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Golf Course and Community Recreation Center/Admintration OfficesConcept Design Study Golf Course and Community Recreation Center / Administration Offices Lake Oswego Parks and Recreation Department June 2018 WTRobertson I Sherwood I Architects Pc in association with Dan Hixson Golf Design TABLE OF CONTENTS Robertson. Sherwood IArchitectSK Table of Contents Background/Purpose of Study Existing ac es Situation ......-- ................. Previous Recreation Center Existing Golf Course and Golf Operations Existing Go# Course Property (map) Site DevelopmentIssues /Analysis ....... Land Use Parking Transportation Public Works/ Utilities Wetlands Potentia! Sale of Pi»perty GolfComse Layout Alternatives Program Requirements Progranurrtng Goals Phasing Arra Summary- ........... Development Scenarios Analysis - Impact of adding Indoor Swimming Pool Development Scenario Plain Golf Course Impact.................................................................. Course Improvement Recommendations Conceptual Routing Plans Concept Design ProjectBudget...................................................................... Ca+struction Costs Project Soft Costs Projected Project Costs Spreadsheet ProjectImages ....................................................... Overall GoljCourse Site Plan Recreation Center Site Plan Recreation Center Floor Plan Building Exterior Images I1 Appendices..____ .. ................................. ............................ ..... ...................__..._.............__..................... See Separate File `r Program Space Spreadsheet, Chnbhause Studies, Overa!1 Course Site Plan, Recreation Center Floor Plan, Trq f'tc Impact Study, Darr Hixon Report it Robertson', Sherwood l Architects rc COMMUNITY RECREATION CENTER/PARKS& RECREATION OFFICES CONCEPTDESIGN STUDY 1 LAKE OSWEGO PARKSAND RECREATIONDEPARTD4ENT BACKGROUND/PURPOSE OF STUDY Robertson's Sherwood I Architects n In 2017, the Lake Oswego City Council adopted a goal to decide the future of the I golf course. Accordingly, the Parks, Recreation and Natural Resources Advisory Board adopted a 2017 goal to evaluate the golf course's operating performance, and identify and implement a set of improvement measures and study the long-term potential of the course property considering comprehensive alternatives to maximize its value to the City. On July 18, 2017, City Council held a work session to discuss the future of the Golf Course. During the discussion the Parks and Recreation Department was given the following direction in regard to the Golf Course; 1. Keep thegolf course a golf course, examine ways to improve the playing experience and operational performance of the course, examine the feasibility of creating a 9 -hole executive or 12 -hole hybrid course. 2. Examine the feasibility of creating a permanent home for Parks and Recreation offices and programming space on the golf course property. 3. Examine the feasibility of capitalizing (selling) portion(s) of the property for residential development and re -investing in the improvement of the course and construction of a permanent home for Parks and Recreation. The Parks and Recreation Department initiated this Concept Design Study in October 2017 utilizing architects and consultants specializing in golf course design and recreation facilities. The course of the study included a series of meetings with Parks and Recreation Department staff, as well as representatives from Planning and Engineering in order to define the scope, opportunities and constraints for joint development of a Parks and Recreation Facility and Golf Course improvements on the existing Golf Course property. A work session was held with the Parks, Recreation and Natural Resource Advisory Board in. December, and a session was held in January with City Council to discuss and examine the initial results of the Concept Design Study. COMMONITYRECREATION CGNT&R /PARKSd RECREAT/ON OFF/CES CONCEPTDE57GNSTUDY 3 EXISTING FACILITIES - CURRENT SITUATIONS Previous Recreation Center The Lake Oswego Parks and Recreation Department unto recently had operated out of the former Palisades Elementary School located at 1500 Greentree Rd. in Lake Oswego. The Parks and Recreation classes and activities were held in the former classroom, cafeteria and gymnasium spaces in the building. The department admin- istrative offices also occupied former classroom spaces. In general, this facility had served the program needs well, within the limitations of the existing facility. However, The Lake Oswego School District informed the City in March 2018 that they needed the former Palisades Elementary School as flex space starting in the summer of 2018, as the School District undertakes renovation and construction of new and existing facilities elsewhere in the District. The need for a permanent home for the Parks and Recreation Department and the activities it offers to the citizens of Lake Oswego has become more imminent. Currently, Parks and Recreation administrative staff operate out of the existing Clubhouse at the Municipal Golf Course, and programmed activi- ties operate