 21st staff report). The subject property includes a 6,000 square foot building which is currently vacant. With some modifications, an approximate 3,000 square foot portion of the building site would be used as a youth drop-in center for elementary and middle school aged children. The remaining portion of the building would be used as offices for Tustin Acts For Family and Youth (TAFFY), project Headstart, Health care outreach programs and day care facilities. There was also interest shown in directing staff to pursue, with Tustin Hospital, the development of a portion of vacant property owned by the hospital located 200 feet east on Sycamore (Parcel C). Improvements might include a basketball court and an open play area. The facilities could be shared by the youth center and hospital personnel. Meeting participants requested that staff monitor possible availability of property at 15712 Tustin Village Way (Parcel E) as a possible site for a "nerve center" to serve the needs of teenagers and troubled youth. The Committee felt at this time that a decision to acquire the site might be premature but the City .should keep its options open. The 2,280 square building was previously a take out restaurant. While elementary school aged children are served by the Boys and Girls Club outreach facility at Heideman School, this site could offer special intervention programs such as counseling and weight training for teens. This site could be used to provide services to residents located on the west side of the SR-55 freeway and would be adjacent to a potential future park site if CalTrans declared the adjacent site surplus. The adjacent site north of 15712 Tustin Village Way is a CalTrans property which was previously the McFadden Avenue exit ramp from the freeway. Meeting participants requested the City continue to monitor any interest by CalTrans in declaring the property surplus to their needs. The site could provide an opportunity for a future neighbor park. SUMMARY: The City Council had requested a recommendation from the Parks and Recreation Commission and the Tustin Area Youth Issues Committee regarding a site for youth recreational programs in southwest Tustin. Meeting participants recommended that the City proceed with acquisition procedures for the site located at the northeast corner of Newport and Sycamore. Because the site is located on the border of a Redevelopment Area, the Agency may be able to obtain the property. After an appraisal is completed, staff would return to the Agency with recommendations and necessary negotiation parameters. Christine A.' Shin~eton Assistant city Ma~Yager Gar~OMag~ Recreation Supervisor M. Jones Susan Recreation Superintendent C: YOUTM. WAM Attachments: A - Youth Recreational Facilities Council Report B - Agei,da from Special Joint Meeting .,ATE: NOVEMBER 21, 1994 Attachment A Inter-Com NO. 23 TO: WILLIAM A. ITUSTON, CITY biANAGER FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: YOUTH RECREATIONAL FACILITIES ~RECOMMENDATION p leasure of the city Council. FISCAL IMPACT __ Unknown at this time. Depending upon Council or Agency direction, additional staff funding analysis would need to be completed. BACKGROUND At the City Council meeting'.of November 7th, Mayor Pro Tem Potts requested that staff return with a re or · · ~l'ternatives in the southw~ ...... ~. ~. examining possible De utilized ~ ........ ~ a~=~ oz Tus~ln that might ~A _~ . ~ provl~e aG~itional rec~=-~^~ ~--=~? ~ adze ~o The types of possible facilities mentioned included: a center, childcare, roller hockey and other youth programs, teen locations specifically mentioned as ossib . . Two Council were the Case Sw=- ......... P _ _ le s~tes by the City at Tustln Village W v =~ ~_==_ ~ e shoppmng center site ~ a~.~..~ ,-,~==uuen Avenue. The followin~ is a discussion of a number of alternatives. This report is intended to provide a status update on staff's examination of these alternatives. Additional follow-up and study will be required depending on City Council direction. · Alternative I - Ne orr and S camore · Properties located in the vicinity of the northeast corner of Newport and Sycamore Avenues are centrally located in the southwest portion of the City and have been recently designated in the City's General Plan for Public-Institutional uses. There are three properties either individually or together which could provide youth oriented pro~rams. Staff believes that Parcels B and C provide the best opportunity to achieve multiple, objectives. The sites are located outside of the South Central Project Area (see discussion of A~ency legal requirements). City Council Report Youth Recreational Facilities November 21, 1994 Page 2 