February 15, 2022, Item #16
DATE:
TO:
FROM:
CONTACT:
SUBJECT:
Summary:
AGENDA REPORT CityofPoway
February 15, 2022
Honorable Mayor and Members of the City Council
Robert Manis, Director of Development Services~
Scott Nespor, Associate Planner S trtJ
858-668-4656/[email protected]
CITY COUNCIL
Adobe Ridge, Silver Ridge, and Ted Williams Parkway Groves Workshop In 1993, the City Council approved landscaping several City-owned parcels into citrus-producing groves. The intent was to utilize vacant City property to implement a public landscaping scheme that would match Poway's rural identity and generate revenue. After 25 years following the planting of the first grove, a review of the City's costs associated with these groves shows they are not offset by the revenues generated by their harvest. The purpose of this workshop is to consider potential options to reduce City's costs associated with these groves by adapting the sites for other purposes.
Recommended Action:
It is recommended that the City Council provide input and direction for the adaptive repurposing of the three citrus groves owned by the City.
Discussion:
Currently, the City manages three citrus-producing groves (Groves). The properties currently known as the Adobe Ridge Grove (Attachment A), Silver Ridge Grove (Attachment B), and Ted Williams Grove (Attachment C), are comprised of a total of approximately 12 acres of land containing nearly 1,331 trees.
Since the inception of the Groves, the City has contra_cted for both grove management and grove maintenance services. Services provided by the contractor include: 1) All equipment, labor, and materials to keep the Groves in a healthy condition weekly; 2) Inspect, maintain, and repair the irrigation weekly; 3) Provide weed control four times a year, and; 4) Provide pruning and tree skirting annually. The Contractor is responsible for applying the appropriate remedy at the recommended amounts by a licensed operator on an as-needed basis for pests. The contractor is to harvest the fruit annually and provide weekly sales receipts per grove of the quantity of fruit harvested. In turn, the City receives fifty percent (50%) of the net proceeds generated from the sale of the citrus products.
The most recent contract was awarded to Sage View, Inc. for the period of October 31, 2016 through 1 of 17
February 15, 2022, Item #16
June
30,
2018.
The
contract
allowed
for
extensions
in
one
(1)
year
increments
for
a total
of
three
(3)
separate
one-year
extensions.
Thus,
the
maximum
length
of
the
contract
was
for
four
years
and
eight
months.
A
four-year
average
of
costs
and
revenues
are
shown
here:
4-YEAR
AVERAGE
4-YEAR
AVERAGE
MAINTENANCE
REVENUE
COST
$99,817.44
$1,365.75
Note
that
all
three
groves
have
been
on
a
month-to-month
management
and
maintenance
contract
since
July
2021,
when
the
contract
expired.
The
groves
use
drip
emitters
or
bubblers
for
the
irrigation
system
that
activates
seven
days
a
week
for
two
to
2.5 hours
for
each
tree,
each
day.
The
annual
average
for
the
last
five
years
is
5,639,920
gallons
per
year.
Irrigation
is
turned
off
during
measurable
rainy
days
to
help
conserve
water.
Using
the
last
five years
as
an
average,
the
estimated
current
and
future
cost
of
water
by
each
of
the
groves
on
an
annual
basis
is
listed
below:
Estimated
Annual
Water
Charges
Location
2021
2022
2023
2024
2025
Adobe
Ridge
$3,516
$3,854
$4,176
$4,483
$4,811
Silver
Ridge
$15,621
$17,083
$18,470
$19,778
$21,173
Ted
Williams
Parkway
$35,589 $38,902 $42,038
$44,993
$48,139
TOTAL
$54,726
$59,839
$64,684
$69,254
$74,123
Given
the
on-going
maintenance
costs,
lack
of
appreciable
revenue,
and
current
drought
conditions,
the
following
options
are
presented
for
each
site:
Adobe
Ridge
The
110-lot
Adobe
Ridge
subdivision
was
approved
by
the
County
on
June
23,
1978.
Sixteen
of
these
lots
are
entirely
encumbered
by
a San
Diego
County
Gas
and
Electric
(SDGE)
easement.
These
sixteen
lots
are
on
the
south
side
of
Adobe
Ridge
Road
west
of
Pomerado
Road
(Adobe
Ridge
was
originally
named
Jamay
Drive
on
the
subdivision
map).
The
developer
created
these
lots
in
the
hopes
that
the
easement
could
be
removed
so
houses
could
be
developed
on
them.
Barratt
American,
the
builder
of
the
homes
within
Adobe
Ridge
subdivision,
granted
title
of
these
16 parcels
to
the
City
when
it
became
apparent
that
SDGE
would
not
vacate
their
easement.
