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HomeMy WebLinkAboutOB 1 C.T. PK PHASE II 10-19-87OI.D BUSINESS AGENDA,__ Inter- Com DATE October 13~ 1987 TO: William A. Huston, City Manager FROM: Community Services Department SUBJECT: COLUMBUS TUSTIN PARK PHASE II RECOMMENDATION: Pleasure of the City Council. BACKGROUND: A detailed Design Development Report, a copy of which is attached, has been completed for Columbus Tustin park. This report recommended that the Columbus Tustin facility remain a high intensity sports facility serving youth and adults. The concept favored was construction of a multi-purpose gymnasium/locker facility. In addition, a multi-purpose classroom facility was recommended, but parking may be inadequate for both. The recommendations were the result of a participation process that included a citizens task force, consultants, and staff. The City Council has not formally approved the specific design concepts for the park as delineated in the Design Development Report; however the Council has approved the general sports- orientation concept as a part of the Recreation Element of the General Plan. Since the site plan and concept design are complete, the next step would be to complete working drawings. Normally, funding for working drawings is not appropriated until the entire construction project is budgeted. There are no funds in the 1987/88 capital improvement budget either for working drawings or for construction of Phase 2 of Columbus Tustin Park. Total construction cost would be approximately $1 million; normally, working drawings are approximately l0 percent of construction cost: $100,000. (This figure is for the gymnasium complex only without the additional classrooms.) Columbus Tustin Project Phase II October 14, 1987 Page 2 Should the Council wish to in proceed with working drawings, the procedure would be to: 1) Formally approve the design concept in the Design Development Report~ 2) Appropriate funding for the working drawings in the amount of $100,000~;3~a0~00. could come from the County revenue sharing payment;~w_~n~, appears to be available in the Park Bond fund) and ~~U~ould have to be appropriated from either the general fund or the Town Center Redevelopment Project fund. Royleen A. White, Director Community and Administrative Services kaw Attachment: Design Development Report ~ d~ rep~. columbus-tt n para re--on acknowledgements' Richard B. Edgar, Mayor Ursula E. Kennedy, Mayor Pro-Tem Frank H. Greinke, Councilperson Ronald B. Hoesterey, Councilperson Donald J. Saltarelli, Councilperson William A. Huston, City Manager George Banks Patty Banks Jim Bickley Lois Cart Tony Coco Sarah Colenmn Joe De Camp Mary Hernandez Bob Hill Ruby May Jeff McElderry Vivian Owen Bill Teter Kathy Well Royleen A. White, Director Co.m,~unity Services Depar13nent TABLE OF CONTENTS INTRODUCTION AUTHORITY PURPOSE SITE ASSESSMENT PLOT PLAN PLANNING PROCESS EXECUTIVE SUMMARY BACKGROUND Facility Assessment Design Precepts ISSUES AND RECOMMENDATIONS Multi-Purpose Recreation Activity Center Clifton C. Miller Community Center Floor Plan - Clifton C. Miller Community Center Recreation Activity Building SUMMARY DEVELOPMENT CONCEPT OVERVIEW CIRCULATION/PARKING LANDSCAPING/IRRIGATION GYMNASIUM/MAT ROOM FACILITY FUTURE DEVELOPMENT FLOOR PLAN - GYMNASIUM SITE PLAN A SITE PLAN B Page No. 1. 1. 1. 2. 3. 4. 6. 6. 8. 9. 9. 13. 14. 15. 17. 19. 19. 22. 23. 23. 24~ 25. 27. 28. COST ANALYSIS PROPOSED IMPROVEMENTS - PHASE 1 PROPOSED IMPROVEMENTS - CLIFTON C. MILLER COMMUNITY CENTER PROPOSED FUTURE RECREATION ACTIVITY BUILDING PROPOSED ADDITIVE ALTERNATE - PHASE 1 - COLUMBUS-TUSTIN PARK IMPROVEMENTS PROJECTED MAINTENANCE AND OPERATIONAL COSTS BUILDING DESIGN GENERAL ROOM FEATURES AND FINISHES POSSIBLE ENVIRONMENTAL IMPACTS AESTHETICS NOISE TRAFFIC AND PARKING NEGATIVE DECLARATION 29. 29. 29. 30. 30. 30. 31. 31, 31. 37. 37. 37. 37. 38. introduction "The only legitimate purpose of a city is to provide for the health and welfare of its residents." ... James Rouse. On March 24, 1982, the City of Tustin entered into an agreement with Recreation Systems, Inc. to furnish architectural and land- scape architectural services associated With the proposed com- pletion of Columbus-Tustin Park. The tentative work scope in- volved the preparation of a Design Development Report to establish the scope of site improvements for the balance of the undeveloped lands within the park and to develop a precise program for the provision of a major recreation building to meet the needs of the residents of Tustin. The Design Development Report is an association of planning func- tions composed specifically to meet the needs of the public agency in processing the initial design of any facility~ Its purpose is tO establish a master plan that depicts the ultimate development of the proposed building and site improvements through a planning process that encourages the citizen, adminis- trators, and elected officials to participate effectively in the decisions on scope, function, and phasing priorities. The Design Development Report evaluates environmental impacts, investigates site constraints and opportunities, and promotes community under- standing and support for the development program. Columbus-Tustin Park, currently the only park area providing Citywide services in Tustin, has been generally viewed as the panacea for all of the specialized recreation needs and interests for the entire community. The site has alternately and collect- ively been designated as the location for facilities to serve the performing arts; a gymnasium to house all types of indoor sports activities; a general recreation center for life enrichment classes; and a social center capable of serving the myriad of private and organizational special events and social gatherings. Because of its relationship to the Columbus-Tustin Intermediate School and the recent development of lighted athletic facilities, the park is currently serving the recreation needs of a variety of field sports, with capacity and scope limited only by its. physical boundaries. A primary purpose of this report will be to review basic recre- ation needs; study alternative solutions to facility require- ments; and recommend actions that will protect the integrity of diverse recreation activities while preserving the quality of the experiences within all interest areas. Because future conditions and circumstances cannot be forecasted with any degree of accuracy, recommendations provide a maximum number of options. Columbus-Tustin'Park is located on the northeast corner of Irvine Boulevard and Prospect Avenue adjacent to the Columbus- Tustin Intermediate School. The site extends north along Prospect Avenue to the Orange County Flood Control Channel and is severed by Beneta Way, which serves as access to the school and a subdi- vision north of the channel. The park area involves properties of the Tustin Unified School District, the Orange County Flood Control District, and the City of