Town Council Meeting
Ford Field Restroom and Amenities Project
September 9, 2026
Agenda
2 • Goals
• Background
• Current Process
• Existing Conditions
• Program
• Implementation
• Next Steps
Goals
3 Clearly understand constraints so we 1 don’t chase unworkable options. 2 3
Respect the character of Ford Field
and community expectations.
Ensure this study facilitates implementation
and not just another report.
“We understand that the immediate goals
are focused on feasibility, and fundraising,
which will require a report that answers the key
questions without overextending resources.”
Feasibility Study
4 Previous Efforts
• Ford Field Enhancement Master Plan - Dec, 2009
• Town Council Meeting - Oct, 2025
• Joint ASCC and Planning Commission Meeting - Nov, 2025 • Parks and Recreation Committee - Mar, 2026
• Joint ASCC / Planning Commission Meeting - Jun, 2026
Background
5 Feedback Received
Background
• General consensus that restrooms would benefit
the community
• Concession is strongly desired
• Concerns about costs and visual impacts
• Building location needs to be selected
• Consider related site improvements (utilities,
accessibility, and additional amenities)
• Achieve consensus on a plan to move forward
Comments From Initial Meetings
6 Feedback Received
Background
• The building should either be located within the Alpine Road setback or outside the setback along the edge of the parking lot, not on the north side of the field
• Accurately locate setback lines to inform potential building locations
• Building aesthetics should be simple, rustic, and costeffective • Look for ways to reduce project cost
• Develop a project schedule to meet the grant deadline Joint ASCC / Planning Commission Meeting Comments
“Success in the
end is not more
options…it’s clarity.”
7 Current
Process
Scope
How do we build upon previous efforts?
• Topographic survey
◊ Clarifies site conditions and constraints mapping
• Agency meetings
◊ Confirms connections and process while
identifying potential pitfalls
• Alternatives analysis
◊ Provides a reality check
• Cost estimates
◊ Clarifies implementation costs and aids in funding
• Stakeholder engagement
◊ Clarifies programming and builds support
• Council presentation
◊ Formalizes direction
• Fundraising package
◊ Illustrates vision, generates excitement, helps to
realize funding goals
8 Current
Process
Timeline
MAY JUNE JULY AUGUST
2 0 2 6
Site Constraints Inventory Meeting
Presentation
Joint ASCC/Planning Commission Meeting
Topographic Survey
Preliminary Site Layout Alternatives
Town Council Meeting
SEPTEMBER
WE ARE
HERE
9 Existing
Conditions
Site Photos
10 View Corridor
Existing
Conditions
11 18.58.020 - Special setback lines—S
(scenic).
A. Purpose.
Special setback lines—S are established along
streets to assure the provision of space for light, air, safety, circulation, and visual amenity, and to permit
or require adjustment in the location of structures
to observe unusual physical conditions. Special
setback lines shall be adopted and amended in
conformance with the requirements of Chapter
18.74 and when adopted shall be set forth on the
zoning map.
D.Special Building Setback Lines—S Adopted.
2.Alpine Road
No structure shall be located closer than seventyfive feet to the right-of-way of Alpine Road in that section of Alpine Road lying between the northerly
town limits and Portola Road.
*Locating a structure within the setback may
require a General Plan Amendment
*Does not reduce costs significantly
*Sets precedent
18.59.030 - Creek setbacks
A. For building permits and site development
permits, setbacks may be measured from either
the top of creek bank or ordinary high water
mark (see definitions under Sections 18.59.040
and 18.59.050 below) at the option of the
property owner:
3. Parcels of two and one-half acres or more—
Fifty-five feet from top of bank or sixty feet from
ordinary high water mark.
Existing
Conditions
Municipal Code
Site 2
Not Recommended
Within the Scenic
Setback Line
Site 3
Outside of setback
lines. Mitigate
impact of parking
loss and home run
balls.
Site 1
Not feasible due
to increased costs
(infrastructure
and access) and
impact to open
space.
12 Existing Field
Sewer Manhole, Typ.
Existing Drinking Fountain
Existing Electrical Meter
Utility Pole, Power Drop
Approximate Location
Of Sewer Main
Existing Tree, Typ.
75’ Alpine Road Scenic Setback Line
ALPINE ROAD
Top of Bank
55’ Setback Line
Existing
Conditions
Setbacks & Utilities
WESTRIDGE DR
• Restroom
• (primary focus, partial funding acquired through grant) • Access
• (required)
• Additional Amenities
• (optional however, may increase users and open funding opportunities) • Concession
• (highly desired, partial funding commitments from little league) • Trash Enclosure 13 • (desired, no funding identified) Program
Project Elements
14 Program
Restroom
Configuration Options Restroom &
-Layout Concession
-Fixture Count
-Sink Location
• Separate mens/womens
• All-gender single-user
• D e t e r m i n e m i n i m u m n e e d s
• H i g h e r q u a n t i t y i n c r e a s e s
cost and footprint
• Interior or exterior
All-gender
Single-user
Stall
All-gender
Single-user
Stall
(2) All-gender
Single-user
Stalls
Utilities/
Storage
Utilities/
Storage
Concessions
Restroom
Only
15 Manufacturer Options - CXT
Program
Restroom
• Pre-manufactured (fabricated off-site)
• Concrete structure with stamped finish
• Limited customization available
• 4-6 month typical timeline from design to
construction
• Direct purchase options available to
avoid public bid process
16 Program
Restroom
Manufacturer Options - Romtec
• Site-built at reduced cost
• Conventional construction materials and
methods
• Fully customizable
• 5-7 month typical timeline from design to
construction
• Direct purchase options available to
avoid public bid process
17 Program
Restroom
Manufacturer Options - Public
Restroom Company
• Pre-manufactured (fabricated off-site)
• Conventional construction materials
• Many customization options
• 8-10 month typical timeline from design
to construction
• Direct purchase options available to
avoid public bid process
18 Program
Access Requirements
Building Code Requirements
Accessible path of travel to the restroom is required by the California Building Code
Path of travel must adjoin an accessible parking stall
Pathway surface must be paved without changes in
level
Restroom building must meet additional requirements
Locating the restroom near the parking lot would
reduce the cost of access
19 Program
Additional Amenities
- Cyclist Rest Stop
- Trail Head
- Picnic Tables
- Bottle Filler
- Others?
