Healdsburg City Council
May 6, 2024

CITY OF HEALDSBURG
ORDINANCE NO. ____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

HEALDSBURG MAKING CLARIFYING UPDATES TO THE

HEALDSBURG MUNICIPAL CODE BY AMENDING TITLE
20, LAND USE CODE, SECTIONS 20.16.212 (DOWNTOWN
DIRECTIONAL WAYFARING SIGNS), 20.16.175 (BICYCLE
PARKING) 20.08.155, TABLE 12 (PERMITTED AND
CONDITIONALLY PERMITTED USES: MU DISTRICT),

20.16.105 (WATER EFFICIENT LANDSCAPING), 20.08.165
(MAXIMUM FLOOR AREA RATIO AND SITE COVERAGE),

20.16.160 (HANDICAPPED PARKING) AND 20.28.310
(DEFINITIONS)
WHEREAS, the City of Healdsburg Municipal Code (HMC) Chapter 20 Land Use Code (LUC) regulates development within the City; and
WHEREAS, HMC amendments (“Amendments”) are proposed to provide greater clarity to Title 20, Land Use Code; and
WHEREAS, the Planning Commission held a duly noticed public hearing on April 9, 2024, at which time it reviewed the proposed Amendments and considered all public comments, written and oral, on the revisions and the related CEQA exemption; and WHEREAS, the Planning Commission recommended that the City Council consider increasing the percentage of required bicycle parking from 10% of required vehicle parking spaces to 20% of the required number of vehicle parking spaces for multi-family, mixed use, commercial and industrial developments unless otherwise approved by the Planning and Building Director; and
WHEREAS, the Planning Commission made the following findings pursuant to HMC Section 20.28.280 in support of the proposed Amendments and recommended the City Council adopt the proposed Amendments:

A. The Amendments are consistent with the Healdsburg 2030 General Plan including the goals, and policies, in that no conflicts with any Goals, Policies, Programs or measures of the Healdsburg General Plan 2030 have been identified.

B. The Amendments are consistent with the objectives of the Land Use Code contained in Section 20.04.010 given that: a) adoption of the proposed Amendments will continue to protect and promote the public health, safety and general welfare of the community by providing updated standards; and b) the Amendments will implement the goals, policies, and programs contained in the Healdsburg 2030 General Plan.

7.B.a
Packet Pg. 376 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

C. The Planning Commission has conducted a public hearing on the draft Amendments with hearing notices provided as prescribed in Land Use Code Section 20.28.080, including newspaper publication at least 10 days prior to the hearing date.

D. The Amendments are exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines (the “common sense exemption”) because it can be seen with certainty that there is no possibility that the Amendments will have a significant effect on the environment. The proposed Amendments are clarifying changes to the Municipal Code and will not allow for, nor encourage, any more development than is already anticipated under the City’s General Plan, or otherwise allow for or promote physical changes in the environment and, therefore, there is not a possibility that the proposed Amendments may have a significant effect on the environment.

Moreover, none of the CEQA exceptions apply. The Amendments will not impact any environmental resources of hazardous or critical concern. The Amendments are primarily procedural in nature with no impacts to critical resources. The Amendments will also not contribute to cumulative impacts or have a significant effect due to unusual circumstances. The Amendments make clarifying procedural changes to the municipal code. Lastly, the Amendments will not impact scenic highways, will not involve hazardous waste sites, and will not impact historical resources.

WHEREAS, based upon the Planning Commission’s findings and recommendation, the City Council finds that the Amendments are consistent with the General Plan including the Goals, Policies, and Implementation Measures of the Housing, Land Use, and Economic Development Elements of the adopted General Plan, and that the Amendments are internally consistent with all other provisions of the Municipal Code.

NOW, THEREFORE, the City Council of the City of Healdsburg does ordain as follows:

Section 1. Findings.

The above recitals are hereby declared to be true and correct findings of the City Council of the City of Healdsburg.

Section 2. Title 20, Section 20.16.212, Downtown Directional wayfaring signs, shall be amended to read as follows (additions underlined, deletions strikethrough):

A. Purpose.

The Downtown Directional Wayfaring Sign Program is intended to enhance visitor awareness of downtown businesses and points of interest and provide general directions to their business location.

B. Program eligibility criteria.

7.B.a
Packet Pg. 377 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

The following criteria shall be used to determine which businesses may participate in the Downtown Directional Wayfaring Sign Program:

1. The business identified on the sign plaque is likely to be of interest to and patronized by visitors to Healdsburg. The City Council shall designate, by resolution, a list of the types of businesses that may and may not participate in the program, based on these criteria.

2. The business must be located within the boundaries of the Downtown Commercial (CD), Service Commercial (SC) or Mixed Use (MU) Zoning Designations Business Parking Improvement District (District as it is defined in Ordinance 771, or be a destination of general interest outside the District to encourage exploration (e.g., historic points of interest, public facilities).

3. The business must be open on weekends.

4. The business cannot be located facing Healdsburg Plaza.

5. The City Council may allow exceptions to the above eligibility criteria through the adoption of a resolution where such exceptions are intended to promote the filling of blank spaces on underutilized sign faces, which shall be defined by the Council.

C. Number and location of sign plaques.

1. Sign plaques for an individual business may be approved for a maximum of two directional sign posts.

2. A maximum of two sign plaques per business may be approved per sign post, with a maximum of four total sign plaques per business.

3. Reasonable effort shall be made to locate a business’s sign plaques on sign posts that are located closest to the business.

D. Design criteria.

1. Each sign plaque shall be designed to prominently display the business name with a descriptive line identifying merchandise or services that is clearly subordinate to the business name.

2. Phone numbers and websites may not be included on sign plaques.

3. Each sign plaque shall include a directional arrow oriented towards the location of the business. The inclusion of an address is encouraged, especially when the business is not located on the same block as the sign.

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4. Sign plaque dimensions and materials shall be consistent with standards determined by the planning and building department.

E. Application process.

1. Application for approval of a downtown directional wayfaring sign plaque may be made to the planning and building department on a form prescribed by the department, accompanied by a processing fee as required by resolution of the City Council and a color depiction of the sign.

2. Applicants shall be responsible for their sign plaque design, subject to the criteria established in this section.

3. Applications will be placed on a waiting list if no spaces are available at the requested location at the time of application.

F. Sign installation.

Sign plaques shall be installed within 30 days of the City’s approval, unless an extension is granted by the City at the request of the applicant. Failure to do so may result in the invalidation of the City’s approval.

G. Sign removal.

Sign plaques associated with a defunct business shall be removed promptly following the close of the business. Failure to do so may result in their removal by the City. (Ord. 1117 § 1 (Exh. A), 2012.)
Section 3. Title 20, Section 20.16.175, Bicycle Parking, shall be amended to read as follows (additions underlined, deletions strikethrough):

20.16.175 Bicycle parking
A. Lockable bicycle parking shall be provided for commercial and industrial projects with buildings greater than 5,000 square feet in size and for multi-family residential projects of 10 or more units. Number of Bicycle Spaces Required. The number of bicycle parking spaces required shall be a minimum of 20% of the automobile spaces required for multi-family, mixed use, commercial and industrial developments unless otherwise approved by the Planning and Building Director.

B. Type of Bicycle Parking. The City shall require the installation of a certain percentage of bicycle parking (both bicycle locker and secured parking, covered and uncovered racks) depending on the type of land use. Unless otherwise specified on a case-by-case basis, the total bicycle spaces required should be a combination of enclosed bicycle parking, or secured parking and covered or uncovered bicycle racks. Mixed-Use and multi-family residential development shall require 60 percent bike lockers or other form of enclosed bicycle parking and 40 percent

7.B.a
Packet Pg. 379 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

bicycle racks. The intent of this requirement is to provide secure parking at locations where employees, customers and residents will be parking for long periods of time, in particular adjacent to any areas close to public transportation. Required bicycle parking shall be located in highly visible locations. (Ord. 1106 § 2 (Exh. A § 1935), 2011.) C. Bike racks shall have at least two points of contact, allow for the locking of frame and at least one wheel with a U-lock, the rack’s highest point shall be at least 32-inches above the ground surface, made of high-quality material such as steel or stainless steel with tamper resistance hardware and a finish appropriate to the area. The final product is subject to review and approval by the Planning and Building Director.

Section 4. Title 20, Section 20.08.155, Table 12, Permitted and conditionally permitted uses:

MU District, shall be amended as follows (additions underlined, deletions strikethrough):

20.08.155 Permitted and conditionally permitted uses: MU District Table 12 identifies the permitted and conditionally permitted uses for the Mixed Use District.

This table is to be used in conjunction with the definitions contained in Chapter 20.28 HMC, Article IX. Refer also to the specific use regulations as noted. Chapter 20.28 HMC, Article V, describes the procedures for obtaining a conditional use permit. Chapter 20.12 HMC, Article IV, describes specific regulations that apply to areas within the Mixed Use District that are also within the North Entry Area Plan Overlay.

Table 12 Permitted (P) and conditionally permitted uses: MU District Permitted (P) and Conditionally Permitted (C) Uses Specific Use Regulations Residential Uses
Accessory dwelling unit and
junior accessory dwelling unit P
HMC 20.20.010
Employee housing for six or
fewer employees in accordance
with Cal. Health & Safety Code
§ 17000 et seq.

P
Home occupations P HMC 20.20.005
Residential uses as part of a
mixed use development C
Multifamily dwellings not part of
a mixed use development P
Residential care, general C
Residential care, limited P
Single-family attached dwellings
not part of a mixed use
development
P
Supportive housing P
Transitional housing P

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Packet Pg. 380 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

Permitted (P) and Conditionally Permitted (C) Uses Specific Use Regulations Vacation rental homes --
Retail Trade
Alcoholic beverages (off-sale) C HMC 20.20.075
Artisan shop P
Cannabis storefront retailer
(dispensary) P
HMC 20.20.095
Cannabis microbusiness (without
cultivation) P
HMC 20.20.095
Convenience store
• Beer and wine sales (off-sale),
ancillary
C
C
HMC 20.20.075
Grocery and specialty food sales
• 3,500 square feet or less
• More than 3,500 square feet
P
C
Outdoor display and sales P Ch. 20.16 HMC, Art. V
Retail, general
• Extended hours
• Secondhand goods
P
C
C
Sporting goods sales, with rental
as an accessory use, with firearm
sales
C
HMC 20.20.105
Services
Bank, financial services P
Business support services P
Catering P
Fitness Center (5,000 square feet
or less) P
Instructional services C
Medical services, minor C
Personal services P
Recycling, small collection
facility C
Specialty transportation rental,
touring services C
Storage – indoor C
Tasting room C HMC 20.20.075
Vehicle services – service station
• Beer and wine sales (off-sale),
ancillary
C
C
HMC 20.20.065
HMC 20.20.075
Visitor lodging C

7.B.a
Packet Pg. 381 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

Permitted (P) and Conditionally Permitted (C) Uses Specific Use Regulations Eating and Drinking Establishments, Entertainment
Bar, nightclub C HMC 20.20.075
Restaurant
• Amplified music audible from
outside the building
• Extended hours
P
C
C
HMC 20.16.080
Food and Beverage Production
Food and beverage production –
limited C
Utilities
Public utility facility P
Telecommunication facility –
minor P
HMC 20.20.080
Telecommunication facility –
major C
HMC 20.20.080
Accessory Uses
Accessory uses customarily
associated with or essential to a
permitted or conditionally
permitted use, and operated
incidental to the principal use
P
Drive-through service C
Section 5. Title 20, Section 20.16.105 Water efficient landscaping shall be amended as follows (additions underlined, deletions strikethrough):

20.16.105 Water-efficient landscaping
A. Purpose.

The following regulations shall govern the efficient use of water for landscaped areas. Section 2 of Article X of the California Constitution specifies that the right to use water is limited to the amount reasonably required for the beneficial use to be served and the right does not and shall not extend to waste or unreasonable method of use. These water-efficient landscape standards protect local water supplies through the implementation of a whole systems approach to design, construction, installation and maintenance of the landscape resulting in water-conserving climate-appropriate landscapes, improved water quality and the minimization of natural resource inputs.

B. Definitions.

The following terms as used in this section shall have the following meanings.

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Packet Pg. 382 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

Backflow prevention device. An approved device installed to City standards that will prevent backflow or back-siphonage into the City’s potable water system.

Booster pump. A pump used where the normal water system pressure is low and needs to be increased.

Check valve. A valve located under a sprinkler head or other location in the irrigation system to hold water in the system to prevent drainage from sprinkler heads when the sprinkler is off.

Compost. The decayed remains of organic matter that has rotted into a natural fertilizer.

Ecological restoration project. A project where the site is intentionally altered to establish a defined, indigenous, historic ecosystem.

Effective precipitation. The portion of total precipitation that becomes available for plant growth and that is used by the plants.

Emitter. A drip irrigation fittings emission device that delivers water slowly from the system to the soil.

Estimated total water use. The total irrigation water projected to be used for a project’s irrigated landscape area in gallons per day. The estimated total water use shall not exceed the project’s maximum applied water allowance.

Evapotranspiration (ET) adjustment factor. A factor of 0.7, that, when applied to reference evapotranspiration, adjusts for plant factors and irrigation efficiency, two major influences upon the amount of water that needs to be applied to the landscape.

Evapotranspiration rate. The quantity of water evaporated from adjacent soil and other surfaces and transpired by plants during a specific specified time.

Flow rate. The rate at which water flows through pipes, and valves and emission devices, measured in gallons per minute, gallons per hour, or cubic feet per second.

Hardscapes. Any durable material (pervious and non-pervious).

Head -to-head coverage. Full coverage from one sprinkler head to the next.

High-flow sensor. A device for sensing the rate of fluid flow.

High-water-use plants. Turf, annuals, container plantings, and other plants recognized as highwater-use by the California Department of Water Resources 2000 publication Water Use Classification of Landscape Species (WUCOLS), as it currently exists or may be amended in the future.

Hydrozone. A portion of the landscaped area having plants with similar water needs that are served by a valve or set of valves with the same schedule.

Hydrozone table. A table that identifies each hydrozone, the plant types in the hydrozone, the plant factor from the California Department of Water Resources 2000 publication Water Use

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Packet Pg. 383 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

Classification of Landscape Species (WUCOLS) and the area in square feet that is included in the hydrozone.

Infiltration rate. The rate of water entry into the soil expressed as a depth of water per unit of time (e.g., inches per hour).

Invasive plant species. Species of plants not historically found in California and/or that spread outside cultivated areas and can damage environmental or economic resources as determined by the California Invasive Plant Council.

Irrigation efficiency (IE). The measurement of the amount of water beneficially used divided by the amount of water applied. Irrigation efficiency is derived from measurements and estimates of irrigation system characteristics and management practices. The minimum average irrigation efficiency for purposes of the water-efficient landscape requirements is 0.751 for overhead irrigation and 0.81 for drip irrigation.

Irrigation meter. A separate meter that measures the amount of water used for items such as lawns, washing exterior surfaces, washing vehicles, filling pools, etc.

Isolation valves. Irrigation valves used to isolate a portion of the piping system.

Landscaped area. The entire parcel less the building footprint, driveways, and nonirrigated portions of parking lots, hardscapes such as decks and patios, and other nonporous areas. Water features are included in the calculation of the landscaped area. Areas dedicated to edible plants, such as orchards or vegetable gardens, are not included. The landscaped area does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, other pervious or impervious hardscapes, and other nonirrigated areas designated for nondevelopment (e.g., open spaces and existing native vegetation).

Low-water-use plants. “Mediterranean Region” and native trees, shrubs and groundcovers such as rosemary, juniper, most native oaks, and other plants recognized as low-water-use by the California Department of Water Resources 2000 publication Water Use Classification of Landscape Species (WUCOLS), as it currently exists or may be amended in the future.

Maximum applied water allowance (MAWA). The upper limit of the annual applied water allowed for a project’s established landscaping, based upon the city’s reference evapotranspiration, the evapotranspiration (ET) adjustment factor and the size of the landscaped area.

Microclimate. The climate of a small, specific area that may contrast with the climate of the overall landscaped area due to factors such as wind, sun exposure, plant density or proximity to reflective surfaces.

Mined land reclamation projects. Any surface mining operation with a reclamation plan approved in accordance with the Surface Mining and Reclamation Act of 1975.

Moderate-water-use plants. Ornamental trees, shrubs, ground covers, and perennials and other plants recognized as moderate-water-use by the Water Use Classification of Landscape Species document, as it currently exists or may be amended in the future.

7.B.a
Packet Pg. 384 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

Mulch. Any organic material such as leaves, bark, straw, compost or other inorganic mineral materials such as rocks, gravel, and decomposed granite left loose and applied to the soil surface for the beneficial purposes of reducing evaporation, suppressing weeds, moderating soil temperature and preventing soil erosion.

Operating pressure. The pressure when water is flowing through the irrigation system.

Overhead irrigation. Those systems that deliver water through the air (e.g., pop-ups, impulse sprinklers, spray heads, rotors, micro-sprays).

Overspray. The irrigation water which is delivered beyond the landscaped target area, wetting pavements, walks, structures, or other non-landscaped areas.

Pervious. Any surface or material that allows the passage of water through the material and into the underlying soil.

Plant factor. A factor that, when multiplied by the reference evapotranspiration (ETo), estimates the amount of water used by needed plants. Plant factors are derived from the Department of Water Resources 2000 publication, Water Use Classification of Landscape Species.

Point of connection. The point at which an irrigation system taps into the main water supply line.

Point source irrigation. Any non-spray low volume irrigation system utilizing emission devices with a flow rate measured in gallons per hour. Low volume irrigation systems are specifically designed to apply small volumes of water slowly at or near the root zone of plants.

Precipitation rate. The rate of application of water measured in inches per hour.

Pressure regulator. A valve that automatically reduces the pressure in a pipe.

Rain sensor. A system component that automatically shuts off and suspends the irrigation system when it rains.

Recycled water. Tertiary treated water that results from the treatment of wastewater, is suitable for direct beneficial use, and conforms to the definition of disinfected tertiary recycled water in accordance with state law.

Reference evapotranspiration (ETo). A standard measurement of environmental parameters that affect the water use of plants and is an estimate of the evapotranspiration of a large field of four- to seven-inch tall, cool-season grass that is well watered.

Runoff. Water which is not absorbed by the soil or landscape to which it is applied and flows from the landscape area.

Soils laboratory report. The analysis of a soil sample to determine nutrient content, composition and other characteristics, including contaminants.

Sprinkler head. A device that delivers water to the landscape through a spray nozzle.

7.B.a
Packet Pg. 385 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

Static water pressure. The pipeline or municipal water supply pressure when water is not flowing.