Tustin. The existing lighted ballfields and a portion of the tennis courts are located on school properties under a joint powers agreement between the City and the School District. The existing parking, the restrooms/concessions building, and the balance of the tennis court improvements occupy a portion of the 5.4 acres owned by the City of Tustin. The Orange County Flood Control District has leased to the City approximately .8 acres lying north of Beneta Way. The effective size of Columbus-Tustin Park is difficult to assess or measure. Although the lighted ballfields and tennis courts primarily serve a recreational need, they are also available for school use. The balance of the field sports area and hard courts are also serving educational needs. However, these resources are available for public recreation use. It is estimated that'the total site involves approximately 15 acres of usable recreation space. columbus-tustin park plot map A major constraint of the City-owned pFoperties involves the ~McCalla leasehold. This parcel, involving approximately 1.1 acres of land, is currently encumbered by a lease to the former OWner, with a term extended to coincide with thelife of the lessee. This property faces on Prospect Avenue, roughly centered between the channel and 1trine Boulevard. Because of the circumstances surrounding this lease and the age of the tenants, there is no intention on the part of the City to sever the lease commitment. Small commercial businesses occupy the frontage across from the park 'along Irvine Boulevard. Similar development extends one block northward from 1trine along the west side of Prospect Avenue. Single family residential development with side lot exposure to Prospect Avenue continues northward. A single family residential subdivision is also located north of the Flood Control Channel. Primary access to the park-will be from Prospect Avenue, with a secondary access from Beneta Way re- quired only if future development of the McCalla properties would involve a significant increase to parking acco,~odations. Every effort has been made to generate input and reaction to the planning program from affected governmental agencies, special recreation interests, individual citizens, and staff. A Citi- zens' Advisory Committee was formed to work with staff and the Consultant throughout the planning program. This Committee was composed of twelve citizens, representing a variety of special recreation interests, several existing community organi- zations, and the adjoining neighbors. The Committee was care- fully selected to balance the concerns of potential user groups, the community as a whole, and adjacent residents. Since May 1982, the Committee has met six times, and most members also participated in a tour of similar facilities within nearby co,u~unities. Meetings were conducted in the eveningand were attended by the Director of Community Services, as well as the Consultant. The determination of need was quite elementary. It was not necessary to conduct scientific surveys or extensive interviews to establish deficiencies. Most of the suggested activity needs -were either in operation in temporary facilities, or there were no facilities available to accommodate identified interests. Co- ordination of planning efforts with the concurrent preparation of a Master Plan for the City further supported the ultimate direction and scope. The issues of need, alternative solutions, and priori- ties were debated in the Committee forum, with discussion generated to explore each subject from a variety of perspectives. The recom- mendations contained in this report, although not unanimous in all instances, reflect the consensus of the Committee. executive summary The acquisition and development of Columbus-Tustin Park was initiated in the early 1970's as a Joint venture between the Ctty, School Otstrtct, and the County of Orange. The County allocated revenue sharing funds on a matching basfs to the City for acquisition and initial development. The County Flood Con- trol District sold the surplus land south of Beneta Way to the City under a lease-purchase agreement and is currently leasing the property north of Benete Way for open space development as part of the park. The Tustin Unified School District has entered into a joint powers agreement with the City for the development and opera- tion of recreational improvements on school properties. This planning and design program has been referred to as a Master Plan and Report for Colu~us-Tustin Park. The implica- tion is that issues would revolve around site improvements and the relationships between functions throughout the park. Actually, the l'imitattons of the site, both from a configuration and owner- ship standpoint~ have pretty much dictated space allocation and arrangement of facilities. The primary issue relates to the size, scope, and function of the proposed recreation structure and the required site improvements to serve and support this facility. The existing improvements are performing their intended functions effectively and all design efforts will be directed toward the undeveloped portions of the site. FACILITY ASSESSMENT Currently, the City of Tustin has only two buildings that can be scheduled exclusively to serve the growing recreation program needs of the community. The Clifton C. Miller Community Center is a relatively large, single room structure located adjacent to the City Council Chambers within the Civic Center Complex. This facility has an. ass~ly hall of approximately 4,300 square feet, a small residential-type kitchen, and limited storage. The second building is a classroom structure located on the cam- pus of the Lambert School and currently leased to the City by the Tustin Unified School District. The building has approximately 7,800 square feet of space and has been partitioned into several classrooms and special use areas to meet specific program needs. Currently, both buildings are scheduled to their capacity. In addition, the City uses many school multi-purpose rooms and pri- vately owned spaces when they are'available. The Clifton C. Miller Conm~nity Center is used for a variety of private and public sponsored social events and, when available, it isscheduled for recreation programs such as senior citizen meetings, "slim and trim", or aerobic classes. The facility has .limited flexibility, and its inability to adapt to small group needs makes it inefficient for most recreation programs or activities. The architectural style makes division into separate functional units impractical;' restroom facilities are shared with City Council chambers, making control and use during inclement weather difficult; and, the'close proximity to City Hall inhibits use for teenage activities or special events during the work day. Use of the "closed" Lambert School is certainly cost effective and relative)y convenient. However, it is temporary. Although no future use by the School District has been established, best in- formation