out of various other City facilities. SnD1NhOE I1MiNap -1 STAGE SIOMOE I.. nV 1��. ....I..YDUIH I6LONROEI sPO, Rta I I.COLUMNBIA y F kn �j" DFIOd U O Palisades 1500 Oreenlree Rd. lake Oswego, Of 97034 NOME OF LAKE OSWEGO PARKS AND RECREA71ON IeI ePM<el SANDY SdNNa1 1 I"41 E noxlu '�'E ICUUUWLGr LAKE OSWEGO PARKSAND RECREATION DEPARTMENT D0 Neese "t tar io1uDEn�e,1fl� MEY 0 11 OPS DeDe7d, P1AWROUND LAKE OSWEGO PARKSAND RECREATION DEPARTMENT EXISTING FACILITIES - CURRENT SITUATIONS Robertson; Sherwood I Architects, Existing Golf Course and Golf Operations The Lalce Oswego Golf Course is located on 40 acres just north of the intersection of Stafford Road and Overlook Drive. It is comprised of an 18 -hole, par -3 course layout with driving range, Clubhouse, parking and golf maintenance facilities. A small wetlands area also is delineated at the northern edge of the property. The course was orifi nally opened in 1964 and included a small clubhouse and the driving range. The original clubhouse was replaced in 1992. All access to the Golf Course property occurs at the driveway at Stafford Road. This access leads to an existing parking lot with 118 spaces, roughly paralleling the southeast property line along Stafford Road. The existing Clubhouse and course start and finish holes are located to the west of the parking area, and the Driving Range is located to the north of the Clubhouse. The current golf course maintenance facilities are located to the south of the parking area Dan Hixson of Dan Hixson Golf Design, working independently - though in conjunction with the architectural analysis - offers the following comments about the existing course and facilities, relative to the concept of reducing the available property. "The existing course is very simple in terms of layout, architectural details and haw it was constructed. The small push-up style greens are difficult to maintain and do not offer the go fers interesting variety, yet are very difficult to play due to their size and domed surfaces. The course lacks drainage and appears the outdated ln•igation system is farfrom efficient with wasted water. The existing course also has at least 7.rcreens to protect golfers firm errantgolfballs. These are needed and another sign of having more golf holes than ideal for the small parcel. This will be a very important part ofany redesign improvements to avoid these potential safety liability issues. Designing a course with a lesser amount ofholes will allow more space far golfers to move around .safely. In addition, having an 18 -hole course (rather than 9) on the relatively small acreage contributes to having an undersized driving range, in both length and width. Should this project come to fruition, the goy course and driving range can be improved while addressing all of the above issues. The City of Lake Oswego has a great opportunity to build afirst-class galffaci/ity that would meet the needs of an under served market ofquality 9 -hole public play in the area. The existingfeatures of the land, fiom topographical to the mature trees give the property an untapped beauty. Them is no reason a very high quality course cannot be built on this property. " COMMUNITY CREATION CENTER/ PARKSR RECREATION OFFICES CONCT:PT DES/GN STUDY 5 EXISTING GOLF COURSE SITE 7 AKF OSWEGO PARKS AND RECREATlONDEPARTMENT SITE DEVELOPMENT ISSUES / ANALYSIS Land Use The project site is zoned PNA (Park and Natural Area). The entire proposed recreation center/golf course site is adjacent to R7.5 and PF zoned land to the west, R-10 zoned land to the north, R-10 and R-15 zoned land to the east, and R-15 zoned land to the south. The following PNA Zone site development requirements apply: Setbacks: To match the setbacks of adjacent zones. Lot Coverage: 35%maximum. Height: The greater of either 35 feet, or 1' height/3.5' horizontal distance from residential property up to 75 maximum. A recreation center is considered a major public facility and is an allowable use for the site through a Conditional Use Permit (CUP) application and approval process. A Pre -Application Conference, and Neighborhood Meeting (if required) must be held prior to submittal of the application for completeness review. From the point a complete application is accepted, the process will take up to a maximum of 120 days. to complete. Consideration is being given to sell off an approximately 1.5 acre parcel of the property for private residential development (most likely at the west property line - Refer to Page 9) which will require that parcel to be rezoned. It is likely this parcel will be designated as an R-7.5 zone. Robertson; Sherwood I Architects K Parking The park ng requirement for a recreation center is to be based upon ratios in the City's development code based upon major uses for the building, such as: Activity spaces to be considered as "retreat on facy" with a park ng requirement of 3.33 spaces per 1,000 square feet. Administration spaces to be considered as "business" with a parking requirement of 2 spaces per 1,000 square feet. For a facility greater than 20,000 square feet, these amounts are allowed to be reduced to 85 percent of the