The
final
subdivision
map
is
included
as
Attachment
D.
The
lots
were
granted
to
the
City
and
Barrett
American's
payment
of
park
land
dedication
fees
was
returned
to
them.
On
November
15,
1994,
the
City
Council
approved
Conditional
Use
Permit
94-16
for
the
Adobe
Ridge
Neighborhood
Minipark.
The
amenities
for
the
minipark
covered
1.5 acres
of
the
3.4-acre
park
site.
A
citrus
grove
was
envisioned
for
the
remaining
acreage.
Four
years
later,
a
103-tree
Eureka
Lemon
grove
was
planted
on
approximately
one
acre
west
of
the
minipark
consisting
of
five
of
the
16 lots.
An
aerial
image
showing
the
Adobe
Ridge
grove
from
the
City's
Geographic
Information
System
(GIS)
is
included
as
Attachment
E.
The
following
options
for
readapting
the
Adobe
Ridge
Eureka
Lemon
Grove
site
may
be
considered.
As
noted
in
the fiscal
impact
section
at
the
end
of
the
report,
depending
upon
City
Council
direction
on
which
option/s
they
would
like
to
pursue,
additional
staff
work
will
be
needed
to
identify
costs
and
funding. 2
of
17 February 15, 2022, Item #16
Any reuse of the properties would need to conform with underlying zoning and approval of SDGE.
Re-landscape: Re-landscaping would lead to a significant reduction of maintenance and water costs associated with this grove. Removing all of the trees and re-landscaping with a native plant seed mix would result in a one-time cost of approximately $29,980. Stump grinding to remove the stumps at Adobe Ridge would result in an additional cost of $4,000. The City anticipates that a native seed mix would not require the need for permanent irrigation/watering.
A variation of the re-landscaping option would keep a row of trees along the public right-of way of each site to provide a tree canopy and visual interest along the property's street-facing boundary.
Transfer Ownership or Lease Property: The City could evaluate transferring or leasing the site with the existing grove to another entity so there is no longer a maintenance obligation for the City. Any reuse of the property would need to conform with underlying zoning and open space requirements.
Expand Adobe Ridge Neighborhood Minipark: Removing the trees and adding amenities to the Adobe Ridge Neighborhood would remove the need for the grove management and grove maintenance contractor at this site. The existing minipark consists of playground equipment, a reduced size hardcourt, a picnic table, and a shade structure. Expansion of the minipark may include additional picnic tables, additional turf area, additional hardcourts, play equipment, walking paths, dirt ramps for BMX bicyclists, community gardens, and/or skateboard ramps.
Residential Development: Currently, the Adobe Ridge grove is growing on five lots that are zoned Residential Single Family-4 (RS-4). If the SDGE easement was to be vacated, these five lots could be used to construct five single family dwellings. This option would require further research into the current status of the easement and approval from SDGE. As mentioned, in the past SDGE was not willing to remove the easement on these parcels.
Status Quo: This option involves maintaining the current condition of the grove, resulting in no projected maintenance or water savings. It entails continued routine maintenance and watering of the grove, without incurring expenses associated with tree removal and re landscaping. If retained, the grove management and maintenance contract would be re solicited, resulting in annual grove management and maintenance expenses and $3,500 for water, with annual increases projected due to consumer price index and approved water rates. Projected revenues are not known.
Hybrid option: The options above can be combined to achieve the best outcome for the City.
Silver Ridge
The Silver Ridge Subdivision is split-zoned and was approved with 28 residential lots within the portion of the property zoned Residential Single Family-4 (RS-4). The remaining property is zoned Rural Residential-A (RR-A) and consists of two lots that are designated as Open Space. The tentative map for the Silver Ridge Subdivision was approved by the City Council in 1990 and it was the third map that was brought to the City Council for consideration. The two open space lots consist of a prominent ridgeline with a section that was previously graded and used as a borrow site for nearby 3 of 17
February 15, 2022, Item #16
developments. The approved subdivision map is included as Attachment F. A park was initially envisioned within the open space lots. However due to public input, passive open space was approved instead as it was the preference of the residents in the surrounding area. An aerial image showing the Silver Ridge grove from the City's Geographic Information System (GIS) is included as Attachment G.
In 1992, the City Council approved a landscape plan to plant the southern open space lot and a small portion of the northern open space lot with a grove containing 548 Lisbon Lemon Trees totaling 5.5 acres.
The following options for readapting the Silver Ridge Lisbon Lemon Grove site may be considered. As noted in the fiscal impact section at the end of the report, depending upon City Council direction on which option/s they would like to pursue, additional staff work will be needed to identify costs and funding.