The following is a description of the three properties (refer to Exhibit A): Parcel 'A', is immediately south of the Tustin Hospital Medical Center 'and is .49' acres in size and contains an approximate 5,200 square foot building. The building is currently occupied by a laundromat and 99¢ store. Any acquisition process would involve a lengthy relocation process. Ideally, Parcel A would provide an opportunity for a future phased addition of acquisition if Parcel B was desired. · The building was constructed as a Type V non-rated building which could be utilized for child care or youth center uses that do not exceed a certain size. The building, with minor modifications, could be adaptable for a child care facility (with provision of 75 square feet of outdoor play per student) or youth center accommodating fewer than 300 occupants. Renovation costs are unknown at this time without architectural services. The current assessed value of the property according to the Orange County Assessor's office is $175,670 or approximately $8.25 a square foot. Parcel B is located at the corner of Newport and Sycamor~ is currently .53 acres in size and contains approximately 6 000 square foot. ' The building is currently vacant' The building which was previously thought to be owned by Healthcare America, is currently owned by Physician's Office Services, Inc. and has been a continuous code enforcement nuisance to the southwest neighborhood. The TAFFY and Tustin Headstart Programs have been trying unsuccessfully to contact the owner to secure a 5 year lease on the building for offices, classrooms, and a playground and day care center on the site. ' , The owner has be~n unresponsive to the ~ity on code enforcement, TAFFY participants and local brokerage community. Staff have met with representatives of the TAFFY and Tustin Headstart Programs who have-indicated that they City Council Report Youth Recreational. Facilities November 21, 1994 Page 3 ~ will only need approximately 4,000 square feet of the existing building leaving the remaining portion of the building which could be used for a drop-in youth center (of approximately 2,000 square feet). ~They would envision an outside play yard for tot~ as well as potential outside area for youth activities such as basketball. The building was constructed as a. Type V - non-rated building which could be utilized for child care or youth center uses that do not exceed a certain size. The building with minor modifications could be easily adaptable for a child care center or youth center which would include outdoor .play area. It currently appears that a repair or replacement of' the roof is needed, replacement of drop-ceiling and repair of heating, ventilation and air conditioning systems. Additional restroom facilities may be needed. Renovation costs are unknown at this time without architectural services. It is extremely unlikely that' the site could be secured for a joint use without the City or Agency's use of eminent domain. However, with the unresponsiveness of the owner, acquisition may be the best way to eliminate this blighted influence on the southwest neighborhood while providing an opportunity for community based programs. The current assessed value of the property is $660,480 or approximately $29 per square foot. This seems based on a property transfer in 1987. It seems unlikely that this would be the value of the property in today's market particularly since the property no longer has a commercial general plan designations. Parcel 'C' is a 1.82 acre vacant property located along Sycamore approximately 200 feet'east of Parcel B. The site is owned by Healthcare .America, the parent company to Tustin Hospital Medical Center. Mr. Wayne Lingenfelter, the Chief Executive Officer of Tustin Hospital Medical Center '~indicated to staff on November 10th and 14th his willingness to discuss a possible interim open space use on a portion of the site City Council Report Youth Recreational Facilities November 2~, 1994 Page 4 for joint activities that could also be available to residents of the southwest neighborhood or employees at Tustin Hospital (i.e. a small W park basketball courts, etc.). He has indicated that he will discuss the matter with Health Care America and get back to staff. Potential proximity Costs for 'interim facilities 'are unknown at this time without architectural services. But anticipated improvements would seem to be two basketball courts (50,000 - 60,000), open space play areas ($3.00 - $4.50 a square foot), possible parking ($20 000) temporary or portable restrooms. ' ' · The current assessed value of-the property is $i 245 000 or $15.00 a square foot. ' ' Alternative 2 - Tustin Villa e Wa Properties located along Tust~n village Way are west of the SR-55 freeway and perhaps not centrally located but still located in the southwest portion of the City. The sites are located outside of the South Central Project Area (see discussion of Agency legal requirements). There are three properties which have been examined as shown on Exhibit B.