20 Program
Concession
LEVEL 01
LEVEL 02
LEVEL 03
• Most Limiting
• Packaged snacks & drinks
R e q u i r e s A
C o m m e r c i a l
Kitchen
•
•
•
•
•
•
•
•
•
I c e
Coffee
Fountain Drinks
Pretzels
Hot Dogs
Nachos
Popcorn
A n y M i c r o w a v e a b l e
Food Items
Concession Levels
ALPINE ROAD
7 5 ’ A l p i n e R o a d Scenic Setback Line
55’ Creek S e t b a c k L i n e
(Surveyed)
55’ Creek
S e t b a c k L i n e
Existing (Estimated)
Conditions
Setbacks NEW
SLIDE
Implementation
Preliminary Layout
Alternatives
Alternative #1
Restroom + Concession
7 5 ’ A l p i n e R o a d
Scenic Setback Line
55’ Creek
Setback Line
ALPINE ROAD
NEW
SLIDE Enlargement Area
21 Existing Field
Concession Building
Restroom
Chase / Storage
Picnic Tables
Accessible Picnic Table
Accessible Pavement
Shade Tree
Accessible Parking
7 5 ’ A l p i n e R o a d
Scenic Setback Line
55’ Creek
Setback Line
Implementation
Preliminary Layout
Alternatives
Alternative #1
Restroom + Concession
ALPINE ROAD
Bike and Pedestrian Access to Alpine
Road Optional
Implementation
Preliminary Layout
Alternatives
Alternative #2
Restroom + Concession
7 5 ’ A l p i n e R o a d
Scenic Setback Line
55’ Creek
Setback Line
ALPINE ROAD
Enlargement Area
NEW
SLIDE
22 Existing Field
Restroom
Concession Building
Picnic Tables
Accessible Picnic Tables
Accessible Pavement
Shade Tree
Accessible Parking
Alternative #2
Restroom + Concession
Implementation
Preliminary Layout
Alternatives
7 5 ’ A l p i n e R o a d
Scenic Setback Line
55’ Creek
Setback Line
ALPINE ROAD
Chase / Storage
Implementation
Preliminary Layout
Alternatives
Alternative #3
Restroom Only
7 5 ’ A l p i n e R o a d
Scenic Setback Line
55’ Creek
Setback Line
ALPINE ROAD
Enlargement Area
NEW
SLIDE
23 Alternative #3
Restroom Only
Implementation
Preliminary Layout
Alternatives
7 5 ’ A l p i n e R o a d
Scenic Setback Line
55’ Creek
Setback Line
ALPINE ROAD
Existing Field
Restroom Building
Accessible Picnic Tables
Existing Concession
Building to Remain
Accessible Pavement
Shade Tree
Accessible Parking
Chase / Storage
24 Estimated Costs
BONDING & MOBILIZATION
• Start up costs
DEMOLITION
• Site preparation and clearing
GRADING & DRAINAGE
• Surface grading
• Stormwater treatment (if required
per thresholds)
• Drainage structures and piping
UTILITIES (identified locations)
• Points of connection, piping,
conduits, wire, etc.
• Sewer, potable water, electrical
SITE CONSTRUCTION
• Pre-fabricated structures
(add 30% markup for general
contractor, building pad, and utility
connections)
• Accessible parking and pathway
paving
• Other amenities?
• Signage
• Misc.
PLANTING & IRRIGATION
• Points of connection, controller, etc.
• Irrigation system
• Planting and mulch
• Plant establishment period
CONTINGENCIES
• 10% for design refinements
• 10% for construction change orders
DESIGN & SOFT COSTS
• Topo survey and geotech report
(under contract)
• Design development
• Construction documents
• Construction administration/support
OTHER TOWN COSTS
• Permitting fees
• LAFCO annexation costs (for sewer
service)
• Town staff/contract project manager
• ONGOING MAINTENANCE
• Regular cleaning
• Utility service fees
• Routine maintenance and repairs
Implementation
25 RESTROOM & CONCESSION BUILDING COST
SITE WORK, UTILITIES, & PROJECT SOFT COSTS
$172,000
Restroom + Concession
Total Estimated Cost
Total Project Cost
Romtec
Manufacturer
1 $275,000
CXT
Public Restroom Co. $325,000
$306,000
$383,000
$555,000
Restroom Only
$363,000
$615,000
448,000
$1,063,000
to
to
Prices include tax, delivery, building pad, installation, utility connections, and contractor markup Estimated Costs
Implementation
2 3
26 Discussion
Topics
Should the project pursue a combined
restroom and concession building, or only a
restroom building while preserving the existing
concession building?
• Combination restroom and concession building will
increase project cost but could open additional funding opportunities
What level of architectural quality and
aesthetics is expected?
•Higher design standards will increase project cost
Is there a preliminary layout alternative you
prefer?
Should we continue to move this project
forward?
•An accelerated schedule will be necessary to meet the
grant deadline
Should we take Council's direction tonight and present the "Final Project" at the October Parks and Recreation Committee to obtain feedback.
NEW
SLIDE •
•
27 Comments and Questions