Station. An area served by one valve or by a set of valves that operate simultaneously.

Submeter. A separate meter that is located on the private side of the water system and is plumbed to measure only the water that flows through the irrigation system. This meter is to be used by the property owner to monitor irrigation water use and will not be read by the City.

Swing joint. An irrigation component that provides a flexible, leak-free connection between the emission device and the lateral pipeline to allow movement in any direction and to prevent equipment damage.

Valve. A device used to control the flow of water in the irrigation system.

Valve manifold. A one-piece manifold for use in a sprinkler valve assembly that includes an intake pipe having a water inlet and a plurality of ports adapted for fluid connection to inlets.

Very-low-water use plants: Refers to plants with a plant factor rating from 0 to 0.1.

Water feature. A design element where open water performs an aesthetic or recreational function. Water features include ponds, lakes, waterfalls, fountains, artificial streams, spas and swimming pools (where water is artificially supplied). The surface area of water features is included in the high-water-use hydrozone of the landscape area.

Water Use Classification of Landscape Species (WUCOLS). A document published by the University of California Cooperative Extension, the Department of Water Resources and the Bureau of Reclamation, 2000, as may be amended.

Weather-based or sensor-based irrigation control technology. An irrigation system that uses local weather and landscape conditions to tailor irrigation schedules to actual conditions on the site or historical weather data.

C. Applicability.

These requirements apply to the following projects:

1. New residential, commercial, office, industrial, public or quasi-public construction that requires design review and/or a building or grading permit.

2. Additions or remodels to existing residential, commercial, office, industrial, public or quasi-public development that require design review and/or a building or grading permit and that have associated new or replaced landscaped areas equal to or exceeding 2,500 square feet of contractor-installed landscaping.

3. Additions or remodels to existing residential, commercial, office, industrial, public or quasi-public development that require design review and/or a building or grading permit and that have associated new or replaced landscaped areas equal to or exceeding 5,000 square feet of property owner-installed landscaping.

7.B.a
Packet Pg. 386 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

4. Where the regulations contained in this section conflict with or are otherwise less restrictive than provided in the State’s Model Water Efficient Landscape Ordinance, as contained in the California Code of Regulations, Title 23, the State’s Model Ordinance shall apply.

D. Exemptions.

These requirements shall not apply to the following projects:

1. Registered local, state or federal historical landscape areas.

2. Ecological restoration or mined-land reclamation projects that do not require a permanent irrigation system.

3. Plant collections as part of botanical gardens and arboretums open to the public.

4. New accessory dwelling units.

5. Accessory structures.

E. Required plans.

For projects subject to this section, the following plans shall be submitted:

1. Landscape Design Plan. A landscape design plan shall be submitted that includes the following:
a. Soil amendments, mulching and soil conditioning.
i. A minimum of eight inches of non-mechanically compacted soil shall be available for water absorption and root growth in planted areas.
ii. Compost or natural fertilizer incorporated into the soil to a minimum depth of eight inches at a minimum rate of six cubic yards per 1000 square feet or per specific amendment recommendations from a soils laboratory report, except within the driplines of trees that are to be preserved.
iii. A minimum three-inch layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers or direct seeding applications.
b. Plants.
i. Selected plants shall not cause the project’s estimated total water use to exceed the project’s maximum applied water allowance.
ii. Plants with similar water use needs shall be grouped together in distinct hydrozones, and where irrigation is required the distinct hydrozones shall be irrigated with separate valves.

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Packet Pg. 387 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

iii. Low- and moderate-water-use plants can be mixed, but the entire hydrozone will be classified as moderate-water-use for maximum applied water allowance calculations.
iv. High-water-use plants shall not be mixed with low- or moderate-water-use plants.
v. All non-turf plants shall be selected, spaced and planted appropriately based upon their adaptability to the climatic, geologic, and topographic conditions of the project site.
vi. Turf shall not be planted on slopes exceeding 15 percent, planting areas eight ten feet wide or less, and in street medians, traffic islands, planter strips or bulb-outs of any size.
vii. Invasive plants as listed by the California Invasive Plant Council are prohibited. c. Water features.
i. Recirculating water systems shall be used for water features. ii. Recycled water shall be used when available onsite.

2. Irrigation Design Plan. An irrigation design plan shall be submitted that is designed and installed to meet irrigation efficiency criteria as described in the maximum applied water allowance and in accordance with the following:
a. A dedicated irrigation meter or submeter must be installed and specified. b. Irrigation systems with meters one and one-half inches or greater require a highflow sensor that can detect high-flow conditions and have the capabilities to shut off the system.
c. Isolation valves shall be installed at the point of connection and before each valve or valve manifold.
d. Weather-based or other sensor-based self-adjusting irrigation controllers are required.
e. Rain sensors shall be installed for each irrigation controller. f. Pressure regulation and/or booster pumps shall be installed so that all components of the irrigation system operate at the manufacturer’s recommended optimal pressure. g. The irrigation system shall be designed to prevent runoff or overspray onto nontargeted areas. h. Point source irrigation is required where plant height at maturity will affect the uniformity of an overhead system and any areas less than ten feet in width in any direction.

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Packet Pg. 388 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

i. A minimum 24-inch setback of overhead irrigation is required where turf is directly adjacent to a continuous hardscape that flows into the curb and gutter. j. Slopes steeper than 15 percent shall be irrigated with point source or other lowvolume irrigation technology. k. A single valve shall not irrigate hydrozones that mix high-water-use plants with moderate- or low-water-use plants.
l. Trees shall be placed on separate valves where feasible except when planted in turf areas. to facilitate the appropriate irrigation of trees and allow flexibility in times of drought if some irrigation zones must be shut off and tree irrigation is still allowed. m. Sprinkler heads, rotors and other emission devices on a valve shall have matched precipitation rates.
n. Head-to-head coverage is required unless otherwise directed by the manufacturer’s specifications.
o. Swing joints or other riser protection components are required on all risers. p. Check valves shall be installed to prevent low-head drainage.

F. Review process.

The following documentation shall be presented to the planning and building director or his/her designee for a landscape design plan and irrigation design plan associated with a project for which design review and/or a grading or building permit is required. Landscape planting design and conceptual irrigation design plans shall be designed by and include the signature of a licensed landscape architect, certified irrigation designer, licensed landscape contractor, or any other person authorized to design a landscape plan and irrigation system.

1. Project Requiring Design Review. The following documentation shall be presented for projects requiring design review:
a. Calculation of the project’s maximum applied water allowance. b. A landscape planting design plan that accurately and clearly identifies and depicts:
i. New and existing trees, shrubs, groundcovers, turf, and any other planting areas, including any existing landscaping that is to be retained. ii. Plants by botanical name and common name.
iii. Plant sizes and quantities.
iv. Property lines, new and existing building footprints, streets, driveways, sidewalks and other hardscape features.
v. Pools, fountains and similar water features.

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Packet Pg. 389 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

c. A conceptual irrigation design plan or statement that describes irrigation methods and design actions that will be employed to meet the irrigation specifications of this section.

2. Project Requiring a Grading or Building Permit. The following documentation shall be presented for projects requiring a grading or building permit:
a. Calculation of the project’s maximum applied water allowance. b. A landscape planting design plan that accurately and clearly identifies and depicts:
i. New and existing trees, shrubs, groundcovers, turf, and any other planting areas, including any existing landscaping that is to be retained. ii. Plants by botanical name and common name.
iii. Plant sizes and quantities.
iv. Property lines, new and existing building footprints, streets, driveways, sidewalks and other hardscape features.
v. Pools, fountains and similar water features.
c. An irrigation design plan drawn at the same scale as the planting plan that:
i. Accurately and clearly identifies and depicts the irrigation system point of connection.
ii. Accurately and clearly identifies and depicts irrigation system components, e.g., controller, pipe, remote-control valves, sprinklers and other application devices, rain shut-off device, check valves, pressure regulating devices, backflow prevention devices.
iii. Includes a hydrozone table.
d. Where slopes exceed 10 percent, a grading plan drawn at the same scale as the planting design plan that accurately and clearly identifies:
i. Existing and finished grades.
ii. Drainage patterns.
iii. Pad elevations.
iv. Spot elevations.
v. Storm water retention improvements.
vi. The grading plan shall include the following statement: “I have complied with the criteria of the ordinance and applied them accordingly for the efficient use of water in the grading design plan” and shall bear the signature of a licensed professional.

7.B.a
Packet Pg. 390 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

G. Approval process.

A landscape planting design plan and irrigation design plan prepared in compliance with the submittal requirements provided in this section shall be determined to be complete and shall be approved provided the plans do not exceed the project’s maximum applied water allowance and are in compliance with the General Plan, Land Use Code and Citywide Design Guidelines. The planning and building director’s or his/her designee’s authority to approve these plans is limited to those projects that are not otherwise subject to review by the planning commission or City Council.

H. Certification of completion.

Upon installation and completion of the landscaping and irrigation system, and prior to issuance of a final building or grading permit, the property owner or his/her designee shall submit a certificate of completion that certifies that the system has been installed in accordance with the project’s approved landscape and irrigation design plans and the recommendations of the project’s soil management report, if any, have been implemented. The certificate of completion shall be signed by a licensed landscape architect, certified irrigation designer, licensed landscape contractor, or any other person authorized by the planning and building director or his/her designee to design and inspect a landscape plan and irrigation system.

The certificate of completion shall be accompanied by an irrigation audit that contains the following:

1. Operating pressure of the irrigation system.

2. Distribution uniformity of overhead irrigation.

3. Precipitation rate of overhead irrigation.

4. Report of any overspray or broken irrigation equipment.

5. Irrigation schedule including:
a. Plant establishment irrigation schedule.
b. Regular irrigation schedule by month based on plant type, root depth, soil type, slope factor and shade factor, and that specifies irrigation interval (days per week), irrigation runtimes, number of start times per irrigation day, gallons per minute for each valve, precipitation rate, distribution uniformity and monthly estimated water use calculations.

6. An irrigation maintenance schedule timeline shall be attached to the certificate of completion that includes:
a. Routine inspections.
b. Adjustment and repairs to the irrigation system, aerating and dethatching turf areas, replenishing mulch, fertilizing, pruning and weeding.

I. Permit extensions.

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Packet Pg. 391 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

An extension of the building or grading permit to complete the landscape planting design plan and irrigation design plan and/or temporary occupancy may be approved by the building official upon written request subject to City receipt of cash security for the complete cost of the improvements, including administrative fees. This security will be returned to the applicant, except for any administrative fees, upon completion of the work.

J. Modifications to requirements.

1. The planning and building director or his/her designee will consider and may allow the substitution of design alternatives and innovation which may equally reduce water consumption for any of these requirements.

2. The planning and building director or his/her designee will accept documentation methods, water allowance determination, and landscape and irrigation design requirements of the State of California Model Water Efficient Landscape Ordinance in lieu of the submittal requirements provided in this section where it can be demonstrated that the State procedure will more effectively address the design requirements of the project.

K. Fees.

A fee may be established by City Council resolution to offset the cost of implementing the water efficient landscape regulations.

L. Appeals.

The applicant or any affected person may appeal the final decision of the planning and building director or his/her designee by filing an appeal in writing to the planning commission within 10 City working days of the date of the decision. A decision by the planning commission may be appealed by filing an appeal in writing to the City Council within 10 City working days of the decision. (Ord. 1172 § 2, 2018; Ord. 1159 § 10, 2016; Ord. 1091 § 1, 2000.) Section 6. Title 20, Section 20.08.165, Maximum floor area ratio and site coverage, shall be amended as follows (additions underlined, deletions strikethrough):

20.08.165 Maximum floor area ratio and site coverage
The maximum floor area ratio and site coverage requirements for commercially zoned parcels are as follows:

Table 14 Maximum floor area ratio and site coverage for commercial districts Zoning
District
Max. Floor Area
Ratio (FAR)
Max. Site
Coverage
PR 300% 100%
CD 200% 100%
MU 100% 60%
CS 580% 60%

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Packet Pg. 392 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

Zoning
District
Max. Floor Area
Ratio (FAR)
Max. Site
Coverage
GMU -- 30%
Section 7. Title 20, Section 20.16.160, Handicapped parking shall be amended as follows (additions underlined, deletions strikethrough):

20.16.160 Handicapped Accessible parking
All parking lots accessible to the public shall provide parking spaces designated for use by handicapped persons with disabilities, as required by other City requirements as well as state and federal law. Handicapped Accessible spaces shall be included as part of the total number of parking spaces required for each land use as specified in HMC 20.16.150. (Ord. 1106 § 2 (Exh.

A § 1920), 2011.)
Section 8. Title 20, Section 20.28.310, Definitions, shall be amended to read as follows (additions underlined, deletions strikethrough):

Fitness Center. A facility that provides exercise facilities and related activities for the purpose of physical fitness, improved circulation or flexibility, and/or weight control. May include related uses such as sport courts, locker facilities, showers, massage services (licensed, therapeutic), tanning services, pools, whirlpools and saunas. Fitness Centers located within the MU zoning designation are limited to a maximum of 5,000 square feet.

Section 9. Environmental Compliance.

The City Council finds that the proposed ordinance Amendments are exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) (the “common sense exemption”) because it can be seen with certainty that there is no possibility that the municipal code Amendments will have a significant effect on the environment. The proposed Amendments make clarifying changes to the Municipal Code and will not allow for, nor encourage, any more development than is already anticipated under the City’s General Plan, or otherwise allow for or promote physical changes in the environment and, therefore, it can be seen with certainty that there is not a possibility that the proposed Amendments may have a significant impact on the environment.

Moreover, none of the CEQA exceptions apply. The Amendments will not impact any environmental resources of hazardous or critical concern. The Amendments are primarily procedural in nature, and any new uses will have no impacts to critical resources. The Amendments will also not contribute to cumulative impacts or have a significant effect due to unusual circumstances. The Amendments make clarifying procedural changes to the municipal code. Lastly, the Amendments will not impact scenic highways, will not involve hazardous waste sites, and will not impact historical resources. Any new uses would be cannot not be approved if there are environmental impacts to sensitive species, wetlands, or adjacent uses, buildings or other structures.

Section 10. Severability.

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Packet Pg. 393 Attachment: City Council Ordinance (4440 : Misc. Land Use Code Amendments)

If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance and the application of such provision to other persons or circumstances shall not be affected thereby.

Section 11. Effective Date and Publication.

This Ordinance of the City of Healdsburg shall be effective thirty (30) days after the date of its passage. Before expiration of fifteen (15) days after its passage, this Ordinance or a summary thereof as provided for in Government Code Section 36933, shall be published at least once in a newspaper of general circulation published and circulated in the City of Healdsburg, along with the names of the City Council members voting for and against its passage.

INTRODUCED by the City Council of the City of Healdsburg on the 6 th day of May, 2024, and
PASSED and APPROVED at a regular meeting of the City Council on the ____ day of ____, 2024, by the following vote:

AYES: Councilmembers: ( )
NOES: Councilmembers: ( )
ABSENT: Councilmembers: ( )
ABSTAIN: Councilmembers: ( )
SO ORDERED: ATTEST:
____________________________________ ____________________________________ David Hagele, Mayor Raina Allan, City Clerk
Dated: ______________________________

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CITY OF HEALDSBURG

CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: May 6, 2024
SUBJECT: Growth Management Ordinance Ballot Measure Discussion PREPARED BY: Andrew Sturmfels, Assistant City Manager
STRATEGIC INITIATIVE(S):

Expand Affordable Housing Opportunities
RECOMMENDED ACTION(S):

Receive a presentation from City staff regarding options for amending the City's Growth Management Ordinance and provide feedback to staff.

COMMUNITY ENGAGEMENT/OUTREACH:

The City conducted a public opinion poll of approximately 488 likely Healdsburg voters between the dates of February 26 and March 3, 2024. The poll outreach targeted a wide spectrum of demographics representing the Healdsburg electorate, including by gender, party registration, language, household size, age, and neighborhood. Approximately 45% of respondents were contacted via phone, and 55% contacted via email. Poll results were presented at the City Council meeting on April 1st, 2024.

In addition to the poll, the City has held numerous public workshops to discuss housing and the Growth Management Ordinance (GMO). These community meetings have taken place in collaboration with the Housing Element Work Group. Staff have also met with a variety of individuals involved in past GMO ballot initiatives, both individually and in small groups, to discuss these proposals.

Should the Council decide to place an amendment to the GMO on the November Ballot, staff will develop and implement a robust public education effort to further support community engagement.

BACKGROUND:

Healdsburg voters have weighed in on four ballot measures related to growth management, including the original measure in 2000.

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• Measure M (2000): Shall the Ordinance establishing growth control measures limiting annual building permits to 30 per year in the City of Healdsburg be adopted? o Measure Passed with 55% voter support.
• Measure R (2016): Shall Healdsburg voters amend the existing Growth Management Ordinance to increase inclusionary housing requirements on new development to 30%, remove existing restrictions on the number of new residential units allowed per year, adopt and periodically amend new growth management measures in conjunction with the Housing Element update, and adopt and periodically update a Housing Action Plan to provide a greater variety of housing?
o Measure Failed with, 41% voter support.
• Measure P (2018): Shall the City of Healdsburg amend its current Growth Management Ordinance to allow for the construction of an average of 50 additional multifamily income-restricted rental units per year?
o Measure Passed with 56% voter support.
• Measure H (2020): Shall the City of Healdsburg’s Growth Management Ordinance be amended to permit the currently allowed average of 50 units per year of multi-family, income-restricted rental housing, as authorized by the voters in 2018, to be offered either for rental or for sale?
o Measure Passed with 68% voter support.

Housing affordability and supply is one of the most significant issues Healdsburg is facing. Over the last decade, the City and community have spent substantial time and resources exploring and updating housing policies and strategies. Planning efforts include the Central Healdsburg Avenue Plan (CHAP) in 2013, the Sustainable Design Assessment Team Report (SDAT) in 2018, the Affordable Housing Master Plan & Site Analysis (2019), the Housing Needs Assessment (2020), the Housing Action Plan (2017-2022), the Housing Element Update (2023), the City’s Diversity, Equity, and Inclusion Plan (2023), the City’s Climate Mobilization Strategy (2023), the Housing Needs Assessment (2024), and the Downtown Housing Capacity Study (2024).

Additionally, in June 2021 the City Council established the Housing Element Work Group (HEWG). The purpose of the HEWG was to ensure community involvement in the development of Healdsburg's 6th Cycle Housing Element, which was completed in July 2023. During the development of the Housing Element, the HEWG identified several complex housing related issues which merited further study beyond the timeframe of the Housing Element Update. The Council subsequently approved an additional HEWG work plan and provided direction on the prioritized areas of study, including a housing needs assessment, a downtown development capacity study, and review of the GMO.

