support of that effort, in February 2022, the Council approved a PSA with VDLA to update the La Colonia Master Plan and include the vacant City-owned lot.
This item is before the Council to provide an update on the La Colonia Master Plan and receive direction from Council on the land use (amenities), building envelope (general sizing and height) and parking/circulation.
DISCUSSION:
VDLA has been working on the Master Plan and individual components of the Master Plan since 2008, including preparation of the original Master Plan. A PSA with VDLA was approved in February 2022, to update the La Colonia Master Plan and include the vacant City-owned lot north of the park.
A public workshop was held in February 2023, at which public input was solicited as to what the attendees preferred, do not prefer and what improvements they would like to see at the park. Public input was also solicited through an online questionnaire and outreach events at the 2023 Spring Egg Hunt at La Colonia Park and the 2023 Fiesta Del Sol. The results of the outreach efforts were presented to the Council meeting in March 2024.
During the March 2024 meeting, the City Council discussed the project and provided comments and direction. Below is a summary of the comments and direction provided:
• Supportive of expanding the picnic area, possibly by relocating the Stevens House Museum;
• Multi-generational mixing is good but need to be aware of the limitations of each age group. For instance, youth programs are required to keep adults and children separated in restroom facilities, so restroom sharing is not an option. Also, the senior center should include nearby parking for those with limited mobility; • Wherever pickleball courts are located, evaluation of the noise impacts to determine if mitigation is necessary;
• If a long driveway is constructed, prefer it extends from Valley instead of Stevens to minimize impact on available park space;
• Provide more shade;
• Add diagonal parking to Stevens Avenue to maximize available parking; • A two-story building fronting Stevens Avenue is acceptable. • Since paying for construction of the entire Master Plan may be difficult in the near term, may need to consider interim measures such as grading the new lot so that it can be usable;
• The existing community center needs to be renovated to include windows and a larger opening from the large community room to the outside courtyard; February 12, 2025
La Colonia Master Plan Update
• Can a second story be added to the existing community center; • Need to provide good flow from existing park to the new lot, which should include a wide walkway;
• The event lawn area should be located to make use of the existing slopes to create an amphitheater type setting.
Following the direction from the City Council, VDLA worked with Staff to develop site plans and massing plans for two alternatives. Both alternatives include a new building that is two stories high when viewed from Stevens Avenue. A third level would also be provided but that would be below grade when viewed from Stevens Avenue. In both alternatives, the location of the existing pickleball court and Stevens House Museum would not change.
Alternative 1 (Attachment 1) would have the parking area accessible from Stevens on the north of the building. The back portion of the parking lot would be elevated to provide a level parking area. This parking arrangement would provide 19 parking spaces. The entire new building (two stories above Stevens and one story below Stevens) would be south of the parking lot. This scenario would have a youth center on the lowest/basement level, the senior center on the first level (at grade with Stevens) and a City community center on the second level.
The basement level of Alternative 1 (labeled as Level 0 on the attachment) would be approximately 3,500 square feet (sf) and Levels 1 and 2 would be approximately 3,000 sf. Approximately 2,900 sf (or 24%) of this alternative would be used for service/circulation. The entire building would be approximately 12,900 sf. This alternative also includes 11 parking spaces that are accessible from Valley Avenue, two side-by-side pickleball courts, an event lawn, a non-exclusive recreation area and a small recreation area for use only by the youth center.
Alternative 2 (Attachment 2) would also be three levels, two above grade when viewed from Stevens and one below grade. The main difference is the parking area in this alternative would take up most of the building area on Level 1 (the level even with Stevens). This would increase the number of parking spaces attached to the building to 32 spaces. This scenario would have a youth center and a senior center both on the lowest/basement level, a small area for City programming on the first level (at grade with Stevens) and a larger area for City uses on the second level.
The basement level of Alternative 2 (labeled as Level 0 on the attachment) would consist of the senior center at 2,100 sf and the youth center at approximately 2,400 sf. Level 1 would have an area for City use of approximately 1,660 sf with the rest of this level dedicated to parking. Level 2 proposes a community center of approximately 5,850 sf and an area for City programming of approximately 4,700 sf. Approximately 3,000 sf (or 15%) of this alternative would be used for service/circulation. The entire building would be approximately 19,790 sf. This alternative also includes 11 parking spaces that are I I
February 12, 2025
La Colonia Master Plan Update
accessible from Valley Avenue, two side-by-side pickleball courts in the northeast corner of the property instead of the middle of the south side as shown on Alternative 1. Also, the event lawn, a non-exclusive recreation area are both reduced in size to accommodate the larger building footprint.