total. There is no reduction allowed for facilities smaller than 20,000 square feet. There are approximately 118 parking spaces existing on the site. According to Parks and Recreation staff, this lot can be about 80% full during a busy, summer day. There are several golf -related events per year where the parking is at full capacity. There is no specific parking requirements for an outdoor use such as a golf course in the City's development code, thus expansion required due to development of a recreation center s assumed to be in excess of any existing, unless otherwise agreed. COMMUNlTYRECREATION CENTER /PARKS & RECREATION OFFICES CONCEPT DES/GNSTUDY 7 SITE DEVELOPMENT ISSUES /ANALYSIS Transportation For a number of reasons the project will require a Traffic Impact Study (TIS) to determine the impacts of a shared recreation center/golf course use upon the local street infrastructure. Specific requirements for this analysis are determined by the City Engineer, but will need to evaluate the impact on the Level of Service upon nearby streets and intersections to determine if upgrades are required. It was noted during a meeting with City staff that several of the intersections in the area are close to failing. In Pebruary, RSA retained a transportation engineering firm, Clemow Associates, to perform a TIS of the impacts of the new recreation center upon the local streets. A draft of the TIS, completed in May, concludes the local intersections are already at or close to capacity but that the proposed recreation center will not have a huge impact to the Level of Service. The City already has roadway improvement projects planned to address some of the failing intersections. In addition to the creation of a recreation center, a zone change to sell off a portion of the golf course site to become residential property will also trigger the requirement for a separate TIS. Access to the site is from Stafford Road and should be kept close to the current driveway location to maximize the distance from the intersection to the south at Stafford Road and Overlook Drive. Since the golf course site is over 1.75 acres, the City's street connectivity standards woU ld applicable to new development. This would require a cross street connection between paired streets that are more than 530 feet apart. In this case Stafford Road and Banyan Lane exceed this distance, so a cross street through the site could be required. It is uncertain at this time if this cross street would need to accommodate vehicle traffic or if it could be limited to pedestrian/bicycle traffic. The current pedestr ian pathway fronting the site along Stafford Road is impacted by tree roots and should berepaired/reconstructed as part of any new development on the site. LAKE OSiI'EGO PARKSAND RECREATLONDEPARTMENT Pubile Works/Utilities Utility services to the property will need to be evaluated and updated to serve new facilities as follows: • Water: Water infrastructure appears to be adequate to serve a new recreation center and the new residential properties. On-site piping will likely need to be increased to serve the needs of new larger buildings. In addition it was noted by Parks and Recreation staff (as well as Dan Hixson) that the existing golf course irrigation system is old and inefficient. Golf course modifications should include replacement of this irrigation system. Sanitarv: City records were not available to confirm the size of existing sanitary lines serving the site. It is likely that new service lines may need to be extended across Stafford Road. In addition, due to topography, the new residential properties may need to include a new sanitary lift station or routed to existing service lines some distance away. stormwater: Public stormwater infrastructure is only available along Stafford Road and at Banyan Lane, but appears to be adequate for the proposed development. Current zoning requirements will necessitate on site stormwater detention/retention facilities, with only overflow allowed to go to the public system. On-site infiltration testing will be required. An infiltration test report was done for the residential property to the east of the site (across Stafford Road) that indicated little to no infiltration capacity for soils in that nearby location. Electricity: Electrical infrastructure appears to be adequate, though on site improvements for the proposed recreation center will berequired. Natural Gas: Northwest Na[ural Gas reports that gas service is available for this property. Building system selections may recommend th s source for fuel. SITE DEVELOPMENT ISSUES / ANALYSIS Wetlands There are existing delineated wetlands located along the no end of the site. They appear to be outside the footprint for the new residential development, but potential impacts due to construction and golf course improvements should be confirmed further in the design process. Robertson: Sherwood I Architects n Potential Sale of Property Two potential locations for selling a portion of the existing property to possibly fund improvements to the Golf Course were identified, at the southeast corner of the site where Holes 2 and 3 are located