4 of 17
Re-landscape: Re-landscaping would lead to a significant reduction of maintenance and water costs associated with this grove. Removing all of the trees and re-landscaping with a native plant seed mix would result in a one-time cost of approximately $157,200. Stump grinding to remove the stumps at Silver Ridge would result in an additional cost of $26,000. The City anticipates that a native seed mix would not require the need for permanent irrigation/watering.
A variation of the re-landscaping option would keep a row of trees along the public right-of way of each site to provide a tree canopy and visual interest along the property's street-facing boundary. Another variation would be to leave the trees on the northern parcel.
Transfer Ownership or Lease Property: The City would evaluate transferring or leasing this site with the existing grove to another entity so that there is no longer a maintenance obligation for the City. Any reuse of the property would need to conform with underlying zoning and open space requirements.
Create a Neighborhood Minipark: The service area for a minipark is one-quarter mile and should be located within a confined neighborhood, such as the Silver Ridge neighborhood. A minipark could be designed to serve people within the immediate area. A limited variety of amenities could include a small turf area, playground equipment, picnic tables, barbeques, drinking fountains, community gardens, a shade structure, and possibly a half or reduced size hardcourt.
Residential Development: In order to convert this open space lot into residential purposes, the City Council will need to relinquish its open space designation. If the open space is relinquished, the two lots can be developed with a single-family residence development on each lot. Due to the current zoning, no further subdivision of the lots would be allowed.
Rezoning of the property to allow a subdivision would be subject to Proposition FF and would require a Citywide vote. Additionally, the Poway Municipal Code requires that an area of open space being relinquished should be exchanged for another property of equal size and quality of open space.
Status Quo: This option involves maintaining the current condition of the grove, resulting in no projected maintenance or water savings. It entails continued routine maintenance and watering of the grove, without incurring expenses associated with tree removal and re- February 15, 2022, Item #16
landscaping.
If
retained,
the
grove
management
and
maintenance
contract
would
be
re
solicited,
resulting
in
annual
grove
management
and
maintenance
expenses
and
$15,600
for
water,
with
annual
increases
projected
due
to
consumer
price
index
and
approved
water
rates.
Projected
revenues
are
not
known.
Hybrid
option:
The
options
above
can
be
combined
to
achieve
the
best
outcome
for
the
City.
Ted
Williams
Parkway
The
cut
slopes
that
were
created
with
the
grading
for
Ted
Williams
Parkway
were
planted
with
680
Star
Ruby
Grapefruit
trees
in
1993,
following
completion
of
the
roadway.
They
are
located
on
both
the
north
and
south
side
of
Ted
Williams
Parkway.
Due
to
the
steep
topography
of
these
slopes,
any
adaptive
reuse
of
the
5.5-acre
grove-site
is
limited.
This
grove
is
adjacent
to
one
of
five
western
entrances
into
Poway
and
contribute
to
a
distinctive
approach
into
the
City.
An
aerial
image
showing
the
Ted
Williams
grove
from
the
City's
Geographic
Information
System
(GIS)
is
included
as
Attachment
H.
Re-landscape:
Re-landscaping
would
lead
to
a
significant reduction
of
maintenance
and
water
costs
associated
with
this
grove.
Removing
all
of
the
trees
and
re-landscaping
with
a
native
plant
seed
mix
would
result
in
a
one-time
cost
of
approximately
$156,920.
Stump
grinding
to
remove
the
stumps
at
Ted
Williams
is
not
possible
due
to
the
steepness
of
the
slopes.
The
City
anticipates
that
a
native
seed
mix
would
not
require
the
need
for
permanent
irrigation/watering. A
variation
of
the
re-landscaping
option
would
keep
a
row
of
trees
along
the
public
right-of
way
of
each
site
to
provide
a tree
canopy
and
visual
interest
along
the
property's
street-facing
boundary. Status
Quo:
This
option
involves
maintaining
the
current
condition
of
the
grove,
resulting
in
no
projected
maintenance
or
water
savings.
It
entails
continued
routine
maintenance
and
watering
of
the
grove,
without
incurring
expenses
associated
with
tree
removal
and
re
landscaping.
If
retained,
the
groves
management
and
maintenance
contract
would
be
re
solicited,
resulting
in
annual
grove
management
and
maintenance
expenses
and
$35,600
for
water,
with
annual
increases
projected
due
to
consumer
price
index
and
approved
water
rates.
Projected
revenues
are
not
known.
A
table
outlining
the
costs
of
removing
the
trees
and
hydroseeding
for
the
tree
sites
is
attached
as
Attachment
I.