Since direction from the March 2024 City Council meeting, was to provide more light into the existing community center building, some alterations were made as shown in Attachment 3. Windows are proposed to both the east and west walls of the middle “classroom”, which MiraCosta utilizes largely for adult school programming. A new door was added near the northwest corner of this same building wing so that the public could enter the City offices without going into the classroom. The City offices were reduced in size to allow for a larger classroom. Finally, the existing double door entrance to the large meeting room that is currently separated by a column have been combined into one large folding glass door that can provide one large opening from the meeting room to the outside patio, creating more of an indoor/outdoor space. All these building enhancements would allow significantly more light into the existing building, These two alternatives are for discussion purposes only, with the intent for Council to give further direction to Staff on the Master Plan update.
CEQA COMPLIANCE STATEMENT:
This action is not a project under the CEQA Guidelines. Environmental review will be completed as part of the final design.
FISCAL IMPACT:
In Fiscal Year 2022, a professional services agreement with VDLA was signed for an amount not to exceed $52,140. These funds were included in the Capital Improvement Program budget. To date, we have expended $34,560.65.
In Fiscal Year 2024, an amendment to the professional services agreement with VDLA was signed for an amount not to exceed $70,000. We have not yet expended any of these additional Capital Improvement Program budget funds.
There is no immediate new fiscal impact as a result on this report. When the project progresses into the implementation phase, construction costs will be determined at that time.
WORK PLAN:
This project is consistent with Item B.3 of the Community Character Priorities of the FY 2024/25 Work Plan.
February 12, 2025
La Colonia Master Plan Update
OPTIONS:
• Receive report and provide direction to Staff on land use (amenities), building envelope (general sizing and height) and parking/circulation.
CITY STAFF RECOMMENDATION:
Staff recommends that the City Council receive this report and provide direction to allow staff to move forward with an update to the La Colonia Master Plan for Council approval at a later date.
_________________________
Alyssa Muto, City Manager
Attachments:
1. La Colonia Master Plan Alternative 1
2. La Colonia Master Plan Alternative 2
3. Proposed alterations to existing Community Center building
STEVENS AVE
EXISTING
COMMUNITY
BUILDING
SURFACE
PARKING LOT
(19 SPOTS)
COMMUNITY
BUILDING
3 LEVELS
12,900 SF
STAIR
CORE
STAIR
CORE
ELEV.
CORE
EXISTING
MUSEUM
BUILDING
VALLEY AVE
EXISTING
NEIGHBORING
3-LEVEL
BUILDING
LIMIT OF WORK
EXISTING
SKATE PARK
EXISTING
BASKETBALL
COURT
EXISTING
PICKLEBALL
COURT
PICKLEBALL
COURTS
EVENT LAWN
RECREATION
AREA
DEDICATED TO
YOUTH CENTER
NON-EXCLUSIVE
LA COLONIA MASTER PLAN A1
12 FEB 2025
0 30 60 90
1" = 30' - 0"
OPTION 1 - SITE PLAN
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STAIR
CORE
STAIR
CORE
ELEV.
CORE
10' - 3 1/2" 37' - 0" 23' - 0" 45' - 0" 15' - 0"
SENIOR CENTER
3,077 SF
- LOBBY
- COMMUNITY SPACE
- KITCHEN
ENTRY PATIO
OUTDOOR
TERRACE
35' - 0" 30' - 0" 5' - 0"
47' - 0"
8' - 6"
SERVICE 18' - 0" 24' - 0"
10' - 0"
STAIR
CORE
ELEV.
CORE
COMMUNITY CENTER
3,012 SF
- LOBBY
- MEETING AREA
- OFFICES
- KITCHEN
OUTDOOR
TERRACE
38' - 0" 17' - 0"
65' - 3 3/4" 70' - 0"
55' - 0"
52' - 0"
SERVICE
STAIR
CORE
STAIR
CORE
ELEV.