and at the northwest corner where Holes 12 and 13 are located. After some analysis by City staff, the option of selling property at the southeast corner was abandoned. NW Corner of Property The property located at the west property line along Banyan Lane, a residential street, could yield approximately 2.0 acres for residential development where existing Holes 12 and 13 are located, limited to a 120' intrusion from Banyan Lane into the golf course. Access would be obtained through existing residential street networks. The property elevation drops below the level of Banyan Lane in this location, so access to sanitary sewer may require a lift station or routing through properties to the North. Other Potential Site Activities Alternatives to selling could be considered if other recreational uses consistent with an indoor recreation facility could be developed in the SE corner of the property, or continued use as golf course at the NW comer of the property Given the proximity to the golf course holes any outdoor use will need to consider user safety zones in locating other outdoor activities. COMMUNITYRECREATION CENTL•R/PARKSBRECRGATJON OFFICES CONCEPTDESIGNSTUDY 9 SITE DEVELOPMENT ISSUES / ANALYSIS Golf Course Layout Alternatives Dan Hixson of Dan Hixson Golf Design, comments on the potential for reconfiguration of the Golf Course as follows: "There are multiple options far the number of holes that could be built to replace today's course if the building(s) are added and property area is reduced by sale. Below is a list ofsimpleprus and cons as well as a comparison ojan 18, a 12 or a 9 -hole course. In my opinion, the best scenario far a new course would be to reroute the remaining acreage into a new 9 -hole course, while expanding both length and width and adding targets to the driving range. " 18 Hole Course Avery small 18 -hole course could be rebuilt onto the new reconfigured boundaries. This would consist of holes much shorter than the existing and would be considered a chip and putt course. Pros It would still be an 18 holes course, which would appeal to some. The amount of time spent playing would be shorter than the existing course. Cons • Reconstruction costs would be the highest amount of the three options, because of building 19 greens and new tees (the most expensive per square foot areas) rather than a lesser number. • Would be the highest annual maintenance cost if each of the options were maintain equally. • Would require the highest water usage for irrigation of the three options. • Would likely be the least interesting design, thus reducing a great opportunity to bring new golfers to the facility? • Probably would not allow the driving range to be expanded in order to fit 18 new holes. 10 LAKE OSWEGO PARKSAND RECREATlONDEPARTMENT 12 Hole Course It would be possible to build a course of two 6 -hole loops for a 12 -hole course. Industry wide this topic has been discussed or recommended quite a bit, but has not. gained any momentum as of yet. Those outside of developers, owners, and operators usually bring up this concept, but they lack the practical business operation perspective. The idea has some appeal in addressing the amount of time to play a round of golf. Pros • Would likely be a better golf experience than an 18 -hole course. • Could possibly receive some national and regional attention for trying an alternative concept that many people think golf needs. • Would cost less to build and maintain than an I8 -hole course. • Would give golfers a chance to play a fast 6 -hole round, 12 holes or play 3 — 6 -hole loops for an eighteen hole round. • Would allow the possibility of marketing unlike the other options Gadd offer Cons Construction costs would be higher than a 9-holer. The individual hole lengths would be between a chip and putt course and the existing. Confusion for those who feel golf needs to be a traditional 9 or 18 -hole course. Business projections would be difficult to forecast. 9 Hole Course This would be the best use of the remaining space. A 9 -hole course could be designed and bu It on the property that would be a great mprovement with regulation sized holeS. greens, bunkers, and other playing features, compared to the existing course or the. other options. The course could include par 4's (one or two) thus appealing to a wider variety of golfers. • Construction costs would be the least expensive of the options. • Would have the lowest annual maintenance cost of each option, again if all were equally maintained. • Would require less water for irrigation. • Design would have the most variety and options due to more space for individual holes thus giving the highestoverall quality to appeal to more golfers. • It would allow extra space for the driving range expansion, without compromising the golf course space. Cons • Only 9 -holes PROGRAM REQUIREMENTS Programming Goals In order to determine the scope of the proposed new facility a review of the utilization of the existing (Palisades) facility was conducted through interviews with the existing recreation and administration staff. A draft program spreadsheet was prepared and edited with the following