Housing Needs Assessment Findings:

On April 15, 2024, staff presented to Council the results of the Housing Needs Assessment (HNA) and Downtown Housing Capacity Study. The HNA has been a tool in use since 2020, focusing on the demographics of Healdsburg's workforce and their housing needs. The latest assessment revealed significant demographic shifts, with a decrease in the percentage of

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Healdsburg workers that live in town from 20% in 2010 to 15% currently, despite an increase in housing stock. The data from the HNA shows about 41% of workforce households qualify for low-income housing, indicating a broad range of housing demands across all income levels.

Healdsburg’s real estate market has seen a 28% increase in average home prices since 2019, from $810,000 to $1,038,000, highlighting the growing challenge of homeownership. To accommodate 30% of Healdsburg’s workforce locally, an estimated 895 additional housing units are needed, divided into 561 low-income and 333 moderate to high-income units. About onethird of working households in Healdsburg face significant affordability challenges, with 20% spending over half of their income on housing.

Downtown Capacity Study Findings:

On April 15, 2024 staff also presented to Council the results of the Downtown Housing Capacity Study. The goal of the Downtown Housing Capacity Study was to evaluate the potential for residential uses in the downtown area, gauge community support, identify opportunities and constraints, and recommend necessary changes to Healdsburg’s existing regulations to support downtown housing. For example, the Downtown Commercial and Service Commercial zones both allow for residential uses but with a maximum allowed density of 16 units per acre. The limit on density has driven development toward visitor-serving uses such as hotels and luxury condominiums as the “highest and best use” in terms of economic return to property owners. At that meeting, the City Council, along with the majority of the public offering comments, expressed support for increasing density within the Downtown Commercial and Service Commercial zoning districts.

A parallel analysis conducted by EPS and presented along with the Capacity Study shows that increasing housing density substantially decreases the per-unit development costs resulting in units that would potentially be affordable to households making between 100% to 160% of the area median income. This suggests that new multi-family rental units could provide housing that is affordable to middle-income households that are currently under-served in Healdsburg. The existing allowed densities, in combination with the limitations of the GMO, represent the two primary constraints to providing middle-income housing.

Additional City Plans and Community Outreach:

Throughout the Housing Element Update process, the Diversity, Equity and Inclusion Plan’s Encuentros, development of the Climate Strategy, other public engagement activities, the City has consistently heard the urgent call for more housing options. The City’s Climate Strategy includes a goal specifically focused on increasing residential housing density in the downtown core, transit areas, and areas slated for future development. The City’s Diversity, Equity, and Inclusion Plan includes nine goals specific to expanding opportunities for affordable housing, including a recommendation to address the constraints placed on housing development resulting from the GMO.

Specifically, there is a need for housing affordable to those who earn too much to qualify for deed-restricted affordable housing but not enough to afford market-rate housing. A bilingual survey with over 500 respondents during the Housing Element update revealed that 79% of respondents identified a major need for housing for younger families, and 72% pointed to

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'missing middle' housing as the biggest gap. Only 5% felt that the City was adequately meeting the community’s housing needs.

Despite progress in affordable housing, Healdsburg faces a significant shortage in its housing stock. Since the introduction of the Growth Management Ordinance in 2000 there has not been a single market-rate, multi-family rental project of 5 or more units. This shortfall in market-rate rentals is a critical missing component in our housing mix, necessary to accommodate the needs of middle-income families and the employees of Healdsburg businesses. Currently, only a small percentage of our workforce lives in Healdsburg. With the majority of jobs located in close proximity to Downtown, introducing more housing options near employment hubs could allow employees of local businesses to live in Healdsburg closer to their place of employment and services.

DISCUSSION/ANALYSIS:

To address Healdsburg's housing challenges, it is important to evaluate the effects of the current GMO. Below is an analysis of the issues and proposed GMO ballot options, along with proposed next steps for Council to consider.

Defining the Challenge:

Healdsburg is one of the few jurisdictions allowed under state law to have a GMO in place. In Healdsburg, the GMO has severely constrained housing growth. The lack of growth has contributed to skyrocketing housing prices and a housing demand that far outpaces supply. While these problems are not unique to Healdsburg, the GMO exacerbates the challenge.

The 6th Cycle Housing Element, adopted by the City, recognizes the GMO as a barrier that will hinder the City’s ability to meet future RHNA allocations. Under Healdsburg’s inclusionary housing policy, market rate developments are required to include 20% affordable units to support the City's housing goals. However, due to limited production, the full potential of this policy has not been realized. In the six years following the enactment of Measure P in 2018, no new middle-income, multifamily housing units have been constructed.

Analysis of Options
Option 1: Exempt Certain Geographic Areas from the GMO
Option 1 proposes to exempt specific geographic areas along the Healdsburg Avenue corridor from the GMO.
o Pros
▪ Protects established residential neighborhoods.
▪ Allows the City to precisely target specific areas for growth based on past and expected planning efforts: Downtown, Central Healdsburg Avenue Plan (CHAP), South Entry Area, etc.
▪ Ties housing to jobs and transit.
▪ Creates opportunities for more for-sale units.
▪ Higher potential for new housing in general.
o Cons
▪ Represents a free-market approach to development within those geographic areas. ▪ Less control of unit types.

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▪ Some potential for high-end housing (can be mitigated with zoning). ▪ Selecting specific geographic areas will impact the effectiveness of this option.

Option 2: Remove Income Restrictions on Measure P Multifamily Rental Units Option 2 proposes to remove the income restriction on multi-family rental units allowed under Measure P. Those units would also be subject to the City’s 20% inclusionary requirement to provide affordable units. The GMO would continue to allow up to 150 middle income restricted multifamily for sale units per cycle.
o Pros
▪ Incentivizes and allows for market-rate, multi-family residential units which have not been built since the adoption of the GMO.
▪ Highly targeted toward middle-income, workforce housing. ▪ Ensures that affordable units are included with market rate rental projects to meet affordable housing goals.
▪ Limits/disincentivizes luxury condominium projects.
▪ Community has already accepted this amount of development under Measure P. o Cons
▪ Only supports development of rental units. Does not provide for more ownership units.
▪ Less potential for new housing – demand for rentals is limited and harder to predict.

Option 3: Permit Construction of Housing Units that were Allowed but not Constructed in Previous Years.

Option 3 proposes to remove the requirement that any unused allocations during a three-year period expire and allow those allocations to be available in future cycles. This could be applied in such a way as to ‘claw back’ previously expired allocations (estimated to be around 180 allocations), or to apply to future 3-year cycles moving forward. o Pros
▪ Allows for the level of growth provided for under the original GMO measure to weather the ups and downs of economic cycles and better meet Healdsburg’s housing needs.
▪ Could provide immediate opportunity for ~180 units if applied retroactively. o Cons
▪ Would bring back a significant number of allocations with no certainty what products would be constructed.
▪ Limited and unpredictable benefit going forward.
▪ May seem arbitrary to determine new housing potential based on previous economic cycles.
▪ Does not limit product types or locations.

As presented at a City Council meeting last March, all three options appear potentially viable for a ballot measure based on the polling results. The differences between the three measures were modest and mostly within the margin of error. With that said, likely voters supporting the measures were only in the majority by a small margin. It was also clear that many voters are not familiar with the GMO and its complexities. It is possible, therefore, that voter opinions could shift significantly in either direction if a measure were placed on the ballot and voters had a

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greater opportunity to explore arguments in favor and in opposition.

After thorough review of the 3 options, staff recommend the Council remove option 3 from consideration. In addition to the cons listed above, the measure itself would be more difficult to explain to voters and could result in the most limited long-term benefit.

Next Steps:

At this stage in the process, staff are looking for direction from Council on which option, if any, they would like to consider for placing on the ballot. Additionally, Council could request that additional information be provided if needed. Upon receiving direction, staff will continue with CEQA work and begin drafting language, with the intention of bringing an agenda item to Council to consider placing a GMO amendment on the ballot at either the second meeting in June or the first meeting in August. Additionally, staff will begin developing an educational outreach strategy and materials based on Council Direction.

ENVIRONMENTAL STEWARDSHIP:

Taking steps to amend the GMO supports Healdsburg Climate Mobilization Strategy T 3.3. “Pursue land use and development policies that promote infill development and/or increased density of residential development in the downtown core, along transit corridors, and within future planned development areas that is compact, mixed use, pedestrian friendly, and transit oriented where applicable.” ALTERNATIVES:

Staff is requesting feedback and direction from Council on the proposed GMO amendment options.

FISCAL IMPACT:

The City has spent approximately $514,096 directly studying housing issues over the last 3 years. In addition to City staff hours, the Housing Element Update was completed for a total contracted cost of $298,741. A professional services contract for the completion of the Housing Needs Assessment was awarded for $75,800. A professional services contract for the Downtown Housing Capacity Study has also been awarded for $139,555. The funding for these studies has come from both Measure S Affordable Housing Fund and Measure T proportionately based on the relative correlation directly to affordable housing and planning at large. Staff have included a proposal for approximately $100,000 in the upcoming fiscal year budget to support information dissemination and outreach surrounding a proposed GMO ballot measure. The cost of placing the measure on the ballot for the November election will also be included in the proposed budget.

ENVIRONMENTAL ANALYSIS:

This action does not qualify as a project pursuant to the California Environmental Quality Act (“CEQA”) Guidelines Section 15378(b)(5) that states that organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment are not projects. Pursuant to CEQA Guidelines Section 15060(c)(3) any activity that is not a project is not subject to environmental review under CEQA. With Council direction to proceed with placing a GMO amendment on the November 2024 ballot a CEQA analysis of that measure will be prepared.

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CITY OF HEALDSBURG

CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: May 6, 2024
SUBJECT: Saggio Hills and Badger Park Design Priorities and Phasing PREPARED BY: Mark Themig, Community Services Director
STRATEGIC INITIATIVE(S):

Maintain and Improve Infrastructure and Facilities
Provide Resident-Driven Community Services
RECOMMENDED ACTION(S):

Discuss and provide direction on priorities and phasing for:

A. Badger Park Redevelopment
B. Saggio Hills Development Park
COMMUNITY ENGAGEMENT/OUTREACH:

The park master planning process involved significant community outreach, engagement and input including:
• The Parks Design Team, a group of approximately 30 community members representing different demographics in the community, met 13 times throughout the planning process to guide the project.
• 11 focus group work sessions with park user groups, sports associations, partner organizations, outdoor recreation businesses, residents of the Parkland Farms neighborhood, and City officials and staff.
• Open house events (virtual and in-person) and an online survey.

The Parks and Recreation Commission considered priorities and phasing opportunities at their April 10, 2024, meeting where the Commission received public comment on phasing priorities.

BACKGROUND:

In July 2019, the City launched a four-component planning process that would:
• Develop a master plan for the new 36-acre public park in the Saggio Hills (Montage) Development
• Develop a redevelopment master plan for Badger Park
• Assess how to enhance access to the Russian River for the community

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• Study ways to provide better connectivity throughout our community between parks, schools, and places of interest
The City retained the services of Fletcher Studio Landscape Architects and a team of subconsultants to lead the design work. A group of community members called the Parks Design Team served as the steering team for the master planning process. There were over 50 members signed up for the Parks Design Team who receive regular meeting information and updates; approximately 30 members were active throughout the entire process.

The master planning process is one of three stages for planning and developing a park:

On September 20, 2021 City Council reviewed the preliminary master plans for the new park in the Saggio Hills development and Badger Park redevelopment and moved both plans into the environmental review (CEQA) process. City Council approved the CEQA study and final master plan for the Saggio Hills development park on August 21, 2023. City Council is expected to receive the results of the CEQA study for Badger Park in the summer of 2024, at which time City Council will also consider the approval of the redevelopment master plan for Badger Park.

The preliminary master plan for Badger Park and the final master plan for Saggio Hills development park, along with master plan level cost estimates for each park, are included as attachments to the staff report.

With the park master plans completed/nearing completion, the City is preparing to move into the next phase of the process: design development and construction drawings.

DISCUSSION/ANALYSIS:

The master plan level cost estimates – also referred to as “order of magnitude” cost estimate because the plans are conceptual at this point – project the total cost for each park, including “soft costs” such as project design, construction administration, and construction, at:

Badger Park Redevelopment: $13,470,000
Saggio Hills Development Park: $32,606,000
Since the master plan for each park project comes with a significant cost to complete in its

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entirety, the development will need to be phased over time. City Council is being asked to provide direction on project priorities and the first phase of work so staff can begin the design work for construction beginning in 2025. While it will take time to amass the full funding needed to complete these projects, the City is holding significant funds in the form of grants and developer contributions. Staff recommends moving forward with expenditure of those funds expeditiously to avoid having them lose spending power as construction costs continue to rise.

A. Badger Park Redevelopment
The preliminary master plan for the Badger Park redevelopment project is the outcome of numerous requests to install flush-toilet restrooms in the park, the desire to enhance river access for the community, and address aging infrastructure and components like the play structure.

Rather than tackle these issues one at a time, the master plan proposes a long-term, comprehensive plan to improve the park and enhance access to the Russian River.

The preliminary master plan for the park focuses on three core areas:

A. Riverfront work and river access
B. Park amenity upgrades
C. Reshaping and renovating general use areas
Establishing priorities for redevelopment of Badger Park has some dictating factors. First, the City received a $1,000,000 matching grant from the Sonoma County Agriculture Preserve and Open Space District. This grant can only be used for work related to enhancing river access and new amenities that support river access. For example, creating a riverfront trail system, developing canoe/kayak launches, and other general riverfront work are grant eligible. New facilities like restrooms, additional parking, and the river float drop-off area that support enhancing river access are also grant eligible. Improvements like replacing the existing play

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structure or renovating other existing facilities are not grant eligible. As a result, Badger Park’s currently identified funding has a built-in prioritization of enhancing river access and improvements that support river access.

Parks and Recreation Commission Recommendation: The Commission acknowledged the restrictions on how existing funding can be used and recommended that City Council pursue river access improvements and installation of flush toilet restrooms. The Commission also recommended that if additional funding is identified that the funding be used strategically on items that wouldn’t be affected by future phases of construction.

If City Council concurs, staff would develop a scope of work for the first phase of design development and construction that would focus on river access components and flush toilet restrooms, with City Council expected to award a contract for design services in June.

B. Saggio Hills Development Park
The development master plan for this park is the outcome of portions of the Saggio Hills Development Agreement and project requirements. The park-related conditions in the Development Agreement include the following requirements of the developer:
• Provide approximately 36 acres of land for a public park • Mass grade the park site
• Design and construct a multi-purpose trail
• Conduct restoration activities for Foss Creek
• Provide $3 million for the design and construction of the park • The park shall have:
o Active recreation use areas
o Passive recreation use areas
o Public Trails
o Existing and new wetlands
o A riparian zone for Foss Creek
o Parking areas
o A pavilion area
o Landscaped areas
The developer has fulfilled the dedication of land for the park and mass graded the park site.

However, since the City’s planning process for the park did not align with the developer’s project, the City accepted payment in lieu of work for (1) the multi-purpose trail and (2) design and development of the park for the City to complete both components later. In addition, the City also accepted payment in lieu of work for restoration of the segment of Foss Creek that runs through the park area.

Combined, these requirements resulted in a developer contribution of $6.6 million for these components of the park project. The City also has a $1 million grant from the Open Space District for the Saggio Hills park project, resulting in a total of $7.6 million available for the project at this time.

As a result of these arrangements, the Saggio Hills Park has requirements that allocate funding

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on the multi-purpose trail construction and the Foss Creek restoration work. The remaining project funding can be applied to other work deemed a priority for the first phase of construction.

The following illustration attempts to categorize components of the master plan’s work that fall outside of the multi-purpose trail and creek restoration:

A. Parking and Infrastructure
B. Sports Facility
C. Park Amenities
D. Natural Area Improvements + Off Leash Dog Area
E. Barbieri Park Integration
Since the Saggio Hills park has no existing infrastructure, some level of prioritization will need to be assigned to create parking, installing utilities, and developing support facilities such as restrooms and drinking fountains. However, if the entire park is not being constructed in one phase the amount of total parking and support facilities can be reduced to meet the expected demand. For example, a single parking area could serve the first phase of the park development.

The remainder of the park’s phasing can be considered for prioritization. Some points to consider:
• The cost to complete major components of the master plan in their entirety are significant. It is possible to scale back the plans to construct, for example, a simpler sports component or only a portion of the community park amenities.
• Barbieri Park could be deferred and considered at some point in the future since it is already developed and enjoyed by the Parkland Farms neighborhood. • When considering the proposed community park amenities, the City Council may want to consider the availability of similar facilities within the City’s park system.

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The one topic that generated public comment at the Parks and Recreation Commission meeting and in follow-up was sports facilities. When considering the proposed sports facility, the following is a summary of the sports field status, and a field use matrix is included as an attachment:
• Healdsburg Unified School District completed installation of a second synthetic turf field at the Jr. High providing two synthetic fields for the community. While the Jr. High field is used by some community groups, Community Services currently does not program any activities at the Jr. High field.
• During the 2020-2022 drought the City worked with Youth Soccer to use existing facility space more effectively by opening Recreation Park for soccer and expanding use of the High School natural and synthetic turf areas. This resulted in reduced water use at facilities Badger Park and Fitch Mountain Elementary. Both sites are expected to resume more normal operations this summer, reopening these spaces for sports use. • Healdsburg Little League currently uses the following baseball fields:
▪ Two fields at Healdsburg Elementary School (only the south field meets little league regulation size due to the shortened infield on the north field) ▪ The Community Center baseball field (for practice only due to no outfield fencing) ▪ Recreation Park (for upper levels of play due to the grass infield and 90’ base lines) Having only one regulation size little league field creates challenges for Healdsburg Little League to effectively run their program and host tournaments.

Parks and Recreation Commission Recommendation: The Commission acknowledged the restrictions on how existing funding can be used and recommended that City Council pursue an approach that would focus on the required development project components (multi-purpose trail and creek restoration), necessary infrastructure (parking, restrooms, utility services, etc.), a modest sports field component, and the remainder on community park amenities as funding allows.

If City Council concurs, staff would develop a scope of work for the first phase of design development and construction that would focus on the required infrastructure including the multipurpose trail, creek restoration, parking, and utilities; a modest sports field component; and community park amenities based on available funding.

ENVIRONMENTAL STEWARDSHIP:

The master plan contemplates an overall approach towards low impact design. Implementation of this would be addressed during the detailed design development stage.