- Parcel 'D' is 3.28 acres and contains approximately 28,570 square footage in three structures, the largest structure of which is approximately 25,570 square feet. . · All existing tenancies at the center have been vacated. ® The TAFFY and Headstart Programs were unsuccessful in securing a lease on the site some months ago, the property owner was not interested in a public use of the property at the time, but wished to redevelop the site with one user, if possible. The property owner is apparently now willing to discuss a lease of a portion of the property for any number of public service uses and would be looking at a lease of .75 a square foot (triple net lease). The current assessed value of the property is $4,869 070 or approximately. $34 a square foot. ' City Council Report Youth Recreational Facilities November 21, 1994 Page 5 ~ ~ Parcel 'E' is a .33 acre site which contains an approximately 2,280 square foot building which was formally a Naugles Take- Out Restaurant. The existing building is vacant and owned by Sizzler. The owner has not been able to find a user/lessee for the site. The facility, is extremely small and would require major. renovation to be utilized as a day care center or youth center (accommodating less than.300 occupants). The current assessed value of the property is $563,860 or $39 square foot. · Parcel F is. a Cal Trans owned proPerty which was previously the old McFadden ramps.~ Located north of the Tustin Village Shopping Center the site is approximately 1.96 acres in size. The site is currently being used for construction staging and storage by Cal Trans during construction of the I- 5/SR-55 interchange and widening projects. The City would have the right to purchase this property when it is declared surplus by Cal Trans. Cal Trans has need of the site through at least the term of construction of the above projects. Any determination on the status of the site would not be made for 3-4 years at least. The site would provide an excellent location for a small neighborhood park to serve residents on the west side of the SR-55 freeway. Alternative 3 - Case swayne Property and Vicinity As the City Council is aware, the Redevelopment Agency is currently in escrow on the Case Swayne property located along Edinger Avenue which is being purchased to accommodate the future extension of Newport Avenue. The site is separated from the southwest portion of the City by railroad right-of-way to the north owned by the South California Regional Rail Authority and a flood control channel. The site is located in the South Central Project Area.~ City Council Report Youth Recreational Facilities November 21, 1994 Page 6 The Case Swayne property is approximately 4.1 acres in size and contains a 60,800 square foot building constructed in 1957. Councilman Ports specifically requested that the site be examined for possible development of a roller hockey facility to'serve the southwest neighborhood. The building was constructed to Type III - non-rated standards and would require significant reconstruction for a roller hockey rink,, youth center, or child care facility. A roller hockey rink, in particular, as well as a certain .sized youth center would not even be permitted by the Uniform Building Code in an existing type III - non-rated building. 'Changes in use and occupancy are subject to the provisions of Uniform Building Code Section 502 which states "No change shall be made in the character'of occupancies or use of any- building which would place the building in a different division of the same group of occupancy or in a different group of occupancies, unless such building is made to comply with the requirements of this code for such division or group of occupancy.,, In other words, the building is required to be brought "up to code." in order to make such a change. ' · To' create a Type III - 1 hour rated building to accommodate a roller rink, significant fire resistive reconstruction of the building would be necessary. The building would require the installation of insulation, lighting, heating, ventilation and air conditioning (HVAC) systems. The exiting and restrooms would also be-required to be brought into compliance with disabled access and UBC requirements. The building will also require the installation of fire sprinklers, fire alarms, emergency lighting, and