goals under consideration: • Meet existing needs as a minimum scope, planning only to replicate the number and types of existing activity spaces. • Plan for adding gymnasium and fitness areas as the only new activity spaces. The existing Palisades facility has a gym, which may still be utilized by Parks and Recreation for programs (as coordinated with the School District), thus a gym may not be required initially. There is no current fitness facility, but it is a desirable addition to a Recreation Center. • Any loss of existing golf operation spaces need to be replaced and or consolidated with other similar spaces. Create opportunities for consolidation of front desk and maintenance facility staffing where possible. Lake Oswego Area Summary January 16, 2018 Community Recreation Center Scenario 1 Clubhouse as Atlmin Robertson. Sherwood I Architects ec Phasing Based on the stated program goals and consideration of utilizing the existing Clubhouse a phasing plan was identified in order to define program needs prior to consideration of development scenarios: Phase 1/Clubhouse• This phase will address the requirements to meet all existing needs Park and Recreation department needs, consolidate staffing, reuse the Clubhouse, provide for golf operations, and add parking to meet land use requirements. Some needed deferred maintenance repairs and renovations of the Clubhouse have already been undertaken. Phase 2: This phase will add the gymnasium and fitness spaces, and add more parking to meet land use requirements. Scenario 2 Phase i Phase2 Clubhouse Phasel Phase2 2,870 3,830 � 25 340 1,800 7,718 2,900 10,250 718 1,500 100 21213 667 Clubhouse CommlGolf Scenario 3 Scenario 4 Phases Phase2 Clubhouse Phase1 Phase2 COMMUN/TYRBCREAT70NCENTER /PARKS&RECREATIONOFF/CES CONCEPT DESIGN STUDY 11 PROGRAM REQUIREMENTS Development Scenarios The potential reuse of the existing Clubhouse comprises the fundamental difference in the development scenarios considered as part of this study. Plan studies of the existing Clubhouse evaluated the potential reconfiguration of spaces, which then determined the remaining spaces to be included in the Phase 1 new construction. Four potential scenarios were identified through this process and are described below. Scenario 1 This concept remodels the existing Clubhouse into new Parks and Recreation Department offices, and places all golf operations in the new Phase 1 building, with exception of some golf maintenance remaining in the Clubhouse. The Phase 1 building would be a single story under this scenario. Phase 2 would includethe addition of the Gymnasium and Fitness spaces. Each Phase would include added parking to meet zoning requirements. Scenario 2 This concept remodels the existing Clubhouse for golf operations, and places all other functions in the New Phase 1 building, with exception of golf maintenance. The Phase 1 building is envisioned as two-story with the Administration offices and some activity spaces on the upper level. Phase 2 would include the addition of the Gymnasium and Fitness spaces. Each Phase would include added parking to meet zoning requirements. Scenario 3 This concept remodels the existing Clubhouse for Community Activity space, and places all golf operations in the new Phase 1 building, with exception of some golf storage adjacent to the driving range. Phase 2 would include the addition of the Gymnasium and Fitness spaces. Each Phase would include added parking to meet zoning requirements. Scenario 4 This concept retains the Clubhouse only as long as it falces Phase 1 to be completed (assuming the course remains in operation during construction). Phase 1 would house all functions, with exception of some golf storage adjacent to the Driving Range. The area of the Clubhouse would then be developed for golf training/practice functions. Phase 2 would include the addition of the Gymnasium and Fitness spaces. Each Phase would include added parking to meet zoning requirements. 12 LAKE OSWEGO PARKSAND RECREATIONDEPARTMENT Analysis - Impact of adding Indoor Swimming Pool Consideration was given to the possible future addition of an indoor swimming pool to this proposed facility. Aside from the obvious building cost implications there werea number of probable impacts to any of the proposed scenarios: Locker Room/Changing Room -the locker room proposed under Phase 2 wouId increase in size to meet the requirements of the Oregon Health Division Swimming Pool Rules pertaining to sanitary facilities. Phase 2 Configuration - if the addition of a swimming pool is to be considered as part of Phase 2 or later, the configuration of Phase 2 would likely be affected to anticipate the additional space and access needs. Buildable Area - the buildable area that is roughly defined by the elevation 470 contour is nearly used up in each of the development scenarios. The addition of an indoor 25yd by 25m pool and additional parking can probably be accommodated without significant reconfiguration. If a 25yd by 50m pool with add tional parking and further expanded locker room is considered, it might require that the Phase 2 and later development move towards the SW along