ALTERNATIVES:

Do not proceed with design development and construction drawings and provide direction to staff.

FISCAL IMPACT:

When the City completed its Fiscal Year 2022-2024 budget process in June 2022, the adopted budget included provisions to prepare for issuing bond financing backed by Transient Occupancy Tax (TOT) revenue in the amount of $20 million - $30 million as early as FY 24-25. These

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bonds would finance a substantial amount of the work proposed in the park master plans.

However, since that time several significant changes have occurred:
• Costs on other projects such as the Foley Family Community Pavilion, Fitch Mountain Access Improvements, and the Preschool Facility renovation have come in significantly higher than anticipated and funding has been redirected to these projects. The result is that the fund balance in the Community Services fund has been depleted. • Interest rates have risen.
• TOT revenue has not met projections.

Although the Fiscal Year 2024-2026 budget work is still underway, staff is likely to recommend constraining the first phases of the work to funds on hand at this time. Fortunately, both projects are proposed to have funding allocated from various sources:

Badger Park
Open Space Grant $1,000,000
Park Dedication Fund 583 494,000
Measure M Parks Fund 581 506,000
Total $2,000,000
Saggio Hills Development Park
Open Space Grant $1,000,000
Park Development Contribution 2,650,183
Multi-Purpose Trail Contribution 3,422,233
Creek Restoration Contribution 578,739
Crosswalk Contribution 25,200
Total $7,676,355
Staff are recommending the Council proceed with design work to draw down the existing $9.6 million in funding to complete improvements over the upcoming two-year budget cycle. Staff anticipate more favorable financial conditions in the future that will provide an opportunity for Council to consider funding additional Master Plan items for both Parks.

ENVIRONMENTAL ANALYSIS:

Badger Park
Prior to final City Council action on the master plan for Badger Park, the City is undertaking the necessary environmental review pursuant to Sections 21000 et seq., of the Public Resources Code (California Environmental Quality Act; "CEQA") and in accordance with Sections 15000 et seq., of Title 14, Chapter 3 of the California Code of Regulations ("CEQA Guidelines).

Saggio Hills Development Park
The public park component of the Saggio Hills Park Project is addressed in the Saggio Hills Project EIR (State Clearinghouse No. 2003062025) which was certified by the Healdsburg City Council through the adoption of Resolution No. 15-2011. Certain components of development on the site, including the park, were addressed at a project-level in the Saggio Hills Project EIR.

Raney Planning and Management prepared an Initial Study/Environmental Checklist for the

9.A
Packet Pg. 407
Saggio Hills Park Master Plan and, based on the analysis contained therein, determined that an Addendum to the Saggio Hills Project EIR is the appropriate environmental document for the City Council’s consideration of the Master Plan. Accordingly, on April 21, 2023, the City Council approved the final Master Plan for the Saggio Hills development park and determined, based upon substantial evidence demonstrated by the analysis included in the Addendum, that none of the conditions described in Sections 15162 or 15163 of the CEQA Guidelines calling for the preparation of a subsequent or supplemental EIR or negative declaration have occurred.

ATTACHMENT(S):

Badger Park Redevelopment - Preliminary Master Plan
Badger Park Master Plan Level Cost Estimate
Saggio Hills Development Park - Final Master Plan
Saggio Hills Development Park Master Plan Level Cost Estimate Sports Field Use Matrix

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Packet Pg. 408
HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

BADGER PARK REDEVELOPMENT

MASTER PLAN

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Packet Pg. 409 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

PDT DESIGN PROCESS

BADGER PARK MASTER PLAN

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Packet Pg. 410 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

THE BIRDS NEIGHBORHOOD

GRAVEL BAR

SYAR INDUSTRIES

BADGER PARK
‘WILLOW ISLAND’

RUSSIAN RIVER
BADGER PARK 9.A.a
Packet Pg. 411 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

BADGER PARK

SUBSTATION

BADGER PARK

TILLEY GRO

SYAR INDUSTRIES

9.A.a
Packet Pg. 412 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO 1 2
3 4
5 NATURAL GRASS / FIELDS

PLAY AREA

COMMUNITY GARDEN

DOG PLAY AREA

SPORTS COURTS

PICNIC AREAS

RIVER VIEWS

SOCCER FIELD
250’
150’
250’
170’
SIZE COMPARISON:

HEALDSBURG PLAZA

EXISTING CONDITIONS

BADGER PARK
46 PARKING SPACES

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Packet Pg. 413 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

BASE PLAN

FOREST AREA AS-IS
123456789
10 CENTRAL LAWN

PLAY AREA

COMMUNITY GARDEN
CREEK

REALIGNED PARKING

DROP-OFF AREA

TRAIL TO SYAR GRAVEL BAR

ELECTRICAL SUBSTATION

RUSSIAN RIVER

ACCESS TO TILLEY GROVE
1 3
5 6
8 4
9 10
7 2

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Packet Pg. 414 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO 123456789
10 CENTRAL LAWN

PLAY AREA

COMMUNITY GARDEN
CREEK

REALIGNED PARKING

DROP-OFF AREA

TRAIL TO SYAR GRAVEL BAR

WILLOW ISLAND

WILLOW BEACH

WEST FOREST (THINNED)

ELECTRICAL SUBSTATION

RUSSIAN RIVER

ACCESS TO TILLEY GROVE
11 12
13 1
2 3
4 5
6 7
8 10
11 12
13 9

BASE PLAN

FOREST AREA THINNED

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Packet Pg. 415 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

DESIGN PROCESS
ACTIVE     PASSIVE     HYBRID

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Packet Pg. 416 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

PARKING

ELECTRICAL

SUBSTATION

UNLOADING

FOR GARDEN

RIVER ACCESS

DROP-OFF
1 1
ENTRY/
EXIT
HERON DR.

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Packet Pg. 417 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

SITE UTILITIES
WELLS
50’ OFFSET

UV TREATMENT

STRUCTURE
16” WATER
MAIN
1 12
34 2
3 4

OVERHEAD POWER LINES

ELECTRICAL

SUBSTATION

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Packet Pg. 418 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

COMMUNITY ENGAGEMENT /
PARKS + REC COMMISSION

BADGER PARK MASTER PLAN

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Packet Pg. 419 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

INITIAL MASTER PLAN FOR COMMUNITY FEEDBACK
1 2
2 3
3 4 5
6 7
8 8
9 10
11 12
13 13
13 13
13 14
14 15

CENTRAL LAWN

PROMENADE

RIVER OVERLOOKS

PLAY AREA

COMMUNITY GARDEN

DOG PLAY AREA

RESTROOMS

SPORTS COURTS

BOCCE COURTS

LOOP TRAIL
PLAZA

RIVER ACCESS DROP-OFF

PICNIC AREA

RIVERWALK TRAIL

WILLOW ISLAND

POSSIBLE ART
1 2
3 4
5 7
8 9
10 11
12 13
14 15
6 *
*
*
*
*
*
*

BADGER PARK

9.A.a
Packet Pg. 420 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

COMMUNITY FEEDBACK

BADGER PARK

GARDEN SPECIFICS WILL BE

WORKED OUT DURING

DETAILED DESIGN
ENOUGH PARKING?

HALF COURT OR
YOUTH PROGRAM?

ADD SIDEWALK
& CROSSWALK

SUPPORT FOR LOOP
CLARIFY PLANTING TYPES (E.G. EXTENT OF
LAWN, LOW WATER USE PLANTINGS, ETC.)
PICNIC AREA?
● Overall positive reaction to masterplan
● Confirm proposed parking qty. is adequate to
support proposed uses (river access, games,
weekend activities)
● Support for keeping a walking loop, but with
a surface that is less slippery during winter
months.
● Equal amount of concern / support regarding
river access.
● Some preference for keeping the dog play
area in its current location, due to amount of
insects that may be at proposed location.
● To work on further during Detailed Design
phase:
○ Community garden specifics, e.g.
how beds will be phased as
gardeners vacate plots to make
room for possible parking.
○ Clarify low water use plantings,
meadows, hybrid bermuda grass
and synthetic turf areas.

EQUAL AMOUNT CONCERN /

SUPPORT FOR RIVER ACCESS
HERON DR.
2ND ST.

TUCKER ST.

RUSSIAN RIVER

SUPPORT FOR VISUAL ACCESS

SUPPORT FOR WEST

FOREST IMPROVEMENTS

9.A.a
Packet Pg. 421 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

PRELIMINARY MASTER PLAN

PREVIOUS CENTRAL LAWN

PROMENADE

RIVER OVERLOOKS

PLAY AREA

NOT USED

COMMUNITY GARDEN

DOG PLAY AREA

RESTROOMS

SPORTS COURTS

NOT USED

GAME COURTS

LOOP TRAIL
PLAZA

RIVER ACCESS DROP-OFF

PICNIC AREA

RIVERWALK TRAIL

WILLOW ISLAND

RIVER ACCESS

POSSIBLE ART
1234689
11 12
13 14
15 16
177*
10 185
1 2
23 3
4 6
7 8
9 9
11 12
13 14
15 15
15 15
16 16
17 *
*
*
*
*
*
13 13
18 18

9.A.a
Packet Pg. 422 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

PRELIMINARY MASTER PLAN

ADDITIONAL COMMENTS & CONSIDERATIONS

ADD SIDEWALK
& CROSSWALK
● Overall positive reaction to masterplan
● Support for river access via Badger Park --
commissioners suggested adding direct
kayak / canoe access along eastern edge of
park
● Volleyball court incorporated along river
access connector
● Support for an adventure play experiences
within the west forest area, including natural
boulders and logs for spontaneous play
● Incorporate Public Works, Utility, and Public
Safety considerations
HERON DR.
2ND ST.

TUCKER ST.

RUSSIAN RIVER

SUPPORT FOR ADVENTURE

PLAY EXPERIENCES

VOLLEYBALL

RIVER ACCESS -

EMERGENCY
BOAT ACCESS?

NATURAL RESOURCE

MANAGEMENT AND FIRE

FUELS REDUCTION

WIDEN TRAILS FOR UTILITY

SERVICING

EV CHARGING

LOCATION FOR FUTURE SEWER

LIFT STATION RELOCATION

9.A.a
Packet Pg. 423 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

FINAL MASTER PLAN

BADGER PARK MASTER PLAN

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Packet Pg. 424 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

PROPOSED MASTER PLAN

CENTRAL LAWN

PROMENADE

RIVER OVERLOOKS

PLAY AREA

ADVENTURE PLAY

COMMUNITY GARDEN

DOG PLAY AREA

RESTROOMS

SPORTS COURTS

VOLLEYBALL

GAME COURTS

LOOP TRAIL
PLAZA

RIVER ACCESS DROP-OFF

PICNIC AREA

RIVERWALK TRAIL

WILLOW ISLAND

RIVER ACCESS

POSSIBLE ART
1234689
11 12
13 14
15 16
177*

UPDATED
10 185
1 2
23 3
4 6
7 8
9 9
11 12
13 14
15 15
15 15
16 16
17 *
*
*
*
*
*
13 13
10 18
3 18
5 5

9.A.a
Packet Pg. 425 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

MATERIAL PALETTE

WOOD METAL STONE

MUTED COLOR PALETTE

MATCHES RIVER COLORS

MIX OF INDIGENOUS

MATERIALS AND METAL

BADGER PARK

9.A.a
Packet Pg. 426 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO ‘AT-GRADE CREEK CROSSINGS

OVERLOOKS

LANDFORMS FRAME VIEWS
‘RIVER’ NATURAL PLAY INDUSTRIAL PAVILION

COMMUNITY GARDEN

ARTISTIC FENCE

MULTI-SPORT COURTS

9.A.a
Packet Pg. 427 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO 123456789 10 CENTRAL LAWN

PROMENADE

PLAY AREA
PLAZA
STAIRS

RESTROOMS

SPORT COURTS

COMMUNITY GARDEN

DOG PLAY AREA

PARKING AREA

OVERLOOK
1 2
5 4
9 6
8 11
2 10

AERIAL LOOKING WEST
11 7
4 3

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Packet Pg. 428 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO 2 1
4 PROMENADE 123

PROMENADE

GRASSY LANDFORMS

PLAY AREA BEYOND
4 PLANTING AREA
3 9.A.a
Packet Pg. 429 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO LANDFORMS 9.A.a
Packet Pg. 430 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO LANDFORMS 9.A.a
Packet Pg. 431 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

PROPOSED MASTER PLAN

UPDATED CENTRAL LAWN

PROMENADE

RIVER OVERLOOKS

PLAY AREA

ADVENTURE PLAY

COMMUNITY GARDEN

DOG PLAY AREA

RESTROOMS

SPORTS COURTS

VOLLEYBALL

GAME COURTS / PLAY

LOOP TRAIL
PLAZA

RIVER ACCESS DROP-OFF

PICNIC AREA

RIVERWALK TRAIL

WILLOW ISLAND

RIVER ACCESS

POSSIBLE ART
1234689
11 12
13 14
15 16
177*
10 185
1 2
23 3
4 6
7 8
9 9
11 12
13 14
15 15
15 15
16 16
17 *
*
*
*
*
*
13 13
10 18
185
5 3

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Packet Pg. 432 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO 90

BADGER PARK

SYAR INDUSTRIES

BADGER PARK REACH

WILLOW ISLAND

WILLOW BEACH

RIVERWALK TRAIL

OVERLOOK

ACCESS STAIRS

CREEK CROSSING
POSSIBLE KAYAK PUT-IN?

POSSIBLE TRAIL CONNECTION TO DOWNTOWN

POSSIBLE FUTURE TRAILS ON PRIVATE PROPERTY (CONCEPT ONLY) 1 2
3 4
5 7
8 6
9 1
2 3
4 5
6 7
8 9

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Packet Pg. 433 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO 91 badger park
willow
island
~8’
beach river gravel bar syar property
gabion walls
BADGER PARK REACH willow island 9.A.a
Packet Pg. 434 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

RECREATIONAL AMENITIES

ROOM FOR AMENITIES

KIT OF PARTS

PUBLIC BEACH
PIERS
PRECEDENTS 9.A.a
Packet Pg. 435 Attachment: Badger Park Redevelopment - Preliminary Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO PRECEDENTS 9.A.a
Packet Pg. 436 Attachment: Badger Park Redevelopment - Preliminary Master

BADGER PARK

PRELIMINARY COST ESTIMATE REPORT
FINAL DRAFT ESTIMATE 09-15-2021

9.A.b
Packet Pg. 437 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Opinion of Probable Construction Cost
Preliminary Cost Estimate
Based on Preliminary Pricing Set Dated 08-23-2021
Badger Park
750 Heron Drive
Healdsburg CA 95448
Prepared for:

Fletcher Studio
2325 3rd Street Suite 323, San Francisco CA 94107
Date of Final Draft Cost Estimate Report
09/15/2021
Prepared by:

MicroEstimating Inc.
a preconstruction services company

9.A.b
Packet Pg. 438 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Preliminary Cost Estimate
Table of Contents: Page No.

Project Contact Information 4
CSI Summary Estimate 5
Base Bid Detail Estimate 6-11
Alternate No. 4 - Back-In Parking at Garden 9-12
Qualifications & Exclusions 12-14
Escalation 15
Badger Park
MicroEstimating Inc.
a preconstruction services company

9.A.b
Packet Pg. 439 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing)

PROJECT CONTACT INFORMATION
Preliminary Cost Estimate
Prepared for:

Fletcher Studio
2325 3rd Street Suite 323, San Francisco CA 94107
Project Manager: Lauren Ewald
Email: [email protected]
Phone: (415) 760-2297
Prepared by:

MicroEstimating Inc.

Preconstruction Services Consulting
850 S. Van Ness Street, Suite 26
San Francisco, CA 94110
3055 Alvarado Street
San Leandro, CA 94577
Attention: Henry Tooryani, CPE, LEED AP
Certified Professional Estimator
Active General Contractor License A & B
Email: [email protected]
Phone: 1-415-826-9626 (O) 1-925-989-5556 Mobile
MicroEstimating Inc.
a preconstruction services company
4 9.A.b
Packet Pg. 440 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Preliminary Cost Estimate Estimate Date: 09/15/2021
Based on Preliminary Pricing Set Dated 08-23-2021
Site Area 335,600 SF
Division 01 - GENERAL REQUIREMENTS $ 0.54 $ 181,000
Division 12 - SITE FURNISHING $ 4.00 $ 1,343,099
Division 26 - ELECTRICAL $ 1.93 $ 648,092
Division 31 - EARTHWORK $ 0.30 $ 100,650
Division 32 - EXTERIOR IMPROVEMENTS $ 13.36 $ 4,484,569 Division 33 - UTILITIES $ 0.96 $ 322,805
SUBTOTAL OF DIRECT COST BEFORE CONTINGENCY $ 21.10 $ 7,080,215 CONTINGENCIES (DESIGN & ESTIMATING) 15.00% $ 1,062,032
TOTAL DIRECT TRADE COST INCLUDING CONTINGENCY $ 8,142,247

INDIRECT COST
GENERAL CONDITIONS and GR 15.00% $ 1,221,337
OFFICE OVERHEAD/GENERAL CONTRACTOR FEE 6.00% $ 561,815
BOND AND INSURANCE 2.00% $ 198,508
TOTAL COST BEFORE ESCALATION $ 10,123,907
ESCALATION TO MID- POINT OF CONSTRUCTION 11.30% $ 1,144,002 TOTAL CONSTRUCTION COST $ 33.58 $ 11,267,909