would indicate that potential growth of the City would eventually require its use. for educational purposes. Attempted long term use of other closed school sites has met with similar results, and although this option may have value in the future, no commitment can be resolved at this time. It should also be established that permanent building deficiencies exist now. Any future growth in population will merely compound these deficiencies. There are currently four gymnasiums within Tustin; one is at Tustin High School, and expanded school use during recent years eliminates any possibility of use for public recreation. The Boys' Club gym is scheduled to capacity, and the remaining church facilities are also filled and unavailable for public use. It is obvious that a public recreation gymnasium could be easily scheduled to capacity to serve existing youth and adult needs for boys, girls, men, women, and co-ed activities. Similarly, facilities to serve the performing and visual arts ~t the introductory or recreation levels are non-existent. Need is apparent for a location to have drama and music productions, and studios or classroom space to teach and practice the various visual arts and crafts. The question is not whether recreation buildings are needed. The only uncertainties are related to the level of service de- sired and the most effective method of implementing an accept- able service. · DESIGN PRECEPTS. Early'in the planning process, there were several design and planning precepts that were developed by theCity or the Citi- zens' Advisory C~,a~lttee that have been used to guide and direct studies and concepts. These precepts are as follows: McCalla Leasehold. The City of Tustin will continue to honor the lease agreement with the McCallas, and any program of de- velOpment'should protect the integrity of this property until the lease is terminated. However, plans should be prepared to allow for the effective integration of this parcel into the park at some future date. Residential Character. The design of any structure within Columbus-Tustin Park should recognize and conform with the residential character of the area, with necessary building masses softened through set-backs, landscaping and styling to be compatible, with surrounding developments. Existing Resources. Every effort shall be made to retain and integrate existing improvements within Columbus-Tustin Park. Furthermore, maximum use of existing resourses must be carefully evaluated and considered when resolving facility deficiencies, regardless of their location within the City. Off-Street Parking. The final design of Columbus-Tustin Park must recognize the critical problems of parking and traffic within the immediate area. Adequate off-street parking shall be provided to meet anticipated design loads of all proposed activity centers to minimize the impact of street parking within adjacent residential areas. issues and recommendations In an effort to meet current and future recreation demand in Tustin, the planning team has reviewed and discussed a number of options and alternatives. Discussions between members of the Committee, staff representatives, and the' Consultant have been detailed, candid, and sometimes controversial. Alternative solutions include: the interim use of closed schools to alleviate current needs; the construction of a major recreation activity center at this time, or later when the McCalta properties become available, or when some other location is feasible; the possibility of a community theatre as a part of the Town Center project; and the renovation of the Clifton C. Miller Community Center to better serve social and cultural activities. Concern has been expressed over the cost of needed improvements and the uncertainty and expense of interim use of "closed" school facilities. There is also some opposition to specific priorities and the use of Columbus-Tustin Park as a site for the gymnasium. Unfortunately, the limited number of alternative solutions leaves very few..options, and none appear to satisfy all interests or concerns. There is only one unanimous opinion--there is a critical need for positive action. Establishing the critical issues was one of the first tasks of the Citizens' Advisory Committee after assessing recreation building facility needs in Tustin. Following study and review of a number of alternative solutions, a series of specific recommendations were developed. The Comnittee, along with staff and the Consultant, present the following issues and recommendations for consideration and appropriate action: MULTI-PURPOSE RECREATION ACTIVITY CENTER Issue No. 1. Should the City of Tustin plan for a major recrea- tion complex within Columbus-Tustin Park that would permanently acconmnodate the myriad of public recreation activities, happenings, and events that serve the athletic, social, cultural, and life enrichment interests of present and future Tustin residents? Discussion. It is conservatively estimated that a single complex to serve the recreation building needs of Tustin residents would involve a structure of 23,000 to 27,000 square feet. A facility o¢ this size and complexity could attract up to 350 people a~ one ~ime, requiring parking accommodations for 150 cars. Although it ' is not expected that the building will experience peak loads con- currently with the lighted sports fields, the majority of this parking requirement will be in addition to existing parking space. A proposed program for the recreation complex would include the following: A. Life Enrichment - 7,500'square feet* Three or more classrooms/meeting rooms for a variety of recreation classes and special interest activities. A multi-purpose meeting/crafts room and two large assembly rooms for scheduling other life enrichment classes, light crafts, classes in aerobics and dance, and group meetings. B. Social Activities - 4,000 square feet* 1. A large multi-purpose assembly hall {with operable wall to separate into two smaller rooms) and a meeting room for serving various types of social activities scheduled by com- munity groups, private parties, or City pro- grams. 2. Facilities could be used with kitchen for lunches, dinners, or special banquets. Schedule would be shared with life enrichment classes. C. Cultural Activities - 2,000 square feet* A special stage {platform} would be developed as an adjunct to the large assembly hall for drama and musical productions. Also, provide a minimum of two studios for art instruction and performance. D. Physical Fitness and Sports - 13,000 square feet* 1. A large regulation gymnasium to accon~nodate *Square footage includes factor for storage, offices, restrooms, lobby, kitchen, and mechanical. 10. youth and adult basketball, volleyball and badminton leagues, some open play, and use by the Tustin Unified School District. 