the natural ridgeline. Site Access/Parking/Traffic - the proposed development scenarios all assume that the existing access point on Stafford Road will be sufficient for vehicular access to the facility This is subject to verification through a Traffic Impact Analysis and may not be the case for additional activities and parking to be placed on this site, possibly requiring that a link to Overlook Drive be developed for a right-in/right-out driveway. In addition the results from a TIA Fora larger facility could tip the balance for other off-site improvements to the Yransportation system. Utility Services - swimming pools have additional requirementsfor water and sewer services that could impact the on and off-site development requirements. PROGRAM REQUIREMENTS Scenario 1 Seenarlo 2 Robe an! I ARhltedSsc Scenario 3 Scenario 4 COMMUNITYRECREATIONCENTE•R /PARKS& -RECREATION OFF/CES CONCEPTDESION STUDY 13 GOLF COURSE IMPACT Course Improvement Recommendations The following recommendations from an H son Golf Design are based on the specific review of the development scenarios described in the Program Requirements section and illustrated on the drawings following this section. "The purpose of this report is to provide professional opinions of the potential options for the layout of the golf course if the City was to build a new recreational tetter on the property, and reduce the property area through sale. nth the addition of a new building or buildings as shown in Scenarios 1 through 4 created by Robertson Sherwood Architects, this report outlined possible optionsfor the gof course, in Section 5 above. The overall Site Plan, showing the building Scenario 1, which results in the largest buildingfootprint of the options, was usedfor all the assumptions. The relatively minor variation between each of the four scenarios would not affect the overall routing of the golfcowse. The plan illustrates the elimination of the 1st, 2nd and essentially the 3rd holes (even though it is intact it would become landlocked) and the putting greens. Additionally, with the parcel of land to be .sold in the Northwest cornet; this would eliminate the 12th and 13th holes and the green complex of the 11th. Finally the expansion of the driving range as shown would eliminate the 15th and 16th holes. This leaves 10 of the existing holes complete (excluding #3) and a portion ofseveral other holes, As noted in Section 5, there are multiple options for the number of holes that could be built to replace today's course if the building(s) are added. In my opinion, the best scenario for a new course would be to reroute the remaining acreage into a new 9 -hole course, while expanding both length and width and adding targets to the driving range. This could also be accomplished with a 12 -hole course with two 6 -hole loops, however the holes would be shorter and narrower than could be accomplished with the 9 -hole course. Both alternatives are illustrated on the following routing plans. 14 LAKE OSWEGO PARKSAND RECREAT/ONDEPARTMENT 12•t�� Co�r,�' GOLF COURSE IMPACT DNC -0 I-5•lS Rbbertson I Sherwood I Architects Pe Conceptual Routing Plans The routing plans included are to show spatially how the two com:resftt on the reconfigured property. Afar more thorough study of the property would take place before any type ofrouting plan would be submitted orfinalized. The study would include the following information and elements: a complete tree inventory, a wetland delineation, (raving the utilities located, copies of the existing 'as-built'drainage and irrigation plans, new boundary lines, a 2 -foot contour interval topographic map, a soils analysis and multiple days on .site and in the office drawing and refining the details. However, these plans show.cpatia!(y how much mare room it available with the 9 -hole course over the 12 -hole course. 7hir would allow each hole more space for safety as well as more room to design and building higher quality regulation sized greens, tees and other golffeatures. The 12 -hole course would use most of the remaining corridors with only a few exceptions whereas the 9 -hole course would likely use some new corridors. The routingplan it the most important part of the design and is often the difference between project .success and failure. These plans me bared only on the very genera! nature of the site and are rough concepts. They do not take into account much of the existinggolffeamres, vegetation artd none of the elements mentioned above. " COMMUN/TY RGCREAT/ON CENTER /PARKS&RGCREATIONOFFICGS CONCEPTDESIGN STUDY 15 CONCEPT DESIGN Building Upon review of the various scenarios, golf course recommendations and initial cost comparisons - Scenario 3 was chosen for further development with no anticipation for a future swimming pool. It allows for the immediate reuse of the existing Clubhouse as temporary quarters for Parks and Recreation Department Offices to relocate from Palisades School. Beyond that, the general sequence of construction calls for the new Phase 1 Recreation Center and Golf Maintenance Buildings to be constructed, and for the Parks and Recreation Department Offices to move into the