Monday, April 3, 2023
5:00 p.m.
SPECIAL WORKSHOP
Notice is hereby given that Mayor Bill Velto of the Upland City Council, pursuant to Government Code Section 54956, does hereby call a Special Workshop of the Upland City Council Council Chamber
City Hall, 460 N Euclid Avenue
Residents may observe the City Council meetings remotely via livestream on the City website, Spectrum Cable TV Channel 3, or Frontier Cable TV Channel 26.
Pages
1.CALL TO ORDER AND ROLL CALL
2.ORAL COMMUNICATIONS
Pursuant to Government Code Section 54954.2, any member of the public may address any item listed on the agenda. Anyone wishing to address the legislative body should submit a speaker card to the City Clerk at or prior to speaking. Speakers shall keep their comments to no more than three (3) minutes.
3.AGENDA ITEMS
a.CONSIDER OPTIONS FOR THE FUTURE DEVELOPMENT OF SYCAMORE PARK
3 CEQA: Not a Project
Recommended Action:
Consider options and provide direction to staff for the future development of Sycamore Park. (Staff Person: Stephen Parker)
4.ADJOURNMENT
The next regularly scheduled City Council meeting is Monday, April 10, 2023.
NOTE: If you challenge the public hearing(s) or the related environmental determinations in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Upland, at, or prior to, the public hearing.
All Agenda items and back-up materials are available for public review at the Upland
Public Library, downstairs reference desk at 450 North Euclid Avenue, the City Clerk's Office at 460 North Euclid Avenue and the City website at www.uplandca.gov .
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk's Office, 909-931-4120.
Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28 CFR 35.102-35.104 ADA Title II] On March 29, 2023 a true and correct copy of this agenda was posted on the bulletin boards at 450 N. Euclid Avenue (Upland Public Library) and 460 N. Euclid Avenue (Upland City Hall) and the City website at www.uplandca.gov
DATE: April 3, 2023
TO: MAYOR AND CITY COUNCIL
FROM: MICHAEL BLAY, CITY MANAGER
PREPARED BY: STEPHEN PARKER, ASSISTANT CITY MANAGER
JESSICA GANDARA, RECREATION AND COMMUNITY SERVICES MANAGER SUBJECT: CONSIDER OPTIONS FOR THE FUTURE DEVELOPMENT OF SYCAMORE PARK
RECOMMENDED ACTION:
It is recommended that the City Council consider options and provide direction to staff for the future development of Sycamore Park.
GOAL STATEMENT
The proposed action supports the City’s goal of maintaining first rate parks and recreation facilities in a fiscally prudent manner.
BACKGROUND
On February 27, 2003, the City of Upland purchased certain property from the San Antonio Liquidation Trust, commonly referred to as Sycamore Park (the “Sycamore Property”) and is generally located between Central Avenue on the west, Benson Avenue on the east, 18th Street on the north and bisected by 17th Street.
In 2007, the Baseline Road Master Plan was developed, and it included the vision for residential, commercial retail, and recreation development on 99 acres of land in the northwestern region of the City. Of the 99 acres, 57 of those were designed with the intention of developing a future sports park including soccer/softball fields, tennis, basketball , and volleyball courts, a “tot lot”, a small amphitheater, and a concession stand. However, due to a lack of funding, that project has not been implemented.
On June 11, 2018, City Council created an Ad Hoc Committee to review, consider and recommend for future City Council action, terms and conditions related to the development of an approximate 46 -acre, privately owned site as a future, City-own sports park. The Lewis Group of Companies had approached the City and was looking for a potential land swap where the City would obtain land just north of the 210 freeway and funding to establish a sports park.
In July 2018 a public workshop was held where a plan was presented to swap Cabrillo Park and a portion of the Sycamore Property for a 46-acre sports park just north of the 210 freeway was identified. After hearing feedback from the community, Cabrillo Park was dropped from the proposal.
On July 23, 2018, the City Council voted unanimously to adopt Resolution No. 6455 that established a public hearing to consider abandoning a 32-acre portion of the Sycamore Property. However, Lewis Group of Companies pulled the offer before the public hearing took place.
Currently, the City has collected approximately $3.1 million in Quimby Fee funds in the neighborhood of the proposed park, however, $0.3 million have already been spent towards the development of Sycamore Park. The remaining balance is $2.8 million.
City Council authorized $86,150 in funding from Quimby Fee funds for a Sycamore Park master plan in the Capital Improvement Plant of the Adopted Budget for Fiscal Year 2022 -2023.
At the September 6, 2022 meeting of the Parks, Arts, Recreation, and Community Services (PARCS) Advisory Committee, members discussed various options for the future development of the land, with the options of a Public/Private Partnership or a Nature Park being preferred.