CORE
YOUTH CENTER
3,511 SF
- ENTRY
- OPEN AREA
- TECH LAB
- ART ROOM
- KITCHEN
- STORAGE
- OFFICES
STAIR
CORE
23' - 0" 60' - 0" 10' - 0" 70' - 0"
47' - 0"
SERVICE
RECREATION AREA FOR
YOUTH CENTER
LA COLONIA MASTER PLAN A2
12 FEB 2025
4 ISO - SW
1/16" = 1'-0" 2
OPTION 4A - LEVEL 1 PLAN
1/16" = 1'-0"
3 OPTION 4A - LEVEL 2
1/16" = 1'-0" 1
OPTION 4A - LEVEL 0 PLAN
AREA SCHEDULE
LEVEL 0 4,497 GSF
LEVEL 1 4,040 GSF
LEVEL 2 3,660 GSF
TOTAL 12,197 GSF
LEVEL 1
YOUTH CENTER 3,511 SF
LEVEL 2
SENIOR CENTER 3,077 SF
LEVEL 3
COMMUNITY CENTER 3,012 SF
TOTAL ASSIGNABLE 9,600 SF
SERVICE/CIRCULATION (24%) 2,897 SF
OPTION 1 - MASSING & PLANS
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EXISTING
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EXISTING
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BUILDING
STAIR CORE
STAIR
CORE
STREET LEVEL
PARKING LOT
(32 SPOTS)
ELEV.
CORE
VALLEY AVE
EXISTING
NEIGHBORING
3-LEVEL
BUILDING
LIMIT OF WORK
EXISTING
SKATE PARK
EXISTING
BASKETBALL
COURT
EXISTING
PICKLEBALL
COURT
PICKLEBALL
COURTS
RECREATION EVENT LAWN
AREA
COMMUNITY
BUILDING
3 LEVELS
19,790 SF
LA COLONIA MASTER PLAN A1
12 FEB 2025
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OPTION 2 - SITE PLAN
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STREET LEVEL
PARKING LOT
(32 SPOTS)
STAIR
CORE
ELEV.
CORE
STAIR CORE
14' - 8 1/2"
10' - 0" 102' - 0" 23' - 0" 7' - 0"
58' - 0" 25' - 0"
116' - 4 3/4"
18' - 0" 24' - 0" 8' - 6"
8' - 6"
24' - 0"
CITY USE
1,660 SF
SERVICE
24' - 0"
STAIR
CORE
STAIR CORE
OUTDOOR
TERRACE
COMMUNITY CENTER
5,853 SF
- LOBBY
- MEETING AREA
- OFFICES
- KITCHEN
CITY USE
4,717 SF
10' - 0" 46' - 6" 63' - 6"
65' - 0" 55' - 0"
OUTDOOR
TERRACE
ELEV.
CORE
SERVICE
55' - 0" 40' - 0"
STAIR
CORE SENIOR CENTER
2,100 SF
- LOBBY
- COMMUNITY SPACE
- KITCHEN
YOUTH CENTER
2,412 SF
- ENTRY
- OPEN AREA
- TECH LAB
- ART ROOM
- KITCHEN
- STORAGE
- OFFICES
10' - 0" 60' - 0" 65' - 0" 7' - 0"
ELEV.
CORE
STAIR CORE
SERVICE
SERVICE
LA COLONIA MASTER PLAN A2
12 FEB 2025
4 ISO - SW OPTION 5
1/16" = 1'-0" 2
OPTION 5 - LEVEL 1 PLAN
1/16" = 1'-0"
3 OPTION 5 - LEVEL 2
1/16" = 1'-0" 1
OPTION 5 - LEVEL 0 PLAN
AREA SCHEDULE
LEVEL 0 5,820 GSF
LEVEL 1 2,230 GSF
LEVEL 2 11,740 GSF
TOTAL 19,790 GSF
LEVEL 1
SENIOR CENTER 2,100 SF
YOUTH CENTER 2,412 SF
LEVEL 2
CITY USE 1,660 SF
LEVEL 3
COMMUNITY CENTER 5,853 SF
CITY USE 4,717 SF
TOTAL ASSIGNABLE 16,742 SF
SERVICE/CIRCULATION (15%) 2,980 SF
OPTION 2 - MASSING & PLANS
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(E) OFFICE
(E) MEN'S
TOILET
(E) WOMEN'S
TOILET
(E) HALL
(E) HALL
(E) KITCHEN
(E) SERVICE
(E) PANTRY
(E) MECH
(E) STORAGE
MEETING ROOM
(E) STORAGE
(E) WOMEN'S
TOILET
(E) MEN'S
TOILET
(E) CHASE
DEMOLISH
EXISTING
PLATFORM
UNCOVERED
PATIO
NEW FOLDING
GLASS DOORS
NEW
WINDOW
NEW
WINDOWS
NEW DOOR
COMMUNITY BUILDING REMODEL
LA COLONIA MASTER PLAN A3
12 FEB 2025
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