2. Lockers an~ showers to serve team activities. · 3. Mat room for acrobatics and gymnastics. It is impossible to accurately separate the functional categories of public recreation into specific facilities or square footage requirements. Not only will there be a certain amount of overlap between areas of interest, but economic logic will dictate that most structural facilities should be designed for multi-use, when- ever practical. The above square footages generally reflect physical accv,,,,,odations that are required to alleviate the current deficiencies in Tustin. This projection is based on a multi-use policy that considers the compatibility of participants, as well as the conformity of anti- cipated activities. The current encumbrance imposed by the unavailability of the McCalla properties prohibits consideration of either the Life Enrichment or the Social and Cultural portions of the total complex at this time. Actually, even with the McCalla property, there is limited space available for a complex of this scope and complexity. The required parking and structural space would take the bulk of the land, leaving little for circulation, set-backs, and park~ use. It is possible to phase improvements within the available space at Columbus-Tusttn Park and retain the potential for a quality de- velopment if the first phase were limited to the gymnasium/locker room porti~of the total building. Although the gymnasium in- volves approximately one-half of the floor space of the proposed recreation complex, its parking requirements would be only one- third of that required for the recreation activity portion of the building. Typical use of the gymnasium would require about forty to fifty parking spaces, or less than one-half an acre of space. The multi-purpose assembly rooms, meeting room and classrooms would require approximately 130 parking spaces to serve anticipated crowds of 300 people, at 2.3 people per automobile. II. An alternative to the provision of a total recreation complex within ¢olumbus-Tustin Park would be ~o plan for the provision of several activity centers at different locations throughout the City. Separation would be based on the types of interests served and the compatibility of activities and projected users. The dispersal concept is based on the knowledge that most building-oriented functions are "destination events" -- that is, the activities are the primary attraction, rather than the resource itself. Convenience to the participants is paramount. The creation of a social environment that enhances the quality of the activity is much more important than its relationship to a variety of diverse recreation interests and events. This con- cept would allow the City to make maximum use of all resources~ retain options for the provision of services that are currently limited by site restrictions at Columbus-Tustin Park; and, not c~m~it the City to a.course of action now that could preclude a more desirable solution in the future. Columbus-Tustin Park is currently identified as a sports com- plex serving youth and adults in tennis, softball, soccer, and youth baseball. A gymnasium facility would not only be com- patible, it would actually augment and enhance the service potential of the entire complex. Space would be reserved to replace the existing Life Enrichment facilities located at Lambert School (when the McCalla properties become available) · in case permanent facilities cannot be established in a more Convenient location. Realistically, this option is probably restricted to facilities that serve smaller groups of 50 to 75 individuals. To also provide for service to social groups or special events that would attract 200 to 300 persons would re- quire parking space beyond the capability of the site. The Clifton C. Miller Community Center facility has the potential to serve this specialized need. Recommendation No. 1. It is recon~nended that the City of Tustin proceed with 'the development of a multi-purpose gymnasium/locker facility at Columbus-Tustin Park. 12. CLIFTON C. MIt~R COMMUNITY CENTER Issue No. 2. Should a cultural center be constructed or leased, or would it be more cost effective to modify the Clifton C. Miller Cmm,~nity Center to better accommodate this function? Discussion. There is a growing interest throughout Southern California in the recreation-oriented aspect of the performing arts. Currently, there are no public facilities available within Tustin that can effectively serve this specialized interest. The Clifton C. Miller Cu,,,,~nity Center is utilized extensively for large social activities and special events serving City- sponsored classes and programs, private groups, and non-profit community organizations. All users have expressed satisfaction with the attractive architectural style, central location, and the expansive floor space (4,350~ square feet). Although the Center is particularly suited for large social events, there are a few deficiencies that reduce its effectiveness for most of the existing uses. The primary concern expressed by many users is the poor acoustics. Even with public address systems, it iS difficult to hear speakers or special programs. Additionally, the existing lighting is deficient for many uses; there is insufficient storage; and, the outdoor restrooms are both inconvenient for all uses, inadequate for large events, and not practical for activities that require controlled access. Although the absence of adequate lighting and poor acoustics inhibit use of the building for the performing arts, it is felt that these deficiencies can be resolved. An unobtrusive rigid structure can be installed to accm,maodate stage lighting and pro- vide a remote controlled spot~ Lighting control for stage use would be from a new panel at the back of the auditorium. The acoustical problem does not appear to be from reverberation or echos. The room seems to have a deadening effect on the spoken word, making it difficult to hear any type of speaker or performance. Although an acoustical engineer should be consulted, the problem appears to be correctable and will probably include a good sounding board as a backdrop, with some acoustical "clouds" suspended to contain the sound. The staging can, and should be, portable to retain capacity for other social gatherings. 