Administrative
Report
N.1., File # 23-5394 Meeting Date: 4/4/2023
To: MAYOR AND CITY COUNCIL
From: CAMERON HARDING, COMMUNITY SERVICES DIRECTOR
TITLE
DISCUSSION AND POSSIBLE ACTION ON IMPROVEMENTS AT AVIATION PARK AND
POTENTIAL ADDITIONAL AMENITIES
EXECUTIVE SUMMARY
The City Council’s Strategic Plan includes an objective to provide a report on short and long-term improvements at Aviation Park. Staff provided an initial update on this item to the City Council at its meeting on May 3, 2022. The improvements included the re-painting of Aviation Gymnasium, concrete and sidewalk repair at Aviation Gymnasium, replacement of playground surfacing, the feasibility of constructing a swimming pool adjacent to Aviation Gymnasium, and the feasibility of constructing pickleball courts at two potential locations.
Since the May report, Ellis Environmental was brought in to test the building’s paint and exterior conditions, oversee abatement and ensure all Environmental Protection Agency (EPA), Division of Occupational Safety and Health of California (CALOSHA) and Air Quality Management District (AQMD) regulations are met prior to the repainting. Following an unsuccessful solicitation of bids for the abatement of the paint, the Public Works Department is currently preparing to release a new bid package in the next few weeks. A separate bid, will be issued shortly thereafter for the painting and necessary exterior work including site prep and the replacement of aging fascia boards and trim.
Funding for this work was provided in the budget.
As was noted in the previous report, the overall condition of the concrete exterior sidewalks surrounding Aviation Gym was satisfactory, but some areas needed replacement due to cracking and root displacement. This work was completed in April, 2022 by the Public Works Department. Also completed was the replacement of the deteriorating playground surfacing and the artificial turf on Aviation Field. These items were installed during the past Winter.
As part of past budget cycles, the City Council requested a Budget Response Report on the feasibility of constructing and operating a 50-meter pool in the empty lot behind Aviation Gymnasium that measures approximately 170 ft. (52 meters) by 185 ft. (56 meters). The preliminary cost projection to construct an aquatics facility was $13,300,000. The annual operating costs were estimated to be $1,360,000.
Also, under consideration has been the possibility of installing pickleball courts at Aviation Park. With help from an outside consultant, the Community Services Department completed a Pickleball Feasibility Study last Fiscal Year that identified two possible locations for courts at the park. Funding
N.1., File # 23-5394 Meeting Date: 4/4/2023
Feasibility Study last Fiscal Year that identified two possible locations for courts at the park. Funding for the project however has not been identified and the potential sites described in the study have not been formally designated by the City Council for pickleball use.
BACKGROUND
The City Council’s Strategic Plan includes an objective to, “report on short and long-term improvements and possible additional amenities for Aviation Park.” Staff provided an initial update on this Strategic Plan item to the City Council at its meeting on May 3, 2022. Included in this report are additional, and more recent updates, made to the site as well as information on possible additional amenities for future discussions.
Painting of the Gymnasium
The Aviation Gymnasium has served the South Community since 1957 and includes basketball courts, volleyball courts and areas for dance teams to rehearse. The exterior was last painted 25 years ago and is need of attention and repairs. As a result of the age and composition of some of the materials used during the construction of the building, Ellis Environmental, a third-party Environmental Hygienist, was brought in to test the building’s conditions; oversee any necessary abatement; and ensure all EPA, CALOSHA and AQMD Regulations were met. The Public Works Department solicited bids for the abatement of the paint and the bids were rejected, due to inconsistent pricing provided by a company with no abatement experience. A second round of bids will be solicited in the coming weeks.
Following the completion of the abatement, a painting contractor will be procured to perform the following scope of work:
General Conditions
In addition to painting the building exterior, there are fascia boards and trim which have deteriorated due to sun and weather exposure that need to be replaced. The contractor will be responsible for replacing the damaged boards and trim with new primed and painted materials.
Metal and Piping
The awnings and fire sprinkler pipes are showing signs of paint degradation and rust throughout the structure. Areas where the paint is flaking or rusted will be abated, scraped, sanded and treated in preparation for recoating with final finishing materials.
Stucco and Masonry
The stucco on the northwest side of the building needs to be power washed and prepared for painting. The existing brick masonry is in good condition and only requires power washing for cleaning purposes.
Glue Lambs Support Structure
Arched glue lamb beams were used as part of the structural system for the gymnasium roof.
While exterior painting of these beams was performed more recently than the exterior of the building, the beams will need to be repainted along with the gymnasium’s other wooden
N.1., File # 23-5394 Meeting Date: 4/4/2023
features to provide updated protection.
The anticipated cost for the above work is $132,000. As part of the budget, the City Council approved $150,000 for the abatement and the exterior prep and painting of the gymnasium.
Concrete Patios and Side Walks
The general condition of exterior sidewalks surrounding the gymnasium facility, which used to serve Aviation High School, was satisfactory but some areas needed replacement due to cracking and root displacement. The Public Works Department was able to use annual maintenance and operations funding to complete the work in April 2022 at a cost of $35,000.