Environmental
Review:
Because
no
action
will
be
taken,
this
item
is
not
a
"Project"
pursuant
to
the
California
Environmental
Quality
Act
(CEQA)
and
is
therefore
not
subject
to
CEQA
review.
Fiscal
Impact:
During
Fiscal
Year
2020-21
the
groves
cost
the
City
approximately
$155,000
while
producing
approximately
$1,400
in
revenue.
Staff
anticipates
the
annual
cost
will
continue
to
grow
as
contract
pricing and
water
continue
to
increase.
5 of
17 February 15, 2022, Item #16
As
shown
in
the
table
below,
staff
can
only
estimate the
cost
of
re-landscaping
the
groves
as
each
of
the
other
options
would
require
further
analysis.
Option
Grove
Area
Residential
Re-Landscape
Mini-Park
Transfer/Lease
Hybrid
Adobe
Ridge
$ TBD
$33,980
$ TBD
$ TBD
$ TBD
Silver
Ridge
$ TBD
183,200
$ TBD
$ TBD
$ TBD
Ted
Williams
N/A
156,920
N/A
N/A
N/A
Total
$374,100
Staff
estimates
the
one-time
cost
of
re-landscaping
the
groves
to
be
approximately
$374,000.
Based
on
the
current
annual
cost
to
the
City
of
$155,000,
the
payback
of
this
option
is
2.4 years.
Should
the
City
maintain
the
status
quo,
the
annual
cost
to
the
City
will
continue
to
grow.
If
Council
elects
to
pursue
one
of
the
other
options,
staff
would
return
to
Council
with
cost
estimates
applicable
to
that
option. Public
Notification:
A
notification
of
this
workshop
item
was
mailed
to
property
owners
within
500-feet
of
the
boundaries
of
the
grove
properties.
Attachments: A.
Adobe
Ridge
Grove
Location/Zoning
Map
B.
Silver
Ridge
Grove
Location/Zoning
Map
C.
Ted
Williams
Location/Zoning
Map
D.
Adobe
Ridge
Subdivision
Map
E.
GIS
Exhibit
of
Adobe
Ridge
F.
Silver
Ridge
Subdivision
Map
G.
GIS
Exhibit
of
Silver
Ridge
H.
GIS
Exhibit
of
Ted
Williams
Parkway
I.
Tree
Removal
and
Hydroseeding
Costs
by
Site
Reviewed/
Approved
By:
Wen
d
aserman
Assistant
City
Manager
6 of
17 Reviewed
By:
Alan
Fenstermacher
City
Attorney
Approved
By:
ell~
City
Manager
February 15, 2022, Item #16
0 110 220
--
440
Feet
---
7 of 17
CITY OF POWAY
Zoning I Location Map
Item: Workshop on Citrus Groves
Adobe Ridge
ATTACHMENT A
February 15, 2022, Item #16
0 170 340
- -
680
Feet
---
8 of 17
RR-A
OS-R
ject Location:
.. idge Road
CITY OF POWAY
Zoning/ Location Map
Item: Workshop on Citrus Groves
Silver Ridge
ATTACHMENT B
February 15, 2022, Item #16
0 200 400
- -
800
Feet
---
9 of 17
CITY OF POWAY
Zoning / Location Map
Item: Workshop on Citrus Groves
Ted Williams Pkwy
ATTACHMENT C
February 15, 2022, Item #16
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February 15, 2022, Item #16
GIS Exhibit of Adobe Ridge
12 of 17 ATTACHMENT E
February 15, 2022, Item #16
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Siwveyors
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FAXf (€ S2) 237 -·0nn
February 15, 2022, Item #16
GIS
Exhibit
of
Silver
Ridge
15 of
17 ATTACHMENT
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February 15, 2022, Item #16
GIS Exhibit of Ted Williams Parkway
16 of 17 ATTACHMENT H
February 15, 2022, Item #16
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Location
All three locations
Adobe Ridge
Silver Ridge
Ted Williams
Adobe Ridge
Silver Ridge
Ted Williams
Adobe Ridge
Silver Ridge
Ted Williams
Tree Removal and Hydroseeding Costs By Site
Scope Cost
Tree Removal Only (hauling and removal of debris) $271,200 Tree Removal Only (hauling and removal of debris) $24,480 Tree Removal Only (hauling and removal of debris) $133,200 Tree Removal Only (hauling and removal of debris) difficult access, heavy slope $122,420
Tree and stump removal $28,560
Tree and stump removal - additional time needed for difficult access for stump grinder $159,850
No stump removal option, too steep for equipment and not reccommended for erosion control N/A
Hydroseeding $5,500
Hydroseeding $24,000
Hyd roseed i ng $34,500