13. I Proposed expansion of storage space and the addition of rest- rooms would further enhance the capability of this facility to serve all types of uses. Recommendation No. ~. It is rec~mnended that the City pro- ceed with the design of acoustical treatment, a new storage addition, and special lighting for the Clifton C. Miller Cbm,unity Center. These improvements would allow for the use of a portable stage and provide for better sound control and electrical service to facilitate dramatic, dance, and musical productions. The addition of restrooms is highly desirable, but this portion of the improvement program can be phased, if necessary. RECREATION ACTIVITY BUILDING Issue No. 3. There is a definite need to provide permanent acc~mnodations for the extensive recreation activities, pro- grams, and life enrichment classes currently scheduled in leased facilities. Oiscusston. Currently, the only permanent City-owned recreation structure within the City is the Clifton C. Miller C~,m~unity Center located within the Civic Center Complex. This facility Consists of a single room of approximately 4,300 square feet, with a small kitchen. The architectural style, as well as the layout, and relationship to restrooms and service, are not con- ducive to multi-use, nor can the Center be partitioned into separate spaces for use by several small groups or classes. Although there is adequate space for relatively large assemblies, its use for the typical recreation class or activity is in- efficient, at best. The City is leasing Building "C" at the "closed" Lambert School site. This 7,800+ square foot structure has been altered to accommodate a wide variety of recreation classes and special interests. Use is exceptionally heavy, with activities pre- dominantly of the life-enrichment category, with limited clubs or special interest, groups served. Additionally, the City is currently using space in other schools throughout Tustin; how- ever, availability is encumbered by regular school use and educationa) priorities. The balance of the Lambert site is currently being used for overflow high school classes. Although the School District expects the high school use to be reduced during t. he next year or ~wo, long term use of the site cannot be projected. Investigation has also been made of the Utt School site. This facility is also "closed" and .currently partially leased by a church organization. Lambert School is an elementary school. Utt School was designed for junior high level, and consequently enjoys more specialized ele- ments. There is a large multi-use room with stage, a music room, and a variety of laboratories and shop facilities. Again, the major portion of this facility could be made available through a lease program with the School District. The length of the lerm or the possibility of some permanent program with the District would appear to depend on the schedule of development within the Irvine properties. Another Option that has been discussed is the possible move of the School District administrative offices to a closed school site. Should such a move occur, the'existing Admin- istration Building on "C" Street would become available for other uses. This structure appears to have significant potential for recreation use. [ts location and size would be ideal for senior citizens use, as well as other adult- oriented activities. Again, the current uncertainties associated with school projections relegate this possibility to one of many concepts and options that may become viable in the future. Columbus-Tustin Park appears to be the only existing City- owned site that has/the potential to accmmnodate a major recreation activity building to replace the Lambert facility. As previously indicated, the McCalla leasehold prohibits con- sideration of this option at this time. It should be noted that there is no indication that the Lambert School facility will be reclaimed for educational purposes within the imme- diate future and continuation and possible extension of this lease with the School District is important. At this time, it is impractical to project a specific plan to replace Lambert School, if and when it becomes unavailable. There appear to be a variety of alternatives, including: 16. (1) the possibility of one or more school facilities being declared surplus and made available; (2) dependent on de- velopment schedule and scope of improvements on Irvine pro- pertles, a-park site could possibly be available for this use~ and {3) the Columbus-Tustin site may be used when the current McCalla properties are available for development. An option that needs consideration is one that retains the balance of the Columbus-Tustin Park site (including the McCalTa properties).as open space and incorporates family picnic units, a small children's play area, and a passive open lawn, retaining existing trees where possible. This option would achieve a much needed balance to the park development, while providing anciliary benefits for the sports activities. Tomaintain the current level of recreation service, it is essential that the City of Tustin either continue the lease. with the School District for Lambert School, or provide an adequate' replacement facility. A primary objective at this point in time. is to keep all options open. Recommendation No. 3. It is recommended that the City of Tustin investigate and continue to monitor the availability of "closed" or potentially surplus public school facilities that are capable of meeting public recreation needs, and either purchase or negotiate a long term lease to assure continued availability for public purposes. Further, that the City Council recognize the provision of permanent housing for pro- gram services currently provided at Lambert School as a top priority, and that evaluation of all possible options be continued until a suitable plan for the provision of permanent ecc~mnodations can be established. The above issues and recommendations reflect the consensus of the Citizens' Advisory Con~ittee and were developed through objective study and effort by the individuals involved. The Committee feels strongly that all three recommendations should be acted upon with equal resolution. The three issues de- veloped by the planning ream reflect the essense of an action program to meet the expressed needs of the community in a thoughtful and cost-effective manner. 17. The goal ts to avoid the homogeneity of suburbia--to provide a living environment that will encourage and enhance individual- ity. To recognize this goal is to recognize a standard and quality of urban amenities that cannot be sacrificed or com- promised. 18. development concept Columbus-Tustin Park is classified as a community park and is currently serving as a sports center, with facilities to accommodate adult softball, tennis, youth baseball, and soccer. There are approximately four acres of City-owned land that are not currently developed for park purposes. This area includes the McCalla property of l+ acres, leaving a total of 3± acres available for development at this time. The City of Tustin is deficient in recreation resources, particularly in park areas and facilities that are suitable for the specialized interests of a community-wide nature. Consequently, the available space within Columbus-Tustin Park is at a premium, with a number of special interests vying for consideration. Unfortunately, the absence of adequate public park space within the City as a whole be- comes a major factor in the determination of projected uses within this park area. Because the available space was too small to meet all specialized needs, the Citizens' Advisory Committee was forced to consider the question of citYWide priorities on needs that had little, if any, relationship to the existing function of Columbus-Tustin Park. Only after suggested solutions to the