new building. The Clubhouse would then be renovated for community activity space as shown in the refined concept to follow — as well as maintain a few support spaces for the driving range. The Phase 2 spaces, which expand recreation program offerings to include a cardio and weights fitness area and gymnasium, could be constructed at the same time, or deferred to a later funding opportunity. The Phase 1 concept design seeks to replicate the quantity and type of activity spaces used by the Parks and Recreation department at the existing Palisades school site, consolidate staffing between recreation programs and golf course programs, limit. impacts to the existing golf course, be efficient with the size, configuration and type of new construction to be economical with first costs, and plan for future expansion. Converting the Clubhouse to community activity space will create a flexible community venue and limit the range of renovations needed of this existing building, and also keep staff consolidated in the new Phase 1 Recreation Center. All activity check-in by community members would occur at a shared lobby space in the recreation center, which would have immediate access to the putting green and first holes of the golf course, be proximate to the Clubhouse, and allow for clear way - finding to other activity spaces. Parks and Recreation staff offices are conveniently located near the check-in desk and lobby. The recreation center is organized to maximize opportunity for daylight and views out from every activity space. Storage and support spaces site between main activity spaces to allow for shared us of such support areas and also to act as acoustical buffers between activity spaces. The construction type of the existing Clubhouse is Type VB, the most restrictive in terms of allowable building area. Given the anticipated size for both phases of the new recreation center, it will need to be classified as either Type II or Type IB construction, and thus will require a setback from the existing Clubhouse for fire separation. This allows for creation of a flexible plaza space between the two buildings that can act as a gathering point for golf corse functions and direct access to the lobby of the recreation center, and clubhouse. 16 LAKE OSWEGO PARKS AND RECREATIONDEPARTMIENT Golf course maintenance functions are envisioned to go into a third, separate structure, to allow this building to be of a different type and quality of construction from the recreation center. The separate building will also be able to mask material storage from public view, and will be more efficiently located for access to the golf course for maintenance and daily course activities. Site The Golf Course concept envisions a re -designed and renovated 9 -hole course layout as indicated in the overall site plan. The driving range will be enlarged to the east and north, providing needed room to improve its function and safety, without encroaching into area for the golf.. course. Expansions for parking will be extended along the frontage of Stafford Road, matching the width of the existing parking lot. Improvements to the primary site access, and pedestrian/bicycle path along Stafford Road are also envisioned. A new driveway is proposed to extend to Overlook Drive to act as a secondary access point (right-in/right-out), located as far west from the Stafford/Overlook intersection as possible. Accommodation for emergency vehicle access around the entire perimeter of the recreation center is envisioned, due to limitations on the hose lengths for fire trucks. The portion of this access between the building and golf course would be designed to be utilized as an active pedestrian/activity space for the majority of the time, with vehicle access typically Hinted to emergency vehicles. To address the City's zoning regrurments regarding street connectiviity, a pedestrian/ cep is envisioned to run from the south end of Banyan Lane and follow the southwest property line of the golf course site, terminating at the recreation center and branching off to the pedestrian/bicycle path along Stafford Road. A portion of the existing golf course propert y along the Banyan Lane frontage proposed to be re -zoned as an R-7.5 zone and marketed for residential development. PROJECT BUDGET Construction Costs Prel urinary comparative construction budgets for the recreation center concept scenarios were initially based upon a recent comparative recreation center constructed in Boardman, Oregon that was completed in Summer 2017. The guaranteed maximum price for this facility was analyzed against the program and concept plan for the proposed Lake Oswego recreation center by Architectural Cost Consultants. While the direct construction costs from the comparable project would have been historically accurate, recent increased activity and demand in the local construction market led to a higher escalation cost than initially assumed. Additionally, based upon bid results from recent public projects in surrounding communities, the cost estimator recommended an additional "local market" escalation cost. Refer to the Concept Cost Budget spreadsheet on