Avenida La Pata/Avenida Vista Hermosa Park and Development Study

Land Use CharetteMAY 15, 2004

Provide opportunity to express your park visions and values

Gain understanding of park site constraints and opportunities

Gain understanding of market potential, economic realities and trade-offs

Prioritize park amenities

Purpose of Today’s Workshop

City of San Clemente

Community Parks and Facilities

Park Site and Surroundings

Avenida La Pata/Vista Hermosa Site Area

Planning Process

Evaluate recreation needs, market demand, site opportunities & constraints

Determine the park program that will fit on the site

Determine capital and long term operations and maintenance costs

Determine development that will fund park operations and maintenance

Create a master plan for the park and create a viable development scenario

Project Purpose

Stakeholder interviews Focus groups Land use charette (today) Joint Council/Commissions meeting #1 Community workshop Joint Council/Commissions #2 Joint Council/Commissions #3 – final plan

Community Participation

Formula For Planning Success!

Innovative Place-

making

CommunityRecreation

Needs

Market & Financial Analysis

Site Opps.&

Constraints

Neighborhood SurroundingsSuccessful

Park and Development

Program!

Park and Development

Program

Innovative Place-

making

Market & Financial Analysis

Site Opps.&

Constraints

Neighborhood Surroundings

RecreationNeeds

Costs for park and beach maintenance project to increase by $2.6 million, due to construction of:

Six parks New senior center Community center/pool/gym

complex

City’s Financial Forecast

Beginning in fiscal year 2006-07, expenditures forecasted to increase 8.2% due to addition of $2.1 million in costs for new facilities

Staffing and maintenance costs for the community center/gym/pool complex estimated at $1.5 million

Maintenance costs for Marblehead & La Pata/Vista Hermosa parks also included beginning in FY 2006-07

City’s Financial Forecast

The cost for development of proposed parks through build-out of the City expected to exceed park development revenue

The shortfall estimated to be approximately $3 million in current dollars

Unless alternative funding sources are considered, proposed park development must be limited in scope

City’s Financial Forecast

Park and Development

Program

Innovative Place-

making

Recreation Needs

Site Opps.&

Constraints

Market &FinancialAnalysis

Neighborhood Surroundings

Socio-Economic Overview

Demographics:

Rapidly growing population High and increasing income levels Area around site is newer, with a high

annual average income

Socio-Economic Overview

Economy:

Growing employment base City is more bedroom community than

employment location Site is proximate to City’s employment

concentration

Market Assessment

Housing:

Very high demand and land value Potential for attached, detached and

multi-family Potential for

affordable housing

Market Assessment

Retail:

Moderate demand Strong land value Competition from

existing and planned centers

Potential for convenience retailers

Market Assessment

Office:

Limited near-term demand and moderate land value

Potential long-term useLodging:

Negligible near-term demand and low land value

Potential long-term use

Use

Residential

Retail

Office

Lodging

Recreation

Market

++++

++

+

+

++

Revenue

$$$$

$$$

$$

$

$

Summary

Park and Development

Program

Innovative Place-

making

Recreation Needs

Market & Financial Analysis

Site Opps.& Constraints

Neighborhood Surroundings

Views

Access

Slope

Drainage

Direction of Sun

Buffers

Park and Development

Program

Innovative Place-

making

Recreation Needs

Market & Financial Analysis

Site Opps. &

Constraints

NeighborhoodSurroundings

Neighborhood Adjacencies

Traffic

Lighting

Park and Development

Program

Recreation Needs

Market & Financial Analysis

Site Opps. &

Constraints

Innovative Placemaking

Neighborhood Surroundings

San Clemente Elements of Place

Land Use Exercise

Place pieces on map Park program

pieces Income-

generating development pieces

Land Use Game

Aquatics Facilities Soccer (Youth, Champ.) Multipurpose Fields

(Football, Field Hockey) Baseball/Softball

Basketball

Tennis

Volleyball

Skate Park/BMX Park

Restrooms/Concessions

Unprogrammed Open Space

Play Area Group Picnic Multipurpose Community

Center/Gym Dog Park Maintenance Facility Circulation/Parking Drainage Basins + Addl Custom Pieces

Park Program Elements

Commercial Development

Commercial Recreation Additional?

Housing: Condo Apartment Townhome Single Family

Development Program Elements

To Pay for Operations/Maintenance Costs for Park Facilities:

Explore site capacity for different uses and facilities

Balance costs for park improvements with revenue generated from development uses (land lease)

Have fun!

Land Use Game

Avenida La Pata/Avenida Vista Hermosa Park and Development Study

Land Use CharetteMAY 15, 2004

Thank you for your participation!

Existing Facilities

Team 1

Team 2

Team 3

Team 4

Team 5