major deficiencies had been re- viewed and evaluated could discussion focus on the compati- bility of proposed uses to the existing development. Several concepts were discussed to resolve this dilemma. One of the newer concepts in recreation planning suggests that government agencies discard the traditional classifica- tion system for city recreation areas, and consider the loca- tion of individual facilities based on the target population to be served and the relationship of the specific activity to the immediate surroundings. Traditionally, urban parks are classified into several cate- gories based on city planning subdivisions or some other geo- graphical identification. Specific facilities within each classification are selected by type and number to serve the average population of these planning areas. As an example, if the standard of Service for tennis is one court for every 2,000 people and a neighborhood park serves 5,000 people, each neighborhood park would have two courts, with the balance of need assumed by a community park. 19. Under this traditional system, no consideration is given to the .relationship between the various recreational activities and surrounding land uses, or the social barriers created by con- flicting interests or age groups within the park itself. De- sign and planning are limited to the puzzle of fitting physical requirements into the limited space available. Consequently, we see playgrounds with their hustle and bustle of sounds and movement immediately adjacent to a seniors' quiet area$ night-lighted ballfields with their late hours, noise and light spillage'impacting nearby residential areas; and the special event sharing restrooms, parking, access, and supervision with an activity serving a diverse clientele or interest area. Planners are beginning to understand that recreation is not re- stricted to the traditional park complex. If we consider the physical and social environment as a major contributor to the quality of the experience, then it is time that we took the indi- vidual activity out from under the umbrella of the traditional park area, and disperse individual activities into the social fabric of the co,,u,~nity as a whole. Primary emphasis should be placed on convenience to projected users, and on the creation of a physical environment that is compatible with the activity and will enhance the quality of the experience. Just think of the advantages of.locating lighted sportsfields for adults within the industrial sections of the urban area. Late use, and even all-night use for swing-shift participants, would not have negative impacts on adjacent properties; concessions could sell beer without the implication of influencing the children image of the typical park; and the facility could become a separate profit center that not only serves a definite need, but also pays its own way. Cultural centers designed within commercial developments could blend into the ambiance of sophistication, share the parking, and benefit from social amenities such 'as restaurants and lounges. There are similar opportunities in Tustin. While traditionally, cities anU recreation departments have looked at meeting the needs of the community through one or two larger facilities that areall on park land, it seems apparent as we study the alterna- tives in Tustin that several facilities in different areas of the City make more sense from a needs standpoint, as well as a 20. functional standpoint. For example, the following scenario .could be possible: -. A multi-use center at a "closed" school, which would serve community groups with meeting space as well as classroom space for life enrichment classes offered by the Community Services De- partment. The potential also exists for re- modeling of a mullti-purpose room or the eventual addition of another large room such as is lo- cated at the Clifton C. Miller Community Center. The potential exists to lease a closed school Site fram Tustin Unified School District, thus saving construction dollars. Social and cultural activity space also can prob- ably be handled adequately with minor alterations' to the existing Clifton C. Miller Community Center. The size is roughly equivalent to that proposed in the original Committee concept, and a remodeling of the kitchen could resolve deficiencies there. By addressing the problems of acoustics and lighting, space could be provided to acco,,w))odate a portable stage and allow for dramatic, musical, and dance productions to crowds of 250 or more without limit- ing the social function. The gymnasium could be constructed within Columbus- Tustin Park and provide a compatible expansion of the athletic function. [t can also be developed within available space. Under this same concept, although not a part of this particular assignment, a senior citizens' center could effectively be developed within existing Tustin Unified School District Adminis- trative offices. It can be readily seen that while some of these facilities may be in the future, they are all viable alternatives at this time. It has been determined that Columbus-Tustin Park can accommodate a major gymnasium-locker room facility at this time. Although-a 21. gymnasium will require Foughly the same square feet of floor -space as the proposed recreation center, it will not require the same parking capacity. Where a recreation and social center can and will attract groups of 300 to. 350 people, the recreation-type gym will rarely attract a total attendance of 100. It should be noted that this gym will not be designed to serve spectators in any number. While a high school gym could attract up to 700 or 1,O00 spectators, the teams in the recreation program would rarely attract 50, including husbands, wives, and all their kids. This factor reduces traffic to a minimum, avoids the need for large public restrooms, extensive bleachers, and crowd control amenities. The Colu~us-Tustin Park is the major sports center at this time. The majority of adult softball, youth field sports and court activities currently are accon~nodated here. The addition of a gym-and mat room would extend this type of activity to a year-round program serving similar needs to a large segment of Tustin. The installation of the gym within Columbus-Tustin Park would not prohibit the future development of a recreation build- ing as part of the total complex. Vehicular access to Columbus-Tustin Park will continue to be from Prospect Avenue following completion of the gymnasium facility as depicted in Concept A. The existing parking area has been ex- panded to provide space for 130 cars. Provision will also be provided for bicycle parking adjacent to the gymnasium. Concept B shows the option to locate a recreation activity building to form a broader service complex if this need warrants future action. Because of the limited space for parking, this building does not incorporate facilities to accommodate large groups or major events. The intent would be to provide a number of