ISSUES AND ANALYSIS
As staff has begun preparing for a Sycamore Park Master Plan Request for Proposal (RFP), the same fiscal issues that have limited the park from being created to date are coming to light. The City has only received approximately $3.2 million in Quimby Fee funds in the Sycamore Hills neighborhood, and approximately $0.3 million of those funds have already been used exploring a potential sports park. A decent rule of thumb to approximate costs for park development is using $1 million per acre, meaning the City could only develop approximately 4.9% of the available land. With limited future Quimby Fee funds, the development of the entire parcel will be impossible without additional funding sources.
A non-exhaustive list of proposed options for an immediate impact are listed below followed by brief descriptions and/or examples.
1. Land Swap
2. Multi-Phase Master Plan
3. Nature Park Development
4. Public/Private Partnership
Land Swap
In 2018, as described in the background section, the City Council previously explored a land swap with a developer.
At this point the City has not been provided an offer for a land swap for the Sycamore Property. However, the potential exists for the City to swap the Sycamore Property to a developer for a fully developed park or land and funding to develop a park in a less residential area within proximity of the neighborhood. If the City were to consider pursuing such an option, a Request for Proposals could be created by staff to explore if any developers would be interested in providing the City with a land swap proposal. If this option were pursued, Staff would request City Council provide direction on the type of amenities that would be desired in the park.
Multi-Phase Master Plan & Development
A common practice for cities that acquire large undeveloped land and are unable to develop is to create a multi-phased master plan. The major park projects are divided into the phases – usually due to funding issues. The master plans are developed with the understanding that each phase will be developed once funding becomes available or priorities shift.
With the Multi-Phase Master Plan option, there is a possibility that a small portion of Sycamore Park could be developed with currently allocated funds. Depending on funding availability, full park development could take years, or even decades.
Nature Park Development
Based on the undeveloped land’s size, slope, and natural habitat, developing a nature -style park or preserve could be achieved easily and cost-efficiently.
Examples of some recently established nature-style parks or preserves in the region are as follows:
Colonies Basin #6 – San Bernardino Flood Control District – Upland, CA o Native Habitat & Wetland Restoration, Native/Drought Tolerant Plantings, Sculptured Flood Control Basin, Fencing & Lighting, Furnishings & Picnic Areas, Decomposed Granite Trails, Interpretive Educational Elements, Wayfinding Signage
o Design Documents: $30,000
o Construction Documents: $170,000
o Construction Costs: $2,000,000
Desert Valley Conservation Area – Joshua Tree
o Parking Lots/Staging Areas, Prefabricated Restroom, Primary and Secondary Trails, Shade Structures, Informational/Interpretive Signage, Rock Outcropping View Platform, Trailside Kiosks. o Design and Construction Documents: $55,000
o Aerial Survey: $20,000
o Construction Costs: $550,000
Boomer Canyon Park – Irvine, CA
o Entry Signs, Parking Lots, Restrooms, Office Building, Trails o Design Cost: $500,000
o Construction Cost: $1,000,000
Public/Private Partnership
Public/Private Partnerships (PPPs) involve collaboration between a government agency and a private-sector company that can be used to finance, build, and operate projects. The City has the opportunity to enter into a lease agreement with a tenant to design, build, operate, and maintain the park for athletic or entertainment purposes. While the commo n PPPs are for athletic facilities, the land could be used and developed as an entertainment venue as well.
Two local successful examples of this type of partnership in parks are as follows:
City of Rancho Cucamonga – in 2015, the City was approached by Goals Soccer Centers, Inc. (Goals) regarding a proposal to lease approximately 4 acres of land at the existing Epicenter Sports Complex to develop, operate, and maintain, on a long-term basis, a “next generation” recreational sports park featuring at least 10 floodlit, synthetic grass “small-sided” soccer fields designed to accommodate year-round soccer leagues for all ages, drop-in recreational play, youth/adult skill clinics, and tournaments. The proposed facility included a 4,000 square-foot, modern pavilion that features professionally styled men’s and women’s locker rooms and a sports café/multi-purpose room complete with Wi-Fi and flat screen televisions featuring live domestic and international soccer games. The agr eement called for:
A 20-year initial lease term with renewal options extending an additional 20 years. An annual base rent of $115,000 with a Consumer Price Index increase every fifth (5th) year anniversary, with a floor of 11% and ceiling of 15%.
City of Chino Hills – In 1999, the Chino Hills City Council authorized the execution of the Sports Park Lease between the City and Big League Dreams Chino Hills, LLC (BLD). The lease term was for 20 years with two 5 -year extension options. Additional amendments provided for the construction and lease of an office facility at the sports park site for BLD’s use as a corporate headquarters.