other life safety systems as established in the Uniform Fire Code. The structure would also require examination by a licensed structural engineer. An engineer would need to develop plans and calculations for required seismic strengthening of the structure. It is difficult at this time to estimate the costs associat..ed with reconstruction .without architectural services and review b~ a structural engineer. However, the Building Official has indicated that improvements would be significant and that costs would be substantial City Council Report Youth Recreational Facilities November 21, 1994 Page 7 ~ and not recoverable for just the short interim 3-4 year time frame that the building would be available prior to the need to demolish it for the Newport Avenue extension. The subject site is relatively isolated from the southwest neighborhood. While immediately south of the Southern California Regional Rail Authority right-of-way, Newport Avenue to the north of the site is a cul-de-sac and there is no current at-grade crossing at the railroad crossing. The Public Utility Commission has previously denied the City's. previous requests for an at-grade crossing for vehicles and pedestrians at Newport Avenue which is what initiated the Newport Avenue underpass project. There is also an existing flood control channel adjacent to the railroad. Any direct pedestrian access, as suggested as an option at the City Council meeting, would need to be an overpass structure within the existing abandoned Newport Avenue right-of-way which would need to be consistent with the standards of the American Disabilities Act. The City's last cost estimate for a similar pedestrian overcrossing at the commuter rail station site approximately ~ mile to the east was approximately $1'000,000. As an alternative, transportation services may be able to bus facility users to the site from the southwest neighborhood. A more thorough~ discussion of transportation services as an alternative for the provision of recreational access to southwest residents is provided in this report. One other alternative that staff have examined on the Case Swayne property is the possibility of construction of a new permanent commercial recreation facility on a portion of the site which might not only include roller hockey but also retail commercial and/or other commercial recreational uses. It is anticipated that approximately 2.3 acres of the 4.1 acres of the Case Swayne property may not be necessary for the Newport Avenue widening project. Of this.2.3 acre anticipated residual area, approximately 1.5 acres would be located to the east of the proposed Newport Avenue alignment and .8 acres would be located to the west of the proposed alignment. While each parcel would be separated by the N~wport Avenue alignment, the most westerly .8 .acre site would have the ability to be used for off-site parking alone or in a joint use City Council Report Youth Recreational Facilities November 21, 1994 Page 8 with any future redevelopment of the Mutual Propane site to the west. The Agency under this alternative would be able to lease or begin marketing the site for sale of anticipated remnant parcels not needed for the Newport Avenue extension as soon as possible. An opportunity for redevelopment tax increment and sales tax would be available. Any.costs for construction would be an obligation of the private sector;, improvement costs would be significant and improvements would be permanent. This would necessitate a developer interest with significant experience and financial capability. A more thorough architectural review of the site would be necessary to determine the actual feasibility of such a proposal. Alternative 4 - Transportation There are two major community facilities that will shortly be available in the City: The Columbus Tustin Gymnasium and Tustin Sports Park. The Gymnasium will be the first facility completed and will have an afternoon youth program from 3:00 to 6:00 p.m. on weekdays. One possible option would be to contract with a transportation provider to pick-up youth in the southwest neighborhood after school and transport them for organized youth sports at the Columbus Tustin site. · Staff contacted a number of cities and have not found any cities which provide similar services as a resource so we can determine the success of such a program. · This program alternative could be implemented as soon as staff can be hired for the Gym, a vendor is selected and the program is marketed. It could provide immediate active recreational program access to youth in the southwest n~ighborhood. This program could also be coordinated with any interest the Council might have in the site at Newport