SOFT COST
Soft Costs (15% Designer + 2% Plan Check Fee + 2% Permit) 19.00% $ 2,140,903 TOTAL CONSTRUCTION COST + SOFT COST $ 13,408,812
Alternates - Including Mark-ups
Alternate 1 - Willow Island Beach Improvements $ 272,024 Alternate 2 - Kayak River Access at Willow Beach $ 219,970 Alternate 3 - Kayak River Access Point East Side) $ 132,285 Alternate 4 - Back in Parking at Community Garden $ 828,367 Cost/GSF Group Extension
Badger Park
Description
MicroEstimating Inc.
a preconstruction services company
5 9.A.b
Packet Pg. 441 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Preliminary Cost Estimate Estimate Date: 09/15/2021
Based on Preliminary Pricing Set Dated 08-23-2021
Site Area 335,600 SF
Div. 01 GENERAL REQUIREMENTS
01 91 13 General Commissioning Requirements $ 181,000
Mobilization 1 EA $ 90,000.00 $ 90,000
Traffic Control 1 EA $ 21,000.00 $ 21,000
Water Pollution Control 1 EA $ 70,000.00 $ 70,000
Division 01 - GENERAL REQUIREMENTS $ 181,000 $ 181,000
Div. 12 SITE FURNISHING
Site Furnishing $ 1,343,099
Picnic Table 17 EA $ 2,500.00 $ 42,500
Drinking Fountain 3 EA $ 5,120.00 $ 15,360
Litter & Recycling System 5 EA $ 1,450.00 $ 7,250
Dog Waste Station 1 EA $ 890.00 $ 890
Playground Equipment 1 EA $ 25,000.00 $ 25,000
Playground Shade Structure 1 EA $ 100,000.00 $ 100,000
Surfacing for Playground See Site Improvements
Balance Beams 2 EA $ 1,980.00 $ 3,960
Nature Play Logs 11 EA $ 670.00 $ 7,370
Other Shade Structure at 4 Corners 4 EA $ 100,000.00 $ 400,000 Storage for Sport Field's Equipment's 4 EA $ 25,000.00 $ 100,000 Metal Bleachers and Concrete Foundations 4 EA $ 15,000.00 $ 60,000 Players Benches 8 EA $ 2,500.00 $ 20,000
Bike Racks 4 EA $ 580.00 $ 2,320
4' High Metal Fence 1,920 LF $ 147.00 $ 282,240
10' High Metal Fence 265 LF $ 231.00 $ 61,215
8' Wood Fence 223 LF $ 128.00 $ 28,544
Trash Enclosure 1 EA $ 19,350.00 $ 19,350
Handrail at Concrete Stair 240 LF $ 150.00 $ 36,000
Concrete Footing for Site Furnishing 1 LS $ 25,100.00 $ 25,100 Restroom 2 EA $ 53,000.00 $ 106,000
Division 12 - SITE FURNISHING $ 1,343,099 $ 1,343,099
Div. 26 ELECTRICAL
26 05 00 Common Work Results for Electrical $ 648,092

LIGHTING
L1 17 EA $ 1,100.00 $ 18,700
L2 2 EA $ 2,500.00 $ 5,000
L3 16 EA $ 1,500.00 $ 24,000
L4 2 EA $ 7,500.00 $ 15,000
Branch Conduit 7,000 LF $ 32.20 $ 225,400
Excavation backfill compaction 7,000 LF $ 20.00 $ 140,000 Shade structure lighting 1 LS $ 3,500.00 $ 3,500
Lighting control 1 LS $ 8,500.00 $ 8,500
Rest rooms 1 LS $ 4,500.00 $ 4,500
Modifications at substation for new work. 1 LS $ 28,000.00 $ 28,000 Laser aiming kit 1 LS $ 1,600.00 $ 1,600
Air mesh hub 1 LS $ 800.00 $ 800
Remote commissioning 1 LS $ 1,500.00 $ 1,500
Install pole base 21 EA $ 3,500.00 $ 73,500
Install fixtures on poles 21 EA $ 700.00 $ 14,700
Set poles and wire fixtures 21 EA $ 750.00 $ 15,750
Equipment and operator to rig poles 21 LS $ 500.00 $ 10,500 Christy box 42 EA $ 252.00 $ 10,584
Aim lights labor and equipment 1 LS $ 750.00 $ 750
EV chargers 4 EA $ 6,500.00 $ 26,000
1" PVC w/ 3-#8 400 LF $ 42.50 $ 17,000
EVC Christy box 4 EA $ 352.00 $ 1,408
Final commissioning 1 LS $ 1,400.00 $ 1,400
Division 26 - ELECTRICAL $ 648,092 $ 648,092
Extension Group
Extension
Badger Park
Description Quantity Unit Unit Cost
MicroEstimating Inc.
6 9.A.b
Packet Pg. 442 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Preliminary Cost Estimate Estimate Date: 09/15/2021
Based on Preliminary Pricing Set Dated 08-23-2021
Site Area 335,600 SF
Extension Group
Extension
Badger Park
Description Quantity Unit Unit Cost
MicroEstimating Inc.
7 9.A.b
Packet Pg. 443 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Preliminary Cost Estimate Estimate Date: 09/15/2021
Based on Preliminary Pricing Set Dated 08-23-2021
Site Area 335,600 SF
Extension Group
Extension
Badger Park
Description Quantity Unit Unit Cost
MicroEstimating Inc.

Div. 31 EARTHWORK
31 08 23 Compaction Control and Testing $ 100,650
Fine Grading for Hardscape areas 165,000 SF $ 0.61 $ 100,650 Division 31 - EARTHWORK $ 100,650 $ 100,650
Div. 32 EXTERIOR IMPROVEMENTS
32 11 23 Exterior Improvements $ 3,461,820
4" Aggregate base below Concrete Paving, Decomposed
Granite 96,400 SF $ 2.80 $ 269,920
15" Aggregate base below Asphalt paving 24,000 SF $ 4.90 $ 117,600 Concrete Paving Type 1 44,500 SF $ 15.90 $ 707,550
Concrete Paving Type 2 18,600 SF $ 15.90 $ 295,740
Concrete Paving Type 3 7,600 SF $ 15.90 $ 120,840
3" Asphalt Paving 24,000 SF $ 6.30 $ 151,200
Permeable Concrete 12,000 SF $ 19.82 $ 237,840
Turf-Block Pavers 1,400 SF $ 26.40 $ 36,960
Concrete Seat wall 700 LF $ 312.00 $ 218,400
Concrete Retaining Wall including Footing 200 LF $ 450.00 $ 90,000 Concrete Stairs 3,800 SF $ 25.10 $ 95,380
City Curb & Gutter 1,800 LF $ 87.00 $ 156,600
Bocce Court (Includes Drain Rock, Fabric, Perf Pipe) 2,000 SF $ 17.20 $ 34,400 Poured-In-Place Rubber surfacing (Includes 4" foam, rock) 7,000 SF $ 25.00 $ 175,000 Decomposed Granite 13,700 SF $ 6.30 $ 86,310
Synthetic Turf (Dog Play Area) (Includes Rock) 9,600 SF $ 29.10 $ 279,360 Sand Volley Ball Court (Includes rock) 2,700 SF $ 21.00 $ 56,700 Sports Court Surfacing (Includes striping) 7,700 SF $ 34.20 $ 263,340 Graded Trails with Native Dirt 10,400 SF $ 4.70 $ 48,880 Striping & Signage 1 LS $ 19,800.00 $ 19,800
Landscape & Irrigation $ 1,022,749
Irrigation 167,900 SF $ 2.01 $ 337,479
Planting (Includes Soil Amendment , 3" Mulch)
15 Gal Tree 15 EA $ 670.00 $ 10,050
24" Box tree 40 EA $ 1,120.00 $ 44,800
36" Box tree 30 EA $ 1,980.00 $ 59,400
48" Box tree 15 EA $ 2,910.00 $ 43,650
1 Gal Shrubs 7,018 EA $ 15.00 $ 105,270
5 Gal Shrubs 7,509 EA $ 27.00 $ 202,743
3" Mulch 833 CY $ 39.00 $ 32,487
Soil amendment 3,109 CY $ 30.00 $ 93,270
SOD Lawn 78,000 SF $ 1.20 $ 93,600
River Access - See Alternates See Alternates
Division 32 - EXTERIOR IMPROVEMENTS $ 4,484,569 $ 4,484,569 Div. 33 UTILITIES
33 11 16 Site Domestic Water System $ 322,805
12" SD Line 1,300 LF $ 145.00 $ 188,500
Drain Inlet 10 EA $ 1,260.00 $ 12,600
Area Drain 7 EA $ 450.00 $ 3,150
Sanitary Sewer Line 377 LF $ 150.00 $ 56,550
Domestic Water line 395 LF $ 119.00 $ 47,005
Fire Hydrants 2 EA $ 7,500.00 $ 15,000
Division 33 - UTILITIES $ 322,805 $ 322,805
SUBTOTAL OF DIRECT CONSTRUCTION COST $ 7,080,215 $ 7,080,215 8 9.A.b
Packet Pg. 444 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Preliminary Cost Estimate Estimate Date: 09/15/2021
Alternate 1 - Willow Island Beach Improvements
Alternate 1 - Willow Island Beach Improvements
Scope Description
31 08 23 Compaction Control and Testing $ 97,016
Clear Vegtation/ Grading 10,000 SF $ 2.35 $ 23,500
Cut 12" for New Imported Sand 371 CY $ 35.00 $ 12,985
Offahul 12" Soil 371 CY $ 61.00 $ 22,631
Import 12" Sand 10,000 SF $ 3.79 $ 37,900
Division 31 - EARTHWORK $ 97,016 $ 97,016
Div. 32 EXTERIOR IMPROVEMENTS
32 11 23 Exterior Improvements $ 46,620
Wooden Stair (8' wide) 20 EA $ 1,304.00 $ 26,080
Wood Decking 200 SF $ 63.80 $ 12,760
12" Deep Concrete Footing below Wood Decking 20 EA $ 389.00 $ 7,780 Division 32 - EXTERIOR IMPROVEMENTS $ 46,620 $ 46,620
SUBTOTAL OF DIRECT COST BEFORE CONTINGENCY $ 143,636 $ 143,636 CONTINGENCIES/ ACCESS RESTRICTIONS 15.00% $ 21,545
TOTAL DIRECT TRADE COST INCLUDING CONTINGENCY $ 165,181

INDIRECT COST
GENERAL CONDITIONS and GR 15.00% $ 24,777
OFFICE OVERHEAD/GENERAL CONTRACTOR FEE 6.00% $ 11,398
BOND AND INSURANCE 2.00% $ 4,027
TOTAL COST BEFORE ESCALATION $ 205,383
ESCALATION TO MID- POINT OF CONSTRUCTION 11.30% $ 23,208 TOTAL CONSTRUCTION COST WITHOUT OWNER'S (FEE/PM/DELIVERY) COST $ 228,592

SOFT COST
Soft Costs (15% Designer + 2% Plan Check Fee + 2% Permit) 19.00% $ 43,432 TOTAL CONSTRUCTION COST + SOFT COST $ 272,024
Extension Group
Extension
Badger Park
Description Quantity Unit Unit Cost
MicroEstimating Inc.
9 9.A.b
Packet Pg. 445 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Preliminary Cost Estimate Estimate Date: 09/15/2021
Alternate 2 - Kayak River Access at Willow Beach
Alternate 2 - Kayak River Access at Willow Beach
Div. 32 EXTERIOR IMPROVEMENTS
32 11 23 Exterior Improvements $ 116,150
Misc. Improvements around the access to River 10,000 SF $ 10.00 $ 100,000 3' High Gabion Wall 100 LF $ 106.50 $ 10,650
Footing 100 LF $ 55.00 $ 5,500
Division 32 - EXTERIOR IMPROVEMENTS $ 116,150 $ 116,150 SUBTOTAL OF DIRECT COST BEFORE CONTINGENCY $ 66,150 $ 116,150 CONTINGENCIES/ ACCESS RESTRICTIONS 15.00% $ 17,423
TOTAL DIRECT TRADE COST INCLUDING CONTINGENCY $ 133,573

INDIRECT COST
GENERAL CONDITIONS and GR 15.00% $ 20,036
OFFICE OVERHEAD/GENERAL CONTRACTOR FEE 6.00% $ 9,217
BOND AND INSURANCE 2.00% $ 3,256
TOTAL COST BEFORE ESCALATION $ 166,081
ESCALATION TO MID- POINT OF CONSTRUCTION 11.30% $ 18,767 TOTAL CONSTRUCTION COST $ 184,849

SOFT COST
Soft Costs (15% Designer + 2% Plan Check Fee + 2% Permit) 19.00% $ 35,121 TOTAL CONSTRUCTION COST + SOFT COST $ 219,970
Extension Group
Extension
Badger Park
Description Quantity Unit Unit Cost
MicroEstimating Inc.
a preconstruction services company
10 9.A.b
Packet Pg. 446 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Preliminary Cost Estimate Estimate Date: 09/15/2021
Alternate 3 - Kayak River Access Point (Along East Side of Property) Alternate 3 - Kayak River Access Point (Along East Side of Property) Div. 32 EXTERIOR IMPROVEMENTS
32 11 23 Exterior Improvements $ 69,850
Wooden Stair with Middle Ramp 30 EA $ 1,495.00 $ 44,850 Misc. Work 1 LS $ 25,000.00 $ 25,000
SUBTOTAL OF DIRECT COST BEFORE CONTINGENCY $ 69,850 $ 69,850 CONTINGENCIES/ ACCESS RESTRICTIONS 15.00% $ 10,478
TOTAL DIRECT TRADE COST INCLUDING CONTINGENCY $ 80,328

INDIRECT COST
GENERAL CONDITIONS and GR 15.00% $ 12,049
OFFICE OVERHEAD/GENERAL CONTRACTOR FEE 6.00% $ 5,543
BOND AND INSURANCE 2.00% $ 1,958
TOTAL COST BEFORE ESCALATION $ 99,878
ESCALATION TO MID- POINT OF CONSTRUCTION 11.30% $ 11,286 TOTAL CONSTRUCTION COST WITHOUT OWNER'S (FEE/PM/DELIVERY) COST $ 111,164

SOFT COST
Soft Costs (15% Designer + 2% Plan Check Fee + 2% Permit) 19.00% $ 21,121 TOTAL CONSTRUCTION COST + SOFT COST $ 132,285
Extension Group
Extension
Badger Park
Description Quantity Unit Unit Cost
MicroEstimating Inc.
a preconstruction services company
11 9.A.b
Packet Pg. 447 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Preliminary Cost Estimate Estimate Date: 09/15/2021
Alternate 4 - Back in Parking at Community Garden
Alternate 4 - Back in Parking at Community Garden
Div. 31 EARTHWORK
$ 12,000
Clear & Grub/Rough Grading 24,000 SF $ 0.50 $ 12,000
Division 31 - EARTHWORK $ 12,000 $ 12,000
Div. 32 EXTERIOR IMPROVEMENTS
$ 425,400
15" Aggregate base below Asphalt paving 24,000 SF $ 4.90 $ 117,600 3" Asphalt Paving 24,000 SF $ 6.30 $ 151,200
City Curb & Gutter 1,800 LF $ 87.00 $ 156,600
Division 32 - EXTERIOR IMPROVEMENTS $ 425,400 $ 425,400 SUBTOTAL OF DIRECT COST BEFORE CONTINGENCY $ 437,400 $ 437,400 CONTINGENCIES/ ACCESS RESTRICTIONS 15.00% $ 65,610
TOTAL DIRECT TRADE COST INCLUDING CONTINGENCY $ 503,010

INDIRECT COST
GENERAL CONDITIONS and GR 15.00% $ 75,452
OFFICE OVERHEAD/GENERAL CONTRACTOR FEE 6.00% $ 34,708
BOND AND INSURANCE 2.00% $ 12,263
TOTAL COST BEFORE ESCALATION $ 625,433
ESCALATION TO MID- POINT OF CONSTRUCTION 11.30% $ 70,674 TOTAL CONSTRUCTION COST WITHOUT OWNER'S (FEE/PM/DELIVERY) COST $ 696,106

SOFT COST
Soft Costs (15% Designer + 2% Plan Check Fee + 2% Permit) 19.00% $ 132,260 TOTAL CONSTRUCTION COST + SOFT COST $ 828,367
Extension Group
Extension
Badger Park
Description Quantity Unit Unit Cost
MicroEstimating Inc.
a preconstruction services company
12 9.A.b
Packet Pg. 448 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Qualifications & Assumptions
Badger Park
Basis of the Estimate:

This estimate is based on "Preliminary Pricing Set" prepared by Fletcher Studio dated 08/23/21 Project Description:

Badger Park is located on the south side of the City, along the Russian River, and is the City’s largest park in its present inventory. The park’s current programming includes: community gardens, children’s play area, a dog park, and a large walking circuit. However, the site’s needs and usage have formalized and increased. Further, the park is expected to be a key recreation area for the Mill District, a

9.6-acre community being developed in Downtown Healdsburg.

The estimate specifically excludes the following items:
1) Utility Connection Fees
2) Furniture Fitting and Equipment (FFE)
3) Fire Proofing of Structural Steel Is Excluded per the Design Description 4) Engineering and Architectural or any other Design Fees 5) Land Cost, Financing Cost and Legal Fees
6) Permit & Plan Check Fees
7) Testing and Inspection Cost
8) Quality Control Costs
9) Owner's Project Administration, Management and Supervision 10) Cost of Change Orders during Construction
11) Cost of Escalation Beyond the Assumed Construction Schedule Allowances
No Allowance is included for Hazmat or Asbestos and Lead Abatement in the Estimate Project Delivery Method
The estimate reflects our Opinion of Probable Construction Costs obtainable in the project locality on the date of this estimate under competitive bidding for a lump sum (Design-Bid-Build) contract with A minimum of 3 bids.

Basis of Quantities
Wherever possible, this estimate has been based upon the actual measurement of different items of work. For the remaining items, parametric measurements were used in conjunction with references from other projects of a similar nature.

Direct Cost
1) The unit prices used in the direct cost estimate section are composite unit prices which include costs for material, labor, equipment and subcontractor's/supplier's mark-ups and sales tax.
2) Subcontractor’s overhead and profit is included in each line item unit cost. 3) Labor costs are based on Prevailing wages for Bay Area focusing in Sonoma County.

MicroEstimating Inc.
a preconstruction services company
13 9.A.b
Packet Pg. 449 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Qualifications & Assumptions
MicroEstimating Inc.
a preconstruction services company
Indirect Cost
Markups are added in the Summary to cover the following needed costs:
a) General Contractor's general conditions and general requirements b) General contractor's overhead and profit, bonds and insurance c) Design phase contingency
d) Cost escalation beyond the assumed construction mid-point e) Other indirect costs which may be needed to complete the project.

Items Impacting Costs
The following is a list of items that may affect the cost estimate:
a) Modifications to the scope of work or assumptions included in this estimate b) Unforeseen sub-surface conditions such rock and hazardous material c) Special phasing requirements
d) Restrictive technical specifications or excessive contract conditions e) Any specified item of equipment, material, or product that cannot be obtained from at least three different sources f) Any other non-competitive bid situations.
g) Any cost of handling, removal, treatment and transportation of hazardous Waste Material is Excluded.

This estimate represents MicroEstimating' s opinion of probable construction costs based on professional experience and qualifications. Since we have no control over the cost of labor, materials or equipment, services furnished by others, contractor’s method of pricing and carrying out of work, design work still to be completed, competitive bidding, or market conditions, we cannot guarantee that bid or final construction costs will not vary from our opinion of probable costs. These opinions of cost are based on current market conditions with a relatively low level of participation from General Contractors and Subcontractors on public works and private projects.