The City’s original agreement required BLD to make quarterly payments from operating the facility based on Net Revenues (Gross Revenues minus Expenditures). For the first six lease years, BLD paid the City of Chino Hills approximately $4 million. At the end of the initial lease term, the City of Chino Hills entered into a lease arrangement with TC Sports Group to operate the facility with payments of 9% of gross revenue and a guaranteed minimum of $400,000 annually. In addition, 2% of gross revenue was put in a capital account for future improvements to the facility and TC Sports Group took on the maintenance of a City-owned park adjacent to the facility.
ENVIRONMENTAL DETERMINATION
This is a workshop and no decision on a specific project will be made at this time, thus the workshop is not considered a project under CEQA.
FISCAL IMPACTS
There is no fiscal impact with the direction Council provides today. Potential future fiscal impacts will be determined based on the direction of City Council.
ALTERNATIVES
Provide alternative direction to staff.
CEQA: Not a Project
SYCAMORE PARK
UPLAND CITY COUNCIL –SPECIAL WORKSHOP
April 3, 2023
Introduction
•57 Acres Intended for Park Development
•$2.8 Million Available Funds
•$86,150 Approved for a Park Master
Plan in FY 2022-2023
•PARCS Advisory Committee Discussion
on September 6, 2022
4/3/2023 Upland City Council Workshop –Sycamore Park 2Page 7 of 18
Options for
Consideration
•Land Swap
•Multi-Phase Master Plan & Development
•Nature Park
•Public/Private Partnership
Upland City Council Workshop –Sycamore Park4/3/2023 Page 8 of 18
Land Swap
•No current offers exist
•An RFP for developers would be required
•City Council would provide a list of desired amenities 4/3/2023 Upland City Council Workshop –Sycamore Park 4Page 9 of 18
Multi-Phase Master Plan
•A common practice for agencies with available land and funding issues
•Potential for decades-long wait for development
•Possibility for development of a small portion with
existing funds
4/3/2023 Upland City Council Workshop –Sycamore Park 5Page 10 of 18
Nature Park Development
•Easily attainable with natural habitat
•Funding ceiling would dictate amenities/features
•Opportunities for unique programs and events
4/3/2023 Upland City Council Workshop –Sycamore Park 6Page 11 of 18
Colonies Basin #6
4/3/2023 Upland City Council Workshop –Sycamore Park 7
•Native Habitat & Wetland Restoration
•Native/Drought Tolerant Plantings
•Sculptured Flood Control Basin
•Fencing & Lighting
•Furnishings & Picnic Areas
•Decomposed Granite Trails
•Interpretive Educational Elements
•Wayfinding Signage
•Costs
o Design Documents:$30,000
o Construction Documents:$170,000
o Construction Costs:$2,000,000
Desert Valley Conservation Area
4/3/2023 Upland City Council Workshop –Sycamore Park 8
•Parking Lots/Staging Areas
•Prefabricated Restroom
•Primary and Secondary Trails
•Shade Structures
•Informational/Interpretive Signage
•Rock Outcropping View Platform
•Trailside Kiosks
•Costs
o Design and Construction Documents:
$55,000
o Aerial Survey:$20,000
o Construction Costs:$550,000
Boomer Canyon Park & Trailhead
4/3/2023 Upland City Council Workshop –Sycamore Park 9
•Entry Signs
•Parking Lots
•Restrooms
•Office Building
•Trails
•Costs
o Design Cost:$500,000
o Construction Costs:$1,000,000
Public/Private Partnerships
•Lease agreement with tenant
•Regular Rent Payments
•Payments based on net revenues received
•Athletic or entertainment options
•Additional revenue opportunities
•Parking operations
•Special events
4/3/2023 Upland City Council Workshop –Sycamore Park 10Page 15 of 18
Public/Private Partnership
•20-Year Lease w/ Extension Options
•Annual Rent Due w/ Increases Every
Fifth (5th) Year
•Tenant Responsible for all
Maintenance and Repair Costs for
Construction and Operations of
Facility
•Tenant Contracts Directly w/ Utility
Providers
4/3/23 11
Rancho Cucamonga & Goals
Upland City Council Workshop –Sycamore Park Page 16 of 18
Public/Private Partnership
•20-Year Lease w/ Extension Options
•Quarterly Payments Based on Net
Revenues.
•Tenant Responsible for all
Maintenance and Repair Costs for
Construction and Operations of
Facility
•Tenant Also Responsible for
Maintenance of Adjacent
Neighborhood Park
•Tenant Contracts Directly w/ Utility
Providers
4/3/23 12
Chino Hills and Big League Dreams
Upland City Council Workshop –Sycamore Park Page 17 of 18
Questions &
Council Discussion