the following page, which is specific to the proposed concept. The May 7, 2018 projected cost with no market adjustment represents a construction estimate based upon comparable projects completed in the past few years, with normal inflation added, and assuming normal market conditions. The May 7, 2018 projected costs with market adjustment reflects that the current market conditions are not normal. The local construction market is full with no untapped capacity. All trades appear to be affected to one degree or another, and this leads to a lack of competitive bidding at all levels. The increased activity in the national economy is one factor, as well as projects from local bond measures from the past few years that are in full swing. More bond measures for publicly funded facilities in the region are on the Spring and Fall ballots, Itis unknown whenthese abnormal conditions will abate. It will require a reduction in volume, which is hard to predict at this time. A sudden reduction in volume and construction activity might reduce costs back; a gradual reduction might not. Robertson I Sherwood IArchitects re Traffic Study Impacts A Traffic Impact Study completed by Clemow Associates has been submitted to the City for review. Its findings indicate a slight impact to existing transportation corridors and intersections from the new Recreation Center, but none likely to trigger off site improvements that would add costs to the development. Some identified improvements are already targeted by the City of Lake Oswego, Project Soft Costs Project soft costs are included in the Concept Cost Budget wmparison as a 30 mark-up on the direct construction budget. Soft costs would include design fees (building and golf course design), permit fees, systems development charges, bond costs (if any), special inspections and reports, State and City mandated costs such as for Solar, and other indirect construction costs. Design fees are estimated to range between 10.5% and 12.5 %for the recreation center and between 13.6% and 14.8% for the golf course, with following assumptions: - Based upon concept design for the building,. sitework, and golf course improvements shown in this report. No off-site improvements. No swimming pool. - Sustainable design strategies, without LEED certification. Two public meetings for the recreation center project. Two public meetings for the golf course project. Excludes real estate or land use transactions. - Limited scope of FEE selection/procurement. COMMUNITY RECRCAT/ON CENTER/PARKSBRECREATION OFl7CES CONCEPTDESICNSTUDY 17 PROJECT BUDGET Lake Oswego Recreation Center Concept Cost Budget Comparison (rounded to neareast $1000) Jan 18 Council May 3 Projected May 7 Projected May May Projected Rec Center Direct Construction Session Costs Costs Costs (Scenario 3) (No Clubhouse) (To Spring 2019) (To Spring 2019) (no Market Adj,) (with Market Adj.) Phase 1/Clubhouse $8,7100000 $8,504,000 $8,504,000 $9,711,000 Phase 2 $5,283,000 $50388,000 $5,401,000 $6,211,000 Total $13,993,000 $130892,000 $13,9051000 $15,9220000 Add Clubhouse $470,000 Total With Clubhouse $ $13,993,000 $14,362,000 Escalation Factors to Annlv to Phase 2 if delayed Add to 7.99% 2019 cost escalation already included: Summer 2020 6.46% Summer 2021 13.30% Summer 2022 20.55% Cost Per SF Budget Comoarision ("all -in") Phase 1/Clubhouse Including Sitework $8,710,000 Soft Costs @30% 2 613 000 Total, Rec Center $111323,000 Phase 1 SF Total 24,598 sf Cost per SF 18 LAKE OSWEGO PARKS AND RECREATION DEPARTMENT $470,000 $470,000 $14,375,000 $16,392,000 $8,504,000 $9,711,000 2 551 200 $11,055,200 21,227 sf 2 913 300 $12,624,300 21,227 sf Lake Oswego Golf Course ConceptCost Budget (rounded to neareast $1000) Golf Course Reconfiguration 9 -Hole Course $1,294,275 Driving Range $800,000 Total $2,094,275 Escalation Factors to Apply to Phase 2 if delayed Add to 7.99% 2019 cost escalation already included: Summer 2020 6.46% Summer 2021 13.30% Summer 2022 20.55% Soft Costs @30% 628 283 Total, Golf Course $2,722,558 PROJECT IMAGES Overall Golf Course Site Plan Robertson':. Sherwood I Architects K COMMUNITY RECREATION CENTER /PARKS&RECREAT/ON OFFICES CONCEPTDESICNSTUDY 19 PROJECT IMAGES Recreation Center Site Plan PHASE 2 : PHASE 1 zp LAKE OSWECO PARKSAND RECREATIONDEPARTMENT i S l E .1Lv Ox zp LAKE OSWECO PARKSAND RECREATIONDEPARTMENT PROJECT IMAGES %j Recreation Center Floor Plan Robertson, Sherwood I ArchitedS Fe COMMUN/TY RECREATION CENTER/PARKSR RECREATION OFGICES CONCEPT DESIGN STUDY 21 PROJECT IMAGES Northwest View From Overhead y2 LAKE OSWECO PARKSAND RECREATlONDGPARTMENT PROJECT IMAGES u Rabertson! Sherwwd I Amhitedsn View From Parking Lot Towards Recreation Center Lobby COMMONITYRECREATIONCENTER/PARKS&RECREATION OFFICESCONCI'PTDESICNSTODY 23 PROJECT IMAGES View From Putting Green Towards Recreation Center Lobby 24 LAKG OSWEGO PARKS AND RECREATlONDEPARTi19ENT PROJECT IMAGES Southeast View From Overhead Robertson Sherwood I Architects K COMMUNITYRECREAT/ON CENTER/PARKS B•RECREATION OFFICES CONCEPT DESIGN STUDY �5 `� Robertson Sherwood Architects P� 132 East Broadway, Suite 540 Eugene, Oregon 97401 P (541) 342-8077 F (541) 345-4302