Bid Conditions
Experience shows fewer bidders may result in higher bids, and conversely more bidders may result in lower bids. Therefore, it is important to obtain as many bids as possible.

Due to the high number of construction projects currently underway in Bay Area there is a shortage or lack of participation in some special trades, as well as shortages of labor and skilled workers that may impact the cost of construction projects. These conditions may continue for a few years before construction slows. For this reason we suggest that the owner carry an additional 10% above and beyond this construction cost. This 10% is not considered to be a contingency of escalation factor, but is only to account for market volatility.

Market Conditions:

General Qualifications of the Estimate
14 9.A.b
Packet Pg. 450 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Date of Estimate Pricing 09/15/2021
Start of Construction 1/15/2023
End of Construction 1/15/2024
Construction Duration in Calendar Days 365 Days
12 Months
Number of Days as of Estimate Report 487 Days
1/2 of construction period (Mid-Point) 183 Days
Day of estimate pricing to mid-point 670 Days
22 Months
Mid-Point of Construction 7/16/2023
Escalation Per Year Factor 6.0%
Total Escalation to Mid-Point of Construction 11.30%
Badger Park

ESCALATION CALCULATION
MicroEstimating Inc.
a preconstruction services company
15 9.A.b
Packet Pg. 451 Attachment: Badger Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

FINAL MASTER PLAN

SAGGIO HILLS DEVELOPMENT PARK MASTER PLAN

9.A.c
Packet Pg. 452 Attachment: Saggio Hills Development Park - Final Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

FINAL MASTER PLAN

SAGGIO HILLS DEVELOPMENT PARK

SPORTS FIELDS
(NORTH OF THE CREEK)

COMMUNITY PARK
(SOUTH OF THE CREEK)

BARBIERI PARK INTEGRATION

TRAILS NETWORK

OFF-LEASH DOG PLAY AREA

STORMWATER FEATURES

CREEK RESTORATION

WETLANDS

NATURAL RESOURCE

MANAGEMENT AND FIRE

FUELS REDUCTION

9.A.c
Packet Pg. 453 Attachment: Saggio Hills Development Park - Final Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

SPORTS FIELDS

PLAY AREAS

PICNIC ISLAND

PROMENADES

PARKING
RESTROOMS + CONCESSIONS

DOG PLAY AREA

HIKING TRAILS

SPORTS COURTS

PUMP TRACK

COMMUNITY GARDEN

OAK GROVE

OPEN LAWN

SPECIAL USE GARDENS

PICNIC PAVILION

BANDSHELL

MULTI-USE TRAIL

POSSIBLE ART
1 2
3 4
5 7
8 9
10 11
12 13
14 15
16 1
2 2
4 5
5 6
7 8
9 9
10 11
13 2
14 15
*
PASSALACQUA RD. HEALDSBURG AVE.

SADDLE DRAW

BRIDLE PATH
SPUR RIDGE LN.

LATIGO LN.
12 2
6 13
6 4
*
*
*
*
*
*
*
3 16
8 17
17 17
17 8
5 FINAL MASTER PLAN
sAGGIO HILLS DEVELOPMENT PARK

9.A.c
Packet Pg. 454 Attachment: Saggio Hills Development Park - Final Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

FINAL MASTER PLAN

BARBIERI PARK INTEGRATION
INITIAL: PARK AMENITIES AND DESIGN REMAIN AS IS FUTURE: AMENITIES UPGRADED AFTER NEW PARK DEVELOPED

NEW COMMUNITY GARDEN

UPGRADED RESTROOMS

EXISTING LAWN REMAINS

PROMENADES EXTEND TO

INTEGRATE BARBIERI INTO

LARGER IMPROVEMENTS

UPGRADED PLAY AREA

OAK GROVE THRESHOLD PARK AMENITIES AND

DESIGN REMAIN AS IS

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Packet Pg. 455 Attachment: Saggio Hills Development Park - Final Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO FINAL MASTER PLAN PROGRAMS 12356

OPEN LAWN

PLAY AREA

COMMUNITY GARDEN

DOG PLAY AREA

OFF-LEASH DOG PLAY AREA

ACTIVE USE AREAS (SOCCER,

BASEBALL, COURTS, PUMP TRACK)

SPECIAL USE GARDENS

PASSIVE PROGRAM AREA

PICNIC AREAS
VIEWS
78 6
6 5
4 4
2 3
7 2

SAGGIO HILLS DEVELOPMENT PARK
71 1
2 2
6 6
8 8
8 88
8 9.A.c
Packet Pg. 456 Attachment: Saggio Hills Development Park - Final Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

FINAL MASTER PLAN MATERIAL PALETTE
GRAVEL

DECOMPOSED

GRANITE CONCRETE

WARM TONES TO

MATCH GRASSES

GRASS LANDSCAPE IS

CANVAS FOR COLOR

SAGGIO HILLS DEVELOPMENT PARK

NATURE-INSPIRED
CANVAS

USE ACCENT

COLORS SPARINGLY

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Packet Pg. 457 Attachment: Saggio Hills Development Park - Final Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

AGRARIAN STYLE

ADVENTURE PLAY

PROMENADES

SPORTS FIELD LIGHTING
PAVILION FOR 100

SHADED DUGOUTS

RCHITECTURAL FENCING

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Packet Pg. 458 Attachment: Saggio Hills Development Park - Final Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO 123456789
10 SPORTS FIELDS

PLAY AREA
RESTROOMS + CONCESSIONS
DUGOUTS + BLEACHERS

GATHERING SPACE

PICNIC ISLAND

FOSS CREEK

PARKING AREA

DOG PLAY AREA (FENCED)

FIRESTATION (BY OTHERS)
1 2
7 6
8 3
9 8 10

AERIAL LOOKING SOUTHEAST
4 4

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Packet Pg. 459 Attachment: Saggio Hills Development Park - Final Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO AERIAL LOOKING NORTH 123456789
10 PROMENADE

SPORTS FIELD

OPEN LAWN

OAK GROVE

PICNIC PAVILION

PARKING AREA

PLAY AREA

SPORTS COURTS

GATHERING SPACE

PUMP TRACK

POSSIBLE ART
1 7
3 4
5 8
8 9
3 2
*
3 *
*
*
*
*

9.A.c
Packet Pg. 460 Attachment: Saggio Hills Development Park - Final Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO PICNIC ISLAND 12345678

PICNIC AREA

ELEVATED OVERLOOKS

CREEK CROSSING

FOSS CREEK

OAK GROVE

FIELD-SIDE PLAY AREA

CREEKSIDE SEATING

SPORTS FIELDS
4 3
3 2
2 6
7 8
1 5
4 9.A.c
Packet Pg. 461 Attachment: Saggio Hills Development Park - Final Master HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

FINAL MASTER PLAN

SAGGIO HILLS DEVELOPMENT PARK

SPORTS FIELDS
(NORTH OF THE CREEK)

COMMUNITY PARK
(SOUTH OF THE CREEK)

BARBIERI PARK INTEGRATION

TRAILS NETWORK

OFF-LEASH DOG PLAY AREA

STORMWATER FEATURES

CREEK RESTORATION

WETLANDS

NATURAL RESOURCE

MANAGEMENT AND FIRE

FUELS REDUCTION

9.A.c
Packet Pg. 462 Attachment: Saggio Hills Development Park - Final Master Montage Development Park
Preliminary Cost Estimate Report
Final Draft Dated 09-15-2021

9.A.d
Packet Pg. 463 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Opinion of Probable Construction Cost
Preliminary Cost Estimate
Based on Preliminary Pricing Set Dated 08-23-2021
Montage Development Park
Healdsburg Avenue & Passalacqua Road
Healdsburg CA 95448
Prepared for:

Fletcher Studio
2325 3rd Street Suite 323 San Francisco CA 94107
Date of Final Draft Cost Estimate Report
09/15/2021
Prepared by:

MicroEstimating Inc.
a preconstruction services company

9.A.d
Packet Pg. 464 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Preliminary Cost Estimate
Table of Contents: Page No.

Project Contact Information 4
CSI Summary Estimate 5
Detail Estimate 6-7
Alternates 1 - Develop Portion of Barbieri 8
Alternates 2 - Syntetic Turf & Natural Grass 9
Qualifications & Exclusions 10-11
Escalation 12
Montage Development Park
MicroEstimating Inc.
a preconstruction services company

9.A.d
Packet Pg. 465 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and

PROJECT CONTACT INFORMATION
Preliminary Cost Estimate
Prepared for:

Fletcher Studio
2325 3rd Street Suite 323 San Francisco CA 94107
Project Manager: Lauren Ewald
Email: [email protected]
Phone: (415) 760-2297
Prepared by:

MicroEstimating Inc.

Preconstruction Services Consulting
850 S. Van Ness Street, Suite 26
San Francisco, CA 94110
3055 Alvarado Street
San Leandro, CA 94577
Attention: Henry Tooryani, CPE, LEED AP
Certified Professional Estimator
Active General Contractor License A & B
Email: [email protected]
Phone: 1-415-826-9626 (O) 1-925-989-5556 Mobile
MicroEstimating Inc.
a preconstruction services company

9.A.d
Packet Pg. 466 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Preliminary Cost Estimate Estimate Date: 09/15/2021
Based on Preliminary Pricing Set Dated 08-23-2021
Site Area 698,000 SF
Division 01 - GENERAL REQUIREMENTS $ 0.40 $ 276,000
Division 12 - SITE FURNISHING $ 2.19 $ 1,526,893
Division 26 - ELECTRICAL $ 1.44 $ 1,004,704
Division 31 - EARTHWORK $ 0.31 $ 213,500
Division 32 - EXTERIOR IMPROVEMENTS $ 18.45 $ 12,880,461 Division 33 - UTILITIES $ 0.92 $ 641,960
SUBTOTAL OF DIRECT COST BEFORE CONTINGENCY $ 23.70 $ 16,543,518 CONTINGENCIES (DESIGN & ESTIMATING) 15.00% $ 2,481,528
TOTAL DIRECT TRADE COST INCLUDING CONTINGENCY $ 19,025,046

INDIRECT COST
GENERAL CONDITIONS and GR 15.00% $ 2,853,757
OFFICE OVERHEAD/GENERAL CONTRACTOR FEE 6.00% $ 1,312,728 BOND AND INSURANCE 2.00% $ 463,831
TOTAL COST BEFORE ESCALATION $ 23,655,361
ESCALATION TO MID- POINT OF CONSTRUCTION 14.60% $ 3,453,683 TOTAL CONSTRUCTION COST $ 38.84 $ 27,109,044

SOFT COST
Soft Costs (15% Designer + 2% Plan Check Fee + 2% Permit) 19.00% $ 5,150,718 TOTAL CONSTRUCTION COST + SOFT COST $ 32,259,762
Alternates
Alternate No. 1 Develop Portion of Barbieri $ 2,573,195 Alternate No. 2 Synthetic Turf Infields and Natural Grass Outfields $ (2,827,111) Cost/GSF Group Extension
Montage Development Park
Description
MicroEstimating Inc.
a preconstruction services company

9.A.d
Packet Pg. 467 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Preliminary Cost Estimate Estimate Date: 09/15/2021
Based on Preliminary Pricing Set Dated 08-23-2021
Site Area 698,000 SF
Div. 01 GENERAL REQUIREMENTS
01 91 13 General Commissioning Requirements $ 276,000
Mobilization 1 EA $ 150,000.00 $ 150,000
Traffic Control 1 EA $ 28,000.00 $ 28,000
Water Pollution Control 1 EA $ 98,000.00 $ 98,000
Division 01 - GENERAL REQUIREMENTS $ 276,000 $ 276,000
12 00 50 Site Furnishings $ 1,526,893
Park Bench 7 EA $ 2,070.00 $ 14,490
Drinking Fountain 2 EA $ 5,120.00 $ 10,240
Litter & Recycling System 6 EA $ 1,450.00 $ 8,700
Dog Waste Station 1 EA $ 890.00 $ 890
Playground Equipment -Play Area A 1 EA $ 150,000.00 $ 150,000 Playground Equipment -Play Area B 1 EA $ 250,000.00 $ 250,000 Playground Equipment -Play Area C 1 EA $ 150,000.00 $ 150,000 Shade Structure -Play Area A 1 EA $ 80,000.00 $ 80,000
Shade Structure -Play Area B 1 EA $ 100,000.00 $ 100,000 Shade Structure -Play Area C 1 EA $ 80,000.00 $ 80,000
Surfacing See Exterior Improvement Estimate
Baseball Backstop 2 EA $ 94,500.00 $ 189,000
Bike Racks 25 EA $ 580.00 $ 14,500
4' High Metal Fence 335 LF $ 147.00 $ 49,245
10' High Metal Fence 550 LF $ 231.00 $ 127,050
Guardrail 536 LF $ 138.00 $ 73,968
Trash Enclosure 1 EA $ 45,000.00 $ 45,000
Performance Bandshell 2 EA $ 43,400.00 $ 86,800
Baseball Field Amentias 1 LS $ 69,800.00 $ 69,800
Traffic Bollards 8 EA $ 1,950.00 $ 15,600
Handrail at Concrete Stair 90 LF $ 129.00 $ 11,610
Division 12 - SITE FURNISHINGS $ 1,526,893 $ 1,526,893
Div. 26 ELECTRICAL
26 05 00 Common Work Results for Electrical $ 1,004,704

LIGHTING
L1 20 EA $ 1,100.00 $ 22,000
L3 16 EA $ 1,500.00 $ 24,000
L4 10 EA $ 27,500.00 $ 275,000
Branch Conduit 5,100 LF $ 32.20 $ 164,220
Excavation backfill compaction 5,100 LF $ 20.00 $ 102,000 Shade structure lighting 27 LS $ 950.00 $ 25,650
Lighting control 1 LS $ 8,500.00 $ 8,500
Rest rooms /concession 2 LS $ 11,500.00 $ 23,000
Electrical incoming power requirements 1 LS $ 50,000.00 $ 50,000 Laser aiming kit 1 LS $ 1,600.00 $ 1,600
Air mesh hub 1 LS $ 800.00 $ 800
Remote commissioning 1 LS $ 1,500.00 $ 1,500
Install pole base 30 EA $ 3,500.00 $ 105,000
Install fixtures on poles 30 EA $ 700.00 $ 21,000
Set poles and wire fixtures 30 EA $ 750.00 $ 22,500
Equipment and operator to rig poles 30 LS $ 500.00 $ 15,000 Christy box 30 EA $ 252.00 $ 7,560
Aim lights labor and equipment 1 LS $ 750.00 $ 750
Charger 12 EA $ 6,500.00 $ 78,000
1"PVC w/3-#8 1,200 LF $ 42.50 $ 51,000
EVC Christy box 12 EA $ 352.00 $ 4,224
Final commissioning 1 LS $ 1,400.00 $ 1,400
Division 26 - ELECTRICAL $ 1,004,704 $ 1,004,704
Extension Group
Extension
Montage Development Park
Description Quantity Unit Unit Cost
MicroEstimating Inc.
a preconstruction services company

9.A.d
Packet Pg. 468 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Preliminary Cost Estimate Estimate Date: 09/15/2021
Based on Preliminary Pricing Set Dated 08-23-2021
Site Area 698,000 SF
Extension Group
Extension
Montage Development Park
Description Quantity Unit Unit Cost
MicroEstimating Inc.
a preconstruction services company
Div. 31 EARTHWORK
31 08 23 Compaction Control and Testing $ 213,500
Fine Grading 350,000 SF $ 0.61 $ 213,500
Division 31 - EARTHWORK $ 213,500 $ 213,500
Div. 32 EXTERIOR IMPROVEMENTS
32 11 23 Aggregate Base Courses $ 10,753,586
4" Aggregate base below Concrete Paving, Decomposed
Granite 68,600 SF $ 2.80 $ 192,080
15" Aggregate base below Asphalt Paving 43,300 SF $ 4.90 $ 212,170 Concrete Paving Type 1 5,700 SF $ 15.90 $ 90,630
Concrete Paving Type 2 33,600 SF $ 15.90 $ 534,240
Concrete Paving Type 3 7,400 SF $ 15.90 $ 117,660
3" Asphalt Paving 43,300 SF $ 6.30 $ 272,790
Asphalt Pump Track 6,400 SF $ 16.70 $ 106,880
Permeable Concrete 20,500 SF $ 19.82 $ 406,310
Turf-Block Pavers 4,700 SF $ 26.40 $ 124,080
Unit Pavers Type 1 24,000 SF $ 23.10 $ 554,400
Unit Pavers Type 2 4,400 SF $ 23.10 $ 101,640
Concrete Seat wall 1,000 LF $ 312.00 $ 312,000
Concrete Retaining Wall including Footings 300 LF $ 450.00 $ 135,000 Concrete Stairs 1,800 SF $ 25.10 $ 45,180
City Curb & Gutter 3,500 LF $ 87.00 $ 304,500
Concrete Footing for Site Furnishing 1 LS $ 28,000.00 $ 28,000 Poured-In-Place Rubber Surfacing (Includes 4" foam, rock) 24,910 SF $ 25.00 $ 622,750 Decomposed Granite 1,400 SF $ 6.30 $ 8,820
Synthetic Turf (Ball Fields) (Includes rock) 134,070 SF $ 26.80 $ 3,593,076 Synthetic Turf (Dog Play Area) (Includes rock) 6,000 SF $ 24.10 $ 144,600 Sports Court Surfacing (Includes striping) 17,000 SF $ 34.20 $ 581,400 Graded Trails with Native Dirt 10,000 SF $ 4.70 $ 47,000 Wood Decking 9,000 SF $ 43.80 $ 394,200
Elevated Broad walk Trail 7,500 SF $ 59.40 $ 445,500
Striping & Signage 1 LS $ 17,120.00 $ 17,120
Concession/Restroom/Storage 2,500 SF $ 525.00 $ 1,312,500 Wooden Bleachers at Baseball Field w/ Foundation 2 EA $ 24,530.00 $ 49,060 Landscape & Irrigation $ 2,126,875
Irrigation 341,500 SF $ 2.01 $ 686,415
Planting
15 Gal Tree 10 EA $ 670.00 $ 6,700
24" Box tree 60 EA $ 1,120.00 $ 67,200
36" Box tree 10 EA $ 1,980.00 $ 19,800
48" Box tree 15 EA $ 2,910.00 $ 43,650
1 Gal Shrubs 12,165 EA $ 15.00 $ 182,475
5 Gal Shrubs 13,210 EA $ 27.00 $ 356,670
Hydroseed 123,000 SF $ 3.20 $ 393,600
3" Mulch 1,575 CY $ 39.00 $ 61,425
Soil Amendment 8,370 CY $ 30.00 $ 251,100
SOD Lawn 48,200 SF $ 1.20 $ 57,840
Division 32 - EXTERIOR IMPROVEMENTS $ 12,880,461 $ 12,880,461 Div. 33 UTILITIES
33 11 16 Site Domestic Water System $ 641,960
12" SD Line 3,590 LF $ 145.00 $ 520,550
Drain Inlet 32 EA $ 1,260.00 $ 40,320
Area Drain 10 EA $ 450.00 $ 4,500
4" Subdrain 1,702 LF $ 45.00 $ 76,590
Division 33 - UTILITIES $ 641,960 $ 641,960
SUBTOTAL OF DIRECT CONSTRUCTION COST $ 16,543,518 $ 16,543,518

