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.
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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
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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