small meeting rooms, studios, and craft rooms to serve the life enrich- merit portions of service. Additional parking for 60± cars would be provided with primary access from Beneta Way. The inclusion of this building along with required parking would effectively eliminate the proposed picnic, open lawn space, and play apparatus area contained in Concept A. 22. ndscap / Landscaping will reflect the established character of the existing -park while enhancing the new gymnasium and possible recreation activity building addition. Throughout the landscape design pro- cess, care will be exerted to create an aesthetic atmosphere that will enhance the recreation experience, as well as the visual quality of the entire are~. Every effort will be made to pre- serve existing trees where possible. Irrigation of redeveloped areas will mirror the established auto- matic system currently being used in the park. The gymnasium facility is located immediately west of the exist- ing tennis courts. Extended set-backs from both Beneta Way and Prospect Avenue will mitigate the impact of this structure on adjacent developments to the north and west. Building design incorporates a wrap-around concept with lower roof heights soften- ing the elevations from 1trine Boulevard and Prospect Avenue. The set-back.from Beneta Way will allow for ample landscaping to re- duce the appearance of size and height.. The building contains a 102 foot by 90 foot g3nnnasium with a 26 foot clear ceiling; a 62 foot by 30 foot mat room with a 20 foot ceiling; two team locker facilities with showers; a large storage facility of over 600 square feet; restro°ms for participants and spectators; and a small control office with equipment storage. The entrance is located at the southwest corner with direct access from the parking lot. The control office includes a pass- through window with visual access to the entrance, as well as the gym floor. A small ticket window is provided out of an adjacent storage room for possible events or tournaments that may require this type of control. For basketball, the gymnasium provides for either a championship 84' x 50' center court or two 7¢' x 42' cross courts. Volleyball enjoys a similar arrangement. Badminton will have three cross courts..For both volleyball and basketball center courts, there will be roll out seating along the easterly wall to accommodate seating for spectators. The floor will be commercial grade parquet hardwood, "floating" on a double thickness of plywood and stringers. 23. The mat room will have a 20' high ceiling to accommodate vault- ing and rings. This 30' by 60' room is designed to serve classes and training in acrobatics and gymnastics. A large {18' x 30') storage area with access to both the g3nn and the mat room will provide for adequate storage of mats, vaults, standards, balance beams, and other required materials and equipment. Its 20 foot high ceiling will also provide space for off-season storage in a loft. Uni-sex team lockers and showers are provided for competing teams of either sex. Layout provides for separate access from adjacent restrooms to allow for both spectator and participant use of restroom facilities concurrently. Restrooms have also been designed to allow for outside access to serve the tennis courts. The structure would not be air conditioned, but would have a good ventilation system. See Floor Plan. fly. re devek n The site design was carefully developed to retain alternative options for future improvements after the McCalla properties become available. The gymnasium can serve as the single structure within the park, and future improvements can involve the development of a picnic area, open lawn areas, and a child- ren's play apparatus area. These facilities would be ancillary to the gym and sportsfields and serve to expand and enhance their use. See Site Plan A. A second alternative that remains open is the potential to con- struct a second structure to accommodate recreation classes, a variety of crafts and visual arts, as well as the ongoing special interest activities such as bridge, chess clubs, photo- graphy, etc. Scope of this second structure should be limited to about 7,500 to 8,000 square feet. It is suggested that this addition should not be designed to accommodate the large social or cultural event involving 200 or more participants due to the inability to provide adequate parking. With this limitation, a second parking area for 60± cars would adequately serve the second facility. A central plaza between the gymnasium building and the recreation activity center would serve to'separate participants and provide convenient access from the two parking areas. See Site Plan B. 26. cos anabys Cost estimates have been prepared using latest costing informa- tion, including comparisons to similar projects or facilities 'that have been constructed during the last six months period. No allowance has been made for future inflation, and these estimates should be periodically updated during the preparation of construction plans. Cost estimates exclude any projections for improvements to the McCalla property. Furthermore, since the absence of the McCalla property would render the balance of the open space to Beneta Way unusable, costs do not reflect use areas or equipment such as the play apparatus area or picnic facilities. PROPOSED IMPROVEMENTS - PHASE 1. Gymnasium/Locker Rooms 2. Parking Lot Expansion and Renovation 3. Concrete Curbs, Slabs and Walks 4. Landscaping 5. Irrigation Overhead and Profit g 10% TOTAL ESTIMATED COSTS $974,400.00 65,000.00 34,000.00 30,500.00 32,000.00 $1,135,900.00 113,-500.00 $1,249,400.00 PROPOSED IMPROVEMENTS - CLIFTON C. MILLER COMMUNITY CENTER PHASE 1 1. Acoustic Treatment (including sound walls) 2. Electrical Improvements 3. Storage Facility (306 sq. ft.) Overhead and Profit @ 10% $ 30,200.00 24,600.00 19~890.00 $ 74,690.00 7,469.00 $ 82,159.00 29. PROPOSED IMPROVEMENTS - CLIFTON C.. MILLER COMMUNITY CENTER (continued) PHASE 2 1. Restrooms $ 76,600.00 PROPOSED FUTURE RECREATION ACTIVITY BUILDING 1. Structure--8,000± sq. ft. 2. Site Improvements $600,000.00 126~000.00 $726,000.00 PROPOSED ADDITIVE ALTERNATIVE - PHASE 1 - COLUMBUS-TUSTIN PARK IMPROVEMENTS l. Orange County Flood Control Properties $ 32,400.00 PROJECTED MAINTENANCE AND .OPERATIONAL COSTS (ANNUAL). PHASE I - COLUMBUS~TUSTIN PARK 1. Gymnasium 2. Site Improvements TOTAL ESTIMATED M & 0 COSTS - PHASE 69,000.00 25,960.00 94,960.00 The above estimated costs include personnel, equipment, and materials, as well as an estimated overhead factor. 