9.A.d
Packet Pg. 469 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Preliminary Cost Estimate Estimate Date: 09/15/2021
Alternate 1 - Develop Portion of Barbieri
ALTERNAT Alternate 1 - Develop Portion of Barbieri
Div. 01 GENERAL REQUIREMENTS
01 91 13 General Commissioning Requirements See Indirect Cost Division 01 - GENERAL REQUIREMENTS See Indirect Cost
Div. 12 SITE FURNISHING
Site Furnishing $ 260,190
Picnic Table 3 EA $ 2,890.00 $ 8,670
Park bench 9 EA $ 2,070.00 $ 18,630
Litter & Recycling System 1 EA $ 1,450.00 $ 1,450
Playground Equipment 8 EA $ 18,100.00 $ 144,800
Shade structure 1 EA $ 16,700.00 $ 16,700
Bike racks 4 EA $ 580.00 $ 2,320
4' High metal fence 460 LF $ 147.00 $ 67,620
Division 31 - EARTHWORK $ 260,190 $ 260,190
Div. 31 EARTHWORK
31 08 23 Compaction Control and Testing $ 48,068
Fine Grading 78,800 SF $ 0.61 $ 48,068
Division 31 - EARTHWORK $ 48,068 $ 48,068
Div. 32 EXTERIOR IMPROVEMENTS
32 11 23 Aggregate Base Courses $ 747,195
4" Aggregate base below Concrete paving, Decomposed Granite 12,300 SF $ 2.80 $ 34,440 Concrete Paving Type 2 5,300 SF $ 15.90 $ 84,270
Concrete Paving Type 3 7,000 SF $ 15.90 $ 111,300
Unit Pavers Type 1 5,600 SF $ 23.10 $ 129,360
Unit Pavers Type 2 1,600 SF $ 23.10 $ 36,960
Poured-In-Place Rubber surfacing (Includes 4" foam, rock) 11,300 SF $ 31.05 $ 350,865 Landscape & Irrigation $ 264,138
Irrigation 48,000 SF $ 2.01 $ 96,480
Planting
24" Box tree 6 EA $ 1,120.00 $ 6,720
48" Box tree 10 EA $ 2,910.00 $ 29,100
1 Gal Shrubs 742 EA $ 15.00 $ 11,130
5 Gal Shrubs 1,818 EA $ 27.00 $ 49,086
3" Mulch 138 CY $ 39.00 $ 5,382
Soil amendment 888 CY $ 30.00 $ 26,640
SOD Lawn 33,000 SF $ 1.20 $ 39,600
Division 32 - EXTERIOR IMPROVEMENTS $ 1,011,333 $ 1,011,333 SUBTOTAL OF DIRECT CONSTRUCTION COST $ 1,319,591 $ 1,319,591 CONTINGENCIES/ ACCESS RESTRICTIONS 15.00% $ 197,939
TOTAL DIRECT TRADE COST INCLUDING CONTINGENCY $ 1,517,530

INDIRECT COST
GENERAL CONDITIONS and GR 15.00% $ 227,629
OFFICE OVERHEAD/GENERAL CONTRACTOR FEE 6.00% $ 104,710
BOND AND INSURANCE 2.00% $ 36,997
TOTAL COST BEFORE ESCALATION $ 1,886,866
ESCALATION TO MID- POINT OF CONSTRUCTION 14.60% $ 275,482 TOTAL CONSTRUCTION COST $ 2,162,348

SOFT COST
Soft Costs (15% Designer + 2% Plan Check Fee + 2% Permit) 19.00% $ 410,846 TOTAL CONSTRUCTION COST + SOFT COST $ 2,573,195
Extension Group
Extension
Montage Development Park
Description Quantity Unit Unit Cost
MicroEstimating Inc.
a preconstruction services company

9.A.d
Packet Pg. 470 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Preliminary Cost Estimate Estimate Date: 09/15/2021
Alternate 2 - Synthetic Turf Infields and Natural Grass Outfields Alternate 2 - Synthetic Turf Infields and Natural Grass Outfields Div. 32 EXTERIOR IMPROVEMENTS
Exterior Improvements $ (1,449,805)
Subtract Synthetic Turf shown in Base bid
(60,500+73,570= 134,070 SF) (134,070) SF $ 26.50 $ (3,552,855) Replace with Partial Synthetic Turf (Ball Fields) (Includes ro 60,500 SF $ 26.50 $ 1,603,250 Replace the balance with Natural Grass Outfield 73,500 SF $ 6.80 $ 499,800 Division 32 - EXTERIOR IMPROVEMENTS $ (1,449,805) $ (1,449,805) SUBTOTAL OF DIRECT CONSTRUCTION COST $ (1,449,805) $ (1,449,805) CONTINGENCIES/ ACCESS RESTRICTIONS 15.00% $ (217,471)
TOTAL DIRECT TRADE COST INCLUDING CONTINGENCY $ (1,667,276)

INDIRECT COST
GENERAL CONDITIONS and GR 15.00% $ (250,091)
OFFICE OVERHEAD/GENERAL CONTRACTOR FEE 6.00% $ (115,042) BOND AND INSURANCE 2.00% $ (40,648)
TOTAL COST BEFORE ESCALATION $ (2,073,057)
ESCALATION TO MID- POINT OF CONSTRUCTION 14.60% $ (302,666) TOTAL CONSTRUCTION COST $ (2,375,724)

SOFT COST
Soft Costs (15% Designer + 2% Plan Check Fee + 2% Permit) 19.00% $ (451,388) TOTAL CONSTRUCTION COST + SOFT COST $ (2,827,111)
Extension Group
Extension
Montage Development Park
Description Quantity Unit Unit Cost
MicroEstimating Inc.
a preconstruction services

9.A.d
Packet Pg. 471 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Qualifications & Assumptions
Montage Development Park
Basis of the Estimate:

This estimate is based on "Preliminary Pricing Set" prepared by Fletcher Studio dated 08/23/21 Project Description:

Montage Park is located on the north side of Healdsburg, adjacent to the Montage Resort and Healdsburg Avenue. The site is comprised of rolling Oak grasslands with scattered oak trees, seasonal wetlands, a flood detention basin for Foss Creek and a stormwater basin for a nearby future housing site.

The estimate specifically excludes the following items:
1) Utility Connection Fees
2) Furniture Fitting and Equipment (FFE)
3) Fire Proofing of Structural Steel Is Excluded per the Design Description 4) Engineering and Architectural or any other Design Fees 5) Land Cost, Financing Cost and Legal Fees
6) Permit & Plan Check Fees
7) Testing and Inspection Cost
8) Quality Control Costs
9) Owner's Project Administration, Management and Supervision 10) Cost of Change Orders during Construction
11) Cost of Escalation Beyond the Assumed Construction Schedule Allowances
No Allowance is included for Hazmat or Asbestos and Lead Abatement in the Estimate Project Delivery Method
The estimate reflects our Opinion of Probable Construction Costs obtainable in the project locality on the date of this estimate under competitive bidding for a lump sum (Design-Bid-Build) contract with A minimum of 3 bids.

Basis of Quantities
Wherever possible, this estimate has been based upon the actual measurement of different items of work. For the remaining items, parametric measurements were used in conjunction with references from other projects of a similar nature.

Direct Cost
1) The unit prices used in the direct cost estimate section are composite unit prices which include costs for material, labor, equipment and subcontractor's/supplier's mark-ups and sales tax.
2) Subcontractor’s overhead and profit is included in each line item unit cost. 3) Labor costs are based on Prevailing wages for Bay Area focusing in Sonoma county.

MicroEstimating Inc.
a preconstruction services company

9.A.d
Packet Pg. 472 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Qualifications & Assumptions
MicroEstimating Inc.
a preconstruction services company
Indirect Cost
Markups are added in the Summary to cover the following needed costs:
a) General Contractor's general conditions and general requirements b) General contractor's overhead and profit, bonds and insurance c) Design phase contingency
d) Cost escalation beyond the assumed construction mid-point e) Other indirect costs which may be needed to complete the project.

Items Impacting Costs
The following is a list of items that may affect the cost estimate:
a) Modifications to the scope of work or assumptions included in this estimate b) Unforeseen sub-surface conditions such rock and hazardous material c) Special phasing requirements
d) Restrictive technical specifications or excessive contract conditions e) Any specified item of equipment, material, or product that cannot be obtained from at least three different sources f) Any other non-competitive bid situations.
g) Any cost of handling, removal, treatment and transportation of hazardous Waste Material is Excluded.

This estimate represents MicroEstimating' s opinion of probable construction costs based on professional experience and qualifications. Since we have no control over the cost of labor, materials or equipment, services furnished by others, contractor’s method of pricing and carrying out of work, design work still to be completed, competitive bidding, or market conditions, we cannot guarantee that bid or final construction costs will not vary from our opinion of probable costs. These opinions of cost are based on current market conditions with a relatively low level of participation from General Contractors and Subcontractors on public works and private projects.

Bid Conditions
Experience shows fewer bidders may result in higher bids, and conversely more bidders may result in lower bids. Therefore, it is important to obtain as many bids as possible.

Due to the high number of construction projects currently underway in Bay Area there is a shortage or lack of participation in some special trades, as well as shortages of labor and skilled workers that may impact the cost of construction projects. These conditions may continue for a few years before construction slows. For this reason we suggest that the owner carry an additional 10% above and beyond this construction cost. This 10% is not considered to be a contingency of escalation factor, but is only to account for market volatility.

Market Conditions:

General Qualifications of the Estimate

9.A.d
Packet Pg. 473 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Date of Estimate Pricing 09/15/2021
Start of Construction 1/15/2023
End of Construction 1/15/2025
Construction Duration in Calendar Days 731 Days
24 Months
Number of Days as of Estimate Report 487 Days
1/2 of construction period (Mid-Point) 366 Days
Day of estimate pricing to mid-point 853 Days
28 Months
Mid-Point of Construction 1/15/2024
Escalation Per Year Factor 6.0%
Total Escalation to Mid-Point of Construction 14.60%
Montage Development Park

ESCALATION CALCULATION
MicroEstimating Inc.
a preconstruction services company
12 9.A.d
Packet Pg. 474 Attachment: Saggio Hills Development Park Master Plan Level Cost Estimate (4408 : Badger Park and Saggio Hills Park Design Priorities and Summer
Jun - Aug
Mo Su
8am
9am
10am
HLL
Softball
11am Mar-Jun
12pm
1pm
2pm
3pm
4pm
5pm
HHS
Bulldogs
6pm
7pm
8pm
HHS
Bulldogs
9pm
10pm
Notes Bulldogs use is based off of historical usage; need to determine status. FIELD DEPENDENT ON HUSD APPROVAL U10-U16 Practice Fields
Healdsburg FC
MINIMUM: 3 practices per night; 15 practices per week
** Could be expanded if we cut practices to 1 hour instead of 90 minutes
**This is not a game field and can be used for practices anytime on Saturday or Sunday
10pm 10pm 10pm
9pm 9pm 9pm
8pm Mar-Jun Mar-Jun Mar-Jun Mar-Jun Mar-Jun
Youth
Soccer
Youth
8pm Soccer 8pm
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COH
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League
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HLL
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HLL
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HLL
7pm 7pm 7pm Softball
6pm
Youth
Soccer
Youth
6pm Soccer 6pm
COH
Softball
League
COH
Softball
League
5pm
Youth
5pm Soccer 5pm
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer
HHS
Softball
HHS
Softball
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Softball
HHS
Softball
HHS
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Bulldogs
4pm HHS
Softball
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4pm Soccer 4pm
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Session 12pm
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Youth
Soccer
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Soccer 12pm
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12pm Session
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Session Mar-Jun
HHS in
Session
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Session 11am
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Session 11am
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Session
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Session
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Session
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Session
HHS in
Session
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Session
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Session
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Session
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Session
HLL
Softball
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Session
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Session 10am
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Youth
Soccer
Youth
Soccer 10am
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10am Session
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Session
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Session
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Session 8am
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Youth
Soccer
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Soccer 8am
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Fr Sa Su We Th Fr Sa Spring Apr
- May
Su Winter Mo Tu
Dec - Mar
Mo Tu We Th Fr Sa Mo Tu We Th
High School Natural Turf
Tu We Th Fr Sa Su Fall Sep -
Nov

9.A.e
Packet Pg. 475 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) U
NIVER
SITY
AVEN
UE U
NIVER
SITY
AVEN

UE BADGER STREET

MONTE VISTA AVENUE
U
NIVER
SITY
AVEN
UE U
NIV
E
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SITY
AV
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N
U
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C
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WA
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NE

MONTE VISTA AVENUE
Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community, Copyright nearmap 2015, City of Healdsburg GIS ¯
Map Date: 4/22/2024
0 0.01 0.02 0.04 0.06 0.08
mi
GIS Viewer
This map was generated from the Healdsburg GIS Viewer and is for internal use and reference only.

9.A.e
Packet Pg. 476 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Summer
Jun - Aug
Mo Tu
8am
9am
10am
11am
12pm
1pm
2pm
3pm
4pm
5pm
6pm Adult
Soccer
7pm
8pm
9pm Adult
Soccer
10pm
Notes
High School Synthetic Turf
We Th Fr Sa Su Fall Sep -
Nov
Mo Tu We Th Fr Sa Su Winter Dec -
Mar
Mo Tu We Th Fr Sa Su Spring Apr -
May
Mo Tu We Th Fr Sa Su
8am
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Session
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9am
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Youth
Soccer
Youth
Soccer 9am
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(Begins in
August)
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August) 10am
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12pm
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Session 12pm
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2pm
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Session
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Youth
Soccer 2pm
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Session
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Session
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Session
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Session 2pm
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Session
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HHS in
Session
3pm
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Session
HHS in
Session
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Session
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Session
HHS in
Session
(Begins in
August)
Youth
Soccer 3pm
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Session
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Session 3pm
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4pm
HHS
Football
HHS
Football
HHS
Football
HHS
Football
HHS
Football
(Begins in
August) 4pm 4pm
5pm 5pm
HHS
Soccer
HHS
Soccer
HHS
Soccer
HHS
Soccer
HHS
Soccer 5pm HHS Track HHS Track HHS Track HHS Track HHS Track 6pm 6pm 6pm
7pm
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer 7pm 7pm Adult
Soccer
8pm 8pm 8pm
9pm
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer 9pm 9pm Adult
Soccer
10pm 10pm
U14 - U16
No Practice available until 7pm due to HHS Athletics
Football field = 120 yards, 120 yards = three practice fields per hour MINIMUM: 3 practices per night; 15 practices per week
** Could be expanded if we cut practices to 1 hour instead of 90 minutes
10pm

9.A.e
Packet Pg. 477 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing)

BADGER STRE
U
NIV
E
R
SITY
AV
E
N
U
E
002-421-002
002-411-032 002-411-034 002-411-035 002-411-033 002-411-036 411-028
002-411-029 002-411-030 002-411-031
002-411-010
Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community, Copyright nearmap 2015, City of Healdsburg GIS ¯
Map Date: 4/22/2024
0 0.005 0.01 0.02 0.03 0.04
mi
GIS Viewer
This map was generated from the Healdsburg GIS Viewer and is for internal use and reference only.

9.A.e
Packet Pg. 478 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Summer
Jun - Aug
Mo Su
8am
9am
10am
11am
12pm
1pm
2pm
3pm
4pm
5pm
6pm
7pm
8pm
9pm
10pm
Notes
10pm 10pm 10pm
9pm 9pm 9pm
8pm 8pm 8pm
7pm 7pm 7pm
6pm 6pm 6pm
5pm 5pm 5pm
4pm 4pm 4pm
HJH In
Session
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Session 3pm
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3pm Session
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HJH In
Session 12pm
HJH In
12pm Session
HJH In
Session
HJH In
Session
HJH In
12pm Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session 11am
HJH In
Session 11am
HJH In
Session
HJH In
11am Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session 10am
HJH In
10am Session
HJH In
Session
HJH In
Session
HJH In
10am Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session 9am
HJH In
Session
HJH In
9am Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
9am
8am
HJH In
Session
HJH In
Session
HJH In
8am Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
Session
HJH In
8am Session
HJH In
Session
We Th Fr Sa Su Winter Mo Tu We Th Fr Sa Su
Dec - Mar
Junior High School Synthetic Turf
Tu We Th Fr Sa Su Fall Sep -
Nov
Mo Tu Fr Sa Spring Apr
- May
Mo Tu We Th

9.A.e
Packet Pg. 479 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing)

SUN COURT
FIT
C
H
S
T
R
E
E
T
C
OLLE
G
E
S
T
R
E
E
T

LINCOLN STREET
FIT
C
H
S
T
R
E
E
T

LINCOLN STREET
FIT
C
H
S
T
R
E
E
T
002-074-017
002-074-016
02-081-016
002-074-015
002-074-014
002-074-013
002-074-01
002-074-01
002-074-010 002-074-009
002-063
002-063
002-063-028 002-063-029
02-082-007
02-082-011
002-082-009
002-082-010
002-052-019
002-074-023
002-074-022
002-074-007
002-084-001
002-074-008
002-063-027
002-063-031
002-063-034
002-051-001
002-052-018
Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community, Copyright nearmap 2015, City of Healdsburg GIS ¯
Map Date: 4/22/2024
0 0.005 0.01 0.02 0.03 0.04
mi
GIS Viewer
This map was generated from the Healdsburg GIS Viewer and is for internal use and reference only.