and City Council Report Youth Recreational Facilities November 21, 1994 Page 9 Sycamore which would be an excellent location for centralized pick-up after school and drop-off. While it has been difficult to get the City's current transportation vendors to provide preliminary cost information for such a service, staff estimates that annual costs during the school year to provide transportation services to the Columbus Tustin site could be approximately $50,000. Pursuant to Section 33445 of California Community RedeveloPment Law, the Agency, with the consent of the City Council, may pay all or part of the value of the land for and cost of installation and construction of any building, facility, structure or other improvement which is publicly owned either within or without the South Central Project Area if the City Council makes the following findings: o . That the buildings, -facilities or structures are of benefit to the project area or the immediate neighborhood in which the project is located, regardless of whether the improvement is within another project area. That no other means of financing such buildings, facilities, structures or other improvements are available the community, to 3.' That the payment of funds for acquisition of land or the cost of buildings, facilities, structures or other improvements will assist in the elimination of one or more blighting conditions inside the project area. For Redevelopment Plans adopted after 197~ acquisition of property and acquisition or construction of a facility must be specifically provided for in the Redevelopment Plan. An agency cannot pay for normal maintenance or operation of buildings, facilities, structures or other improvements which are publicly owned. The City Attorney,s office should provide a legal opinion as to whether this includes authorization to undertake, specific facilities such City Council Report Youth Recreational Facilities November 21, 1994 Page 10: as daycare, youth center and roller hockey which are not mentioned in the Plan. Christine A. '~hi~ton Assistant City M~3~ager CAS: kbm\ccreport \youth. cas . EXH/BIT A · · MAP 1 6 LU UJ WALNUT 14510 14520 OOOOOOO 14552 14742 14772 14802 · 14511 14512 SCHERER PL. 14612 SYCAMORE MEAR LN. DRAYTON AV. VENUE g !:4702 · 1322 1332 1342 1352 1362 1372 AVENUE'. 1402 CURPJE SUPPORT SERVICES FACIUTY 1302 SANTA ANA SAlq-~A FE CHA~NEL : · T~.~$ I~T W,~S PR13~RC~ FOR '~ O1~' ~ 'T~I~T~H FO~ ~I'O~AL USE ACO,,/I~C'Y 0~' ~ [XNIIIIT I$ NOT CUA.q.A~I'~LrD BY ~ OTT NOt TH~ -- ! MAP I 8 EXHIBIT B -. ~.-,,,~ ~ · · . .. MAIN i ' " - - -;i ""~ ~ ~ /!/ E/I1/ STREET LC~ ROBERT HE/DE3,4AN 15571 15500 15504 15.5G~ 15510 15,512 rl Fl, 15520 16592-1G658 ^V. 1~o / 15'701 15~.G0 ' ux.. r,',/. 1~6~Z 15742 '.__.__~' m m m m m m--mlml., m. m m ii......, m m mmmmmm.. ADDEN c/fY ox SA]V'7'A ANA 1 [' AVENUE EXHIBIT C ~ !. dYH I I ~ · / I I I I ~ . // I I // II . I' o ~ I I . . I I ~ i I I ~__~ o II ~ ~ Z~t m I I ' ' / 0 ~ ~ / > : Ii ', -- ~~ ~ ~ .Il/ m / ~ t~t~t I I ~ -- < " ill X ' · ~ I / ~I ,ri i ' ,, /~~ /? ~ ~ i / / /// II ---~~ ~ i i :' ~ Attachment B , Io II. JOINT MEETING OF PAP.KB AND RECREATION COMMISSION TUSTIN AREA YOUTH ISSUES COMMITTEE DECEMBER 25, 1994 SOUTHWEST TUSTIN RECREATIONAL FACILITIES DISCUSSION OUTLINE PURPOSE/INTENT OF MEETING Recommendation to the City Council on: A. POSSIBLE YOUTH RECREATION FACILITIES IN SOUTHWEST TUSTIN B. BOYS & GIRLS CLUB ROLLER HOCKEY PROPOSAL YOUTH RECREATIONAL FACILITIES IN SOUTHWEST TUSTIN A. . BACKGROUND Be · · Review of Current Collaborative Efforts a. CIPP Frogram - 1989. b. Healthy Start/TAFFY (Tustin Acts For Families & Youth - 1991. c. Tustin Area Youth Issues 'Committee - 1993. Identified Program Needs a. Better access to affordable child care. b. Better access to health services. C. Safe recreation programs. FACILITY/SITE ALTERNATIVES REVIEWED BY THE CITY COUNCIL 1. Site #1 - Sycamore/Newport a. Acquisition costs. be Financial/economic implications. Improvements. Joint use issues. Possible future expansion. Program opportunities. · Site #2 - Tustin Village Way a. Acquisition costs. b. Financial/economic implications. c. Improvements. · · · Program coordination (with existing TB&GC programs at Heideman) a. Mentoring/tutoring. b. Weight room. c. Indoor athletics/fitness. Future expansion opportunities General program opportunities a. "Nerve Center'! for older youth· PARKS AND RECREATION COMMISSION/TUSTIN AREA YOUTH ISSUES' COMMITTEE ROLES C~ Catalysts for Neighborhood Involvement 2. Participation on Coordinating Committees ~ 3. Policy Advice to City Council and School Board III. BOYS & GIRLS CLUB ROLI~R ~OCKE¥ PROPOSAL- RI,,/2: OUTLNPRC. y Z C C~o LL ~ 0 0 I:::: 0 0 t I I I i i I o o .~ 0 m