30. btalding design The Design Development Report is for the purpose of establishing scope and to control the functional aspects of the ultimate pro- ject. It is not the intent of this document to dictate archi- tectural style, building materials, or elevation designs except where these elements affect the basic function of the project. As an example, the report has recommended that the building de- sign be compatible with adjacent uses and that design reflect an effort to mitigate the impact of the structure from the street. The actual selection of materials, roof styles, elevations, etc., will be resolved during the preparation of preliminary construction plans and specifications under the direction of William E. Skinner, the architect for the project. BUILDING:... COLUMBUS-I~JSTIN GYMNASIUM ROOM: FUNCTION: CONTROL This room will serve as the control center for the building and house the attendant. Visual control of the entrance and the gymnasium floor is necessary. SPECIAL UTILITIES: SPECIAL AMENITIES: Provide simple one-way P.A. system to announce messages for paging individuals or enforcing schedules, rules, etc. Speakers in mat room, gymnasium, restrooms and locker rooms. Capable of selective direction to (1) mat room, (2) gym, and (3) restrooms and locker rooms. Special cabinets to store issuable sports equip- ment such as balls, nets, racquets, etc. Must be designed with City staff approval. Counter-top desk with drawers. Wire glass in window with pass-through capabilities and keyed locks. FINISHES: Floor: Vinyl tile. Walls: Paint Ceiling: Acoustical. 31. BUILDING: ~OOM: FUNCTION: SPECIAL UTILITIES: SPECIAL AMENITIES: FINISHES: COLUMBUS-TUSTIN GYMNASIUM GYM House a variety of team and individual sports activities. May, on occasion, have special events with heavy participation. Heating and heavy ventilation. Pay telephone in secondary lobby. Electrical outlets for maintenance and refinishing. Lighting designed at two levels of intensity. door to be hardwood (co~nercial grade).parquet on two layers of plywood or hardwood strips on stringers. Striping to accommodate the following: Basketbal 1: Volleyball: Badminton: One center court - 84'-0" x 50'-0". Two cross courts - 74'-0" x 42'-0". Retractable backstops where fixed position would encroach on sight lines or play areas. One center court Two crosscourts Suitable floor fasteners for standards. Three cross courts Suitable floor fasteners for standards. Acoustic treatment required. Must be resistant to balls. Rollaway bleacher seating for 100 people. Floor: H&rdwood' parquet or' regular hardwood {9/16" thick) Ceiling: Acoustic panels on plywood. Walls: Painted. 32. BUILDING: OOM: FUNCTION: SPECIAL UTILITIES: SPECIAL AMENITIES: FINISHES: COLUMBUS-TUSTIN GYMNASIUM MAT ROOM Conduct classes and provide space for practice in gymnastics and acrobatics. Heating and ventilation. Ceiling and roof structure should be designed to receive gymnastic rings and training aids at variable locations. Should be coordinated with staff. Ceiling shall have 20'-0" clearance as may be required. Floor: Vinyl tile. Ceiling: Walls: Painted. 33. BpILDING: COLUMBUS-TUSTIN GYMNASIUM ROOM: FUNCTION: SPECIAL UTILITIES: 'SPECIAL AMENITIES: FINISHES: LOCKER ROOMS Provide space for dressing for competing teams. Heating and ventilation. Must be designed for security (locked doors) during competition. Can be used by either males or females. Provision should be made for coin locker installation on raised step. Rooms should drain adequately and be designed for hosing down or wet mopping. Showers.should be group showers with tile floors and walls. Floor: Ceiling: Walls: Polished concrete with coves at wall and locker steps. Painted. Painted. 34. BqILDING: ROOM: FUNCTION: SPECIAL UTILITIES: SPECIAL AMENITIES: FINISHES: COLUMBUS-TUSTIN GYMNASIUM MEN AND WOMEN RESTROOMS Plastic laminate partitions. Counters--plastic laminate. Spittoon and drinking fountain on gym side. Floor: Ceramic tile. Ceiling: Paint. Walls:' Tile. 35. BUILDING: OOM: FUNCTION: SPECIAL UTILITIES: SPECIAL AMENITIES: FINISHES: COLUMBUS-TUSTIN GYMNASIUM STORAGE Storage for mats, gym and gymnastic equipment. Partial loft with ladder access for off-season storage. Floor: Polished concrete. Ceiling: Unfinished. Walls: Pminted. 36. possible, environmental impacts This preliminary evaluation of environmental conditions and .possible impacts has been made without the benefit of thorough scientific assessments or testing techniques. These preliminary findings are based on visual inspection of the site; comparison with similar projects; and a working knowledge of the £1R process. The primary intent is to identify critical impacts early in the design program so that solutions reflect both environmental con- cerns and functional criteria. The transition from an open undeveloped field to a landscaped area with a functional gymnasium offering amenities not currently available in the community is direct, major, and extremely bene- ficial. The proposed gymnasium will be designed to be compatible with adjacent developments and will contribute to the recreational and aesthetic character of Tustin as a whole and the surrounding neighborhood. Because of the closed design of the gymnasium, it is not expected that this addition will contribute to existing noise levels to a discernable degree. In fact, due to the mass of the building, it is expected that adjacent properties to the north will realize diminished noise from the existing sportsfields. During con- struction, there may be significant, though temporary increases in noise level. Control of construction noise will require en- forcement of construction specifications and inspection. Noise generated from park maintenance equipment will continue to be controlled by adequate muffler devices and work scheduling. Pro- gram scheduling will control organized activities and the noise they generate. By adding the gymnasium to Columbus-Tustin Park, additional traffic (vehicular and bicycle} will be experienced in the imme- diate vicinity of the park. Normal scheduling of recreation activities avoids major conflicts with existing peak traffic 37. loads caused by school transportation or during' periods prior to and after regular working hours. Impacts are direct, minor, and adverse. Mitigation measures in- clude the provision of an additional 40 off-street parking stalls to accommodate gymnasium users; provision of bicycle parking facilities; and a redesign of the existing parking lot to improve access from and egress to Prospect Avenue. nec dean A careful evaluation of the Negative Declaration of Environmental Impact as adopted by the Tustin City Council on September 20, 1976, reveals that the proposed development of the gymnasium does not alter anticipated environmental impacts significantly while the'proposed site improvements are genera.lly consistent with improvements projected in 1976. The 1976 report referred to the designation of this site for a "co,m~unity cultural arts center" and other improvements to "serve a multi-functional purpose" aimed at providing a wide range of recreational programs and activities of interest to Citywide residents. It is submitted that the gymnasium will generate negative impacts of a lesser magnitude than those contained in the original pro- posal. It would appear that the negative declaration adopted in 1976 would be adequate to cover environmental assessment require- ments. 38.