9.A.e
Packet Pg. 480 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Summer
Jun - Aug
Mo Su
8am
9am
10am
11am
12pm
1pm
2pm
3pm
4pm
5pm
6pm
7pm
8pm
9pm
10pm
Notes
10pm 10pm 10pm
9pm 9pm 9pm
8pm 8pm 8pm
7pm 7pm 7pm
6pm 6pm 6pm
5pm 5pm 5pm
4pm 4pm 4pm
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session 3pm
FMS In
Session 3pm
FMS In
Session
FMS In
3pm Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session 2pm
FMS In
2pm Session
FMS In
Session
FMS In
Session
FMS In
2pm Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session 1pm
FMS In
Session 1pm
FMS In
Session
FMS In
1pm Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session 12pm
FMS In
12pm Session
FMS In
Session
FMS In
Session
FMS In
12pm Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session 11am
FMS In
Session 11am
FMS In
Session
FMS In
11am Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session 10am
FMS In
10am Session
FMS In
Session
FMS In
Session
FMS In
10am Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session 9am
FMS In
Session
FMS In
9am Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
9am
8am
FMS In
Session
FMS In
Session
FMS In
8am Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
Session
FMS In
8am Session
FMS In
Session
We Th Fr Sa Su Winter Mo Tu We Th Fr Sa Su
Dec - Mar
Fitch Mountain Campus Natural Turf
Tu We Th Fr Sa Su Fall Sep -
Nov
Mo Tu Fr Sa Spring Apr
- May
Mo Tu We Th

9.A.e
Packet Pg. 481 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) HA
R
OLD LA
N
E

SANNS LANE
HA
R
OLD LA
N
E

SANNS LANE
002-381-001
002-433-015 002-433-016 002-433-024 002-433-002 002-433-022 002-433-023 002-433-013 002-433-014 433-025
002-441-004 002-441-011
002-441-012
002-790-032
002-790-031
002-441-013
002-
002-450-008
002-431-002
Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community, Copyright nearmap 2015, City of Healdsburg GIS ¯
Map Date: 4/22/2024
0 0.005 0.01 0.02 0.03 0.04
mi
GIS Viewer
This map was generated from the Healdsburg GIS Viewer and is for internal use and reference only.

9.A.e
Packet Pg. 482 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Summer
Jun - Aug
Mo Su
8am
9am
10am
HLL
Baseball
11am Mar-Jun
12pm
1pm
2pm
3pm
4pm
5pm
6pm
7pm
8pm
9pm
10pm
Notes Regular usage seven days per week with practices and games.

HLL
Baseball
HLL
Baseball
10pm
HLL
Baseball
HLL
Baseball
HLL
Baseball
HLL
Baseball
HLL
Baseball
This usage is not 100% certain. HLL hosts fall ball for their older age groups that uses HHS baseball field on occasion.

HLL usage can begin as early as February. Dependent on winter weather and field playing conditions.
10pm 10pm
9pm 9pm 9pm
8pm 8pm 8pm Mar-Jun Mar-Jun Mar-Jun Mar-Jun Mar-Jun
7pm 7pm
6pm
7pm
5pm
6pm 6pm
5pm 5pm
HLL
Baseball
HLL
Baseball
HLL
4pm Baseball
HLL
4pm 4pm Baseball
HLL
3pm Baseball 3pm
HLL
Baseball
HLL
Baseball
HLL
Baseball
HLL
Baseball
HLL
Baseball
HLL
Baseball
HLL
Baseball
HLL
Baseball 3pm
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session 2pm
HES in
2pm Session
HES in
Session
HES in
Session
HES in
2pm Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session 1pm
HES in
Session 1pm
HES in
Session
HES in
1pm Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session 12pm
HES in
12pm Session
HES in
Session
HES in
Session
HES in
12pm Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session Mar-Jun
HES in
Session
HES in
Session
HES in
Session 11am
HES in
Session 11am
HES in
Session
HES in
11am Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HLL
Baseball
HES in
Session
HES in
Session 10am
HES in
10am Session
HES in
Session
HES in
Session
HES in
10am Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session 9am
HES in
Session
HES in
9am Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
9am
8am
HES in
Session
HES in
Session
HES in
8am Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
Session
HES in
8am Session
HES in
Session
We Th Fr Sa Su Winter Mo Tu We Th Fr Sa Su
Dec - Mar
Healdsburg Elementary School Natural Turf
Tu We Th Fr Sa Su Fall Sep -
Nov
Mo Tu Fr Sa Spring Apr
- May
Mo Tu We Th

9.A.e
Packet Pg. 483 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) S
E
C
O
N
D
S
T
R
E
E
T

TEE DRIVE
TEE D

RIVE TEE COUR

R STREET

PIPER STREET
088-290-03
088-290-034
088-290-035
088-290-044
088-290-045
088-150-011
088-290-043
088-290-042
088-310-015 088-310-016
088-150-033
088-290-041
088-290-040
088-290-054
088-290-039
088-310-014
088-150-005
41-010
Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community, Copyright nearmap 2015, City of Healdsburg GIS ¯
Map Date: 4/22/2024
0 0.005 0.01 0.02 0.03 0.04
mi
GIS Viewer
This map was generated from the Healdsburg GIS Viewer and is for internal use and reference only.

9.A.e
Packet Pg. 484 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Summer
Jun- Aug
Mo Tu We Th Fr Sa Su Fall SeptNovMo Tu We Th Fr Sa Su Winter Dec - Mar
Mo Tu We Th Fr Sa Su Spring Apr -
May
Mo Tu We Th Fr Sa Su
8am 8am 8am
9am 9am
Youth
Soccer
Youth
Soccer 9am 9am
10am HLL 10am 10am 10am HLL REBL
11am
Prune
Packers 11am
Youth
Soccer
Youth
Soccer 11am 11am
12pm 12pm 12pm 12pm REBL
1pm HLL
Prune
Packers 1pm
Youth
Soccer
Youth
Soccer 1pm 1pm HLL
2pm 2pm 2pm 2pm REBL
3pm REBL 3pm
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer 3pm 3pm HHS
Baseball
HHS
Baseball
HHS
Baseball
HHS
Baseball
HHS
Baseball HLL
4pm
Prune
Packers
Prune
Packers
Prune
Packers
Prune
Packers 4pm
HHS
Football
Youth
Soccer
Youth
Soccer 4pm 4pm REBL
5pm REBL 5pm
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer 5pm 5pm HHS
Baseball
HHS
Baseball
HHS
Baseball
HHS
Baseball
HHS
Baseball
6pm
Prune
Packers
Prune
Packers
Prune
Packers
Prune
Packers 6pm
Youth
Soccer
Youth
Soccer 6pm 6pm HLL
7pm 7pm
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer
HHS
Football 7pm 7pm
8pm
Prune
Packers
Prune
Packers
Prune
Packers
Prune
Packers 8pm
Youth
Soccer
Youth
Soccer 8pm 8pm HLL
9pm 9pm
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer 9pm 9pm
10pm 10pm
Youth
Soccer
Youth
Soccer 10pm 10pm
Recreation Park Natural Turf
Notes Use restricted for turf restoration
FFA Fair uses field for one + week in May.

HHS uses the field for graduation
High School Baseball games sometimes occur on Mo/We
U10-U12 Soccer (Potentially U14 & U16)
Recreation Park will have one full size football field painted. We will suplement by adding soccer lines in orange paint to have a full size soccer field @ Recreation Park
Football Field = 120 yards, 120 yards = three practice fields In addition we will paint a U10 soccer field in left field of Recreation Park creating an additional two practice fields.
5 practice fields per 90 minutes = 15 practives per day @ Rec Park 60 Practice slots per week.
**Saturday & Sunday are game days

9.A.e
Packet Pg. 485 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing)

PIPER ST
U
NIVER
SITY
S
T
REET
002-132-036
002-132-035
002-132-032
002-132-019
002-131-004
002-071-032
088-150-0
002-131-011
002-131-008
002-071-026 002-071-028002-071-029 002-071-031 002-071-033 002-131-001
002-132-017
002-132-016
002-132-029
002-132-030
002-071-001
32-011 002-132-025
Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community, Copyright nearmap 2015, City of Healdsburg GIS ¯
Map Date: 4/22/2024
0 0.005 0.01 0.02 0.03 0.04
mi
GIS Viewer
This map was generated from the Healdsburg GIS Viewer and is for internal use and reference only.

9.A.e
Packet Pg. 486 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Summer
Jun - Aug
Mo Tu We Th Fr Mo Tu Su
8am
9am
NAOA
Camps
NAOA
Camps
NAOA
Camps
NAOA
Camps
NAOA
Camps HLL
Practice
10am
and Camp
HBG
and Camp
HBG
and Camp
HBG
and Camp
HBG
and Camp
HBG
11am
12pm
1pm
2pm
3pm Tee Ball
League
4pm HLL
Practice
5pm
Junior
Giants
Junior
Giants
6pm
7pm
8pm
9pm
10pm
Notes
Community Center Natural Turf
Sa Su Fall Sept -
Nov
Mo Tu We Th Fr Sa Su Winter Dec
- Mar
Mo Tu We Th Fr Sa Su Spring Apr -
May
We Th Fr Sa
8am 8am 8am
9am
Youth
Soccer 9am 9am WonderLe
ague
10am
August -
October 10am 10am
11am 11am 11am
12pm 12pm 12pm
1pm 1pm 1pm
2pm
Youth
Soccer 2pm 2pm
3pm
August -
October 3pm
Tee Ball
Tune Up
Winter
Soccer
Winter
Soccer 3pm
4pm
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer 4pm
Flag
Football
Flag
Football 4pm HLL
Practice
HLL
Practice
5pm
August -
October
August -
October
August -
October
August -
October
August -
October 5pm 5pm Tee Ball
League
6pm
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer
Youth
Soccer 6pm 6pm
7pm 7pm 7pm
8pm 8pm 8pm
9pm 9pm 9pm
10pm 10pm 10pm
Pickleball uses community center MPR U6 - U8 Practices
4 fields painted @ Community Center
2-U8 Fields, 2 U6 Fields
-8 practice fields per hour
24 practices per night
120 practice slots per week
**These are minimums giving teams time to pack up and clear out to help with parking flow risk of congregating with other teams.

Games will be played on Saturdays. Sunday could be an additional practice day if needed.

Rainouts are common this time of year
Pickleball uses community center MPR
SNAP program on Saturdays in MPR
frequency of use by HLL?
Pickleball uses community center MPR
SNAP program on Saturdays in MPR

9.A.e
Packet Pg. 487 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) HE
AL
DS
B
U
RG
AVE
N
U
E
1551
1553
1540
100
003-050-
003-060-C01
1-016
003-030-005
003-030-008
Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community, Copyright nearmap 2015, City of Healdsburg GIS ¯
Map Date: 4/22/2024
0 0.005 0.01 0.02 0.03 0.04
mi
GIS Viewer
This map was generated from the Healdsburg GIS Viewer and is for internal use and reference only.

9.A.e
Packet Pg. 488 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Summer
Jun - Aug
Mo Su
8am
9am
10am
11am
12pm
1pm
2pm
3pm
4pm
5pm
6pm
7pm
8pm
9pm
10pm
Notes
10pm 10pm 10pm
9pm 9pm 9pm
8pm 8pm 8pm
7pm 7pm 7pm
6pm 6pm 6pm
5pm 5pm 5pm
4pm 4pm 4pm
3pm 3pm 3pm
2pm 2pm 2pm
1pm 1pm 1pm
12pm 12pm 12pm
11am 11am 11am
10am 10am 10am
9am 9am 9am
8am 8am 8am
We Th Fr Sa Su Winter Mo Tu We Th Fr Sa Su
Dec - Mar
Badger Park Natural Turf
Tu We Th Fr Sa Su Fall Sep -
Nov
Mo Tu Fr Sa Spring Apr
- May
Mo Tu We Th

9.A.e
Packet Pg. 489 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and Phasing) Badger Park Access R
oad
088-141-012
088-141-004
088-141-016
41-018
Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community, Copyright nearmap 2015, City of Healdsburg GIS ¯
Map Date: 4/22/2024
0 0.005 0.01 0.02 0.03 0.04
mi
GIS Viewer
This map was generated from the Healdsburg GIS Viewer and is for internal use and reference only.

9.A.e
Packet Pg. 490 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO 1 2
3 4
5 NATURAL GRASS / FIELDS

PLAY AREA

COMMUNITY GARDEN

DOG PLAY AREA

SPORTS COURTS

PICNIC AREAS

RIVER VIEWS

SOCCER FIELD
250’
150’
250’
170’
SIZE COMPARISON:

HEALDSBURG PLAZA

EXISTING CONDITIONS

BADGER PARK
46 PARKING SPACES

9.A.e
Packet Pg. 491 Attachment: Sports Field Use Matrix (4408 : Badger Park and HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

PROPOSED MASTER PLAN

CENTRAL LAWN

PROMENADE

RIVER OVERLOOKS

PLAY AREA

ADVENTURE PLAY

COMMUNITY GARDEN

DOG PLAY AREA

RESTROOMS

SPORTS COURTS

VOLLEYBALL

GAME COURTS

LOOP TRAIL
PLAZA

RIVER ACCESS DROP-OFF

PICNIC AREA

RIVERWALK TRAIL

WILLOW ISLAND

RIVER ACCESS

POSSIBLE ART
1234689
11 12
13 14
15 16
177*

UPDATED
10 185
1 2
23 3
4 6
7 8
9 9
11 12
13 14
15 15
15 15
16 16
17 *
*
*
*
*
*
13 13
10 18
3 18
5 5

9.A.e
Packet Pg. 492 Attachment: Sports Field Use Matrix (4408 : Badger Park and HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO SAGGIO HILLS DEV PARK 12 3
4 56
7 123456

HEALDSBURG AVE

PASSALACQUA RD

FOSS CREEK

STORMWATER DETENTION

CONSTRUCTED WETLANDS

BARBIERI PARK
KNOLL

HIGH POINT

MONTAGE RESORT

AFFORDABLE HOUSING SITE

FIRE STATION SITE
78 8
9 9
5 10
10 11
11 9.A.e
Packet Pg. 493 Attachment: Sports Field Use Matrix (4408 : Badger Park and North Basin Access Road

HEALDSBURG AVENUE

HEALDSBURG
AVEN

HEALDSBURG AVENUE

PASSALACQUA ROAD
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9.A.e
Packet Pg. 494 Attachment: Sports Field Use Matrix (4408 : Badger Park and Saggio Hills Park Design Priorities and HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

FINAL MASTER PLAN

SAGGIO HILLS DEVELOPMENT PARK

SPORTS FIELDS
(NORTH OF THE CREEK)

COMMUNITY PARK
(SOUTH OF THE CREEK)

BARBIERI PARK INTEGRATION

TRAILS NETWORK

OFF-LEASH DOG PLAY AREA

STORMWATER FEATURES

CREEK RESTORATION

WETLANDS

NATURAL RESOURCE

MANAGEMENT AND FIRE

FUELS REDUCTION

9.A.e
Packet Pg. 495 Attachment: Sports Field Use Matrix (4408 : Badger Park and HEALDSBURG PARKS DESIGN + RIVER ACCESS | CITY OF HEALDSBURG COMMUNITY SERVICES | FLETCHER STUDIO

SPORTS FIELDS

PLAY AREAS

PICNIC ISLAND

PROMENADES

PARKING
RESTROOMS + CONCESSIONS

DOG PLAY AREA

HIKING TRAILS

SPORTS COURTS

PUMP TRACK

COMMUNITY GARDEN

OAK GROVE

OPEN LAWN

SPECIAL USE GARDENS

PICNIC PAVILION

BANDSHELL

MULTI-USE TRAIL

POSSIBLE ART
1 2
3 4
5 7
8 9
10 11
12 13
14 15
16 1
2 2
4 5
5 6
7 8
9 9
10 11
13 2
14 15
*
PASSALACQUA RD. HEALDSBURG AVE.

SADDLE DRAW

BRIDLE PATH
SPUR RIDGE LN.

LATIGO LN.
12 2
6 13
6 4
*
*
*
*
*
*
*
3 16
8 17
17 17
17 8
5 FINAL MASTER PLAN

SAGGIO HILLS DEVELOPMENT PARK

9.A.e
Packet Pg. 496 Attachment: Sports Field Use Matrix (4408 : Badger Park and 5/01/2024 – Page 1

CITY OF HEALDSBURG

CITY COUNCIL FUTURE AGENDA ITEMS
(NOTE: The schedule is tentative and subject to change pending final publication and posting of the City Council meeting agenda) May 13, 2024
Budget Work Session
May 20, 2024 Proclamation Recognizing the 75th Anniversary of the Healdsburg Future Farmers Country Fair Receive an Update from the Sonoma County Library
Introduction of the Model TT Healdsburg Fire Truck
SB1 List of Projects
Water and Wastewater Rates
Annual Review of Good Faith Compliance with the Terms and Conditions of Development Agreements for the following Projects:

1. Mill District Project (Replay Healdsburg, LLC; Eden Mill District, LP)

2. North Village Project (CCS Healdsburg, LLC; Kendal at Sonoma, A Zen Inspired Community; BHDC North Village, LLC)

3. Saggio Hills Affordable Housing Project (Freebird Development Company, LLC) Adopt a Resolution approving a Lease, Funding and Service Agreement with Reach for Home for the L&M Village Consider execution of the Northern California Power Agency's Transmission Owner Rate Case Program Agreement
Home Energy Load Management Program
Authorize Collection of Voter Approved 2% TOT
Acceptance of the Healdsburg Municipal Airport Taxiway Reconfiguration Project Phase 1 Annual Water Supply Update
Bid Award the Defensible Space Creation at Iverson-Gauntlett Mitigation Project City Municipal Airport Contract Award for Aviation Fuel FY23-24 Q3 Financial Update
Council Subcommittee selection for Planning Commission Applications

13.1.a
Packet Pg. 497 Attachment: Future Agenda Items (4459 : Future Agenda Items - May 6, 2024) 5/01/2024 – Page 2
Receive quarterly update on the L&M Village
Discussion and Direction Regarding Use of 217 Healdsburg Ave June 3, 2024 FY24-25 and FY25-26 Budget Adoption
GANN Appropriation Limit
2024 Utility Wildfire Mitigation Plan
Revisions to the Memorandum of Understanding with 421 Foss Street LLC (Duchamp Hotel) for the Foley Family Community Pavilion Project
Saggio Hills and Badger Park Design – Contract Approval General Plan Amendment – Local Hazard Mitigation Plan
Discussion and Direction regarding GMO options
Chamber of Commerce Contract Discussion
Legislative Platform Update
June 17, 2024 Memorandum of Understanding to be a member agency in the Russian River Reuse Collective (R3C) REDCOM Contract Renewal
Northern Sonoma County Fire District Contract Renewal
Investment Policy
Calling and giving notice of a General Municipal Election to be held on November 5, 2024 Weed abatement public hearing
Landscaping and Lighting Assessment District
Appointments to Planning Commission
Growth Management Ordinance – Ballot Determination
(NOTE: The schedule is tentative and subject to change pending final publication and posting of the City Council meeting agenda)

13.1.a
Packet Pg. 498 Attachment: Future Agenda Items (4459 : Future Agenda Items - May 6, 2024)