Playground Equipment
The rubber surfacing at the Aviation Park play area was deteriorated and became inflexible, and forced the Public Works Department to repeatedly patch the surface. The playground surfacing was replaced in full in 2022 and funded as part of the FY 2021-22 Capital Improvement Budget.
Aviation Field
The synthetic turf at Aviation Field was in poor condition and needed to be replaced as it had exceeded its estimated ten-year lifespan. In the Fall of 2021, the City Council authorized the negotiation of a new license and concessionaire agreement with South Bay Sports (SBS) which included installation of a replacement field turf funded solely by SBS. Installation of the field began in November, 2022 and was completed in January, 2023.
Aquatic Center
As part of prior budget discussions, the City Council requested a Budget Response Report on the feasibility of constructing and operating a 50-meter pool behind Aviation Gymnasium in a space that measures approximately 170ft. (52 meters) by 185ft. (56 meters). This project would include the following components:
· Site Improvements - Earthwork, utilities, parking, landscaping, pool deck, perimeter fencing, etc. (3 acres).
· Outdoor Multi-Use Swimming Pool - 50-meters x 25-yards suitable for swimming, diving, water polo, instruction and recreational swimming (12,300 sq. ft.). · Support Building - Locker rooms, restrooms, staff office, mechanical room, chemical rooms, etc. (8,000 sq. ft.)
Staff reached out to various vendors experienced in the construction and operation of aquatics facilities to solicit information and estimates, including:
· Myrtha Pools, who sell and build aquatic pools all around the world including several Olympicsized pools that have been constructed at a number of California high schools in recent years; · Hirsh and Associates, Inc., the City’s on-call consultant, to provide preliminary construction costs and ongoing facility operation and utility costs; and · The City of Torrance to gauge ongoing operation and maintenance costs to operate their City’s “Plunge,” which is an aquatic facility that includes a 50-meter pool.
N.1., File # 23-5394 Meeting Date: 4/4/2023
Although preliminary analysis indicates the installation of a 50-meter pool behind the gymnasium facility is possible, the final size and scale of a pool is ultimately contingent on the ability to build an accompanying pool deck that meets Americans with Disabilities Act (ADA) requirements. If those requirements cannot be met, the size of the pool would have to be reduced and the aquatic facility reconfigured.
One important factor that may have implications on the full cost of the project is whether the old pool, used by students attending Aviation High School, was removed or simply abandoned and filled in with soil and/or other cover materials. A critical step in project feasibility, should it continue to move forward, would be to conduct soil testing and an inspection of the lot to conclude whether the old pool still remains. The cost of this necessary testing, inspection and possible removal of the old pool is not reflected in the estimated costs below.
Construction Cost Estimates
Site Improvements $3,000,000
Swimming Pool $2,500,000
Support Building $4,000,000
Construction Sub-Total $9,500,000
30% Soft Costs
(A&E fees, plan check, tests, inspection) $2,850,000
10% Contingency $950,000
TOTAL PROJECT BUDGET $13,300,000
Annual Utility Costs - Year-Round Operation
Swimming Pool Utilities $350,000
Building Utilities $50,000
O & M $960,000
EST. ANNUAL OPERATING COST $1,360,000
Pickleball Courts
Following the completion of a Pickleball Feasibility Study, the Recreation and Parks Commission recommended the installation of a pickleball court facility behind the gymnasium, which is in direct conflict with the proposed aquatic center. A copy of the proposed, preliminary site improvements prepared as part of the Pickleball Feasibility Study is included as an attachment to this report. Cost estimates range based on amenities and concrete work but could be as high as $1,333,087 to install six courts. The City Council reviewed the results of the feasibility study and the Commission’s recommendation at its meeting on May 3, 2022. Following a lengthy discussion, the City Council
N.1., File # 23-5394 Meeting Date: 4/4/2023
recommendation at its meeting on May 3, 2022. Following a lengthy discussion, the City Council approved the installation of striping for pickleball courts on pre-existing concrete pads throughout the City including at Perry Park, Franklin Park and Anderson Park.
In addition to the open space area behind the gym, the feasibility study also identified an alternate location at Aviation Park that would utilize an open parking lot located just north of the field. A copy of the proposed site improvements for this location is included as an attachment. Staff contacted Northrup Grumman and discovered the property is privately owned and currently leased to Northrop Grumman. Staff contacted the owner’s representative to determine if there was an interest in having the City utilize this space for pickleball courts. At the time, the property owner was not interested in selling or redeveloping the space.
COORDINATION
Community Services staff worked with the Public Works Department to prepare this report.
FISCAL IMPACT
As part of the budget, the City Council approved $150,000 towards the abatement, exterior prep, and painting of the Aviation gymnasium. The anticipated cost for painting is $132,000. Additionally, $35,000 in funding was available for the sidewalk improvements at Aviation Park from the Public Works Department’s annual citywide sidewalk maintenance account. The swimming pool and pickleball projects are currently unfunded.
APPROVED BY:
Mike Witzansky, City Manager
ATTACHMENTS
· Budget Response Report #41 - Aviation Gymnasium 50-meter Pool · Pickleball Feasibility Study - Aviation Park Open Space · Pickleball Feasibility Study - Aviation Park North Parking Lot