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Item 16 - Adobe Ridge, Silver Ridge, and Ted Williams Parkway Groves WorkshopFebruary 15, 2022, Item #16DATE: TO: FROM: CONTACT: SUBJECT: Summary: AGENDA REPORT CityofPoway February 15, 2022 Honorable Mayor and Members of the City Council Robert Manis, Director of Development Services~ Scott Nespor, Associate Planner S trtJ 858-668-4656/snespor@poway.org CITY COUNCIL Adobe Ridge, Silver Ridge, and Ted Williams Parkway Groves Workshop In 1993, the City Council approved landscaping several City-owned parcels into citrus-producing groves. The intent was to utilize vacant City property to implement a public landscaping scheme that would match Poway's rural identity and generate revenue. After 25 years following the planting of the first grove, a review of the City's costs associated with these groves shows they are not offset by the revenues generated by their harvest. The purpose of this workshop is to consider potential options to reduce City's costs associated with these groves by adapting the sites for other purposes. Recommended Action: It is recommended that the City Council provide input and direction for the adaptive repurposing of the three citrus groves owned by the City. Discussion: Currently, the City manages three citrus-producing groves (Groves). The properties currently known as the Adobe Ridge Grove (Attachment A), Silver Ridge Grove (Attachment B), and Ted Williams Grove (Attachment C), are comprised of a total of approximately 12 acres of land containing nearly 1,331 trees. Since the inception of the Groves, the City has contra_cted for both grove management and grove maintenance services. Services provided by the contractor include: 1) All equipment, labor, and materials to keep the Groves in a healthy condition weekly; 2) Inspect, maintain, and repair the irrigation weekly; 3) Provide weed control four times a year, and; 4) Provide pruning and tree skirting annually. The Contractor is responsible for applying the appropriate remedy at the recommended amounts by a licensed operator on an as-needed basis for pests. The contractor is to harvest the fruit annually and provide weekly sales receipts per grove of the quantity of fruit harvested. In turn, the City receives fifty percent (50%) of the net proceeds generated from the sale of the citrus products. The most recent contract was awarded to Sage View, Inc. for the period of October 31, 2016 through 1 of 17 February 15, 2022, Item #16June 30, 2018. The contract allowed for extensions in one (1) year increments for a total of three (3) separate one-year extensions. Thus, the maximum length of the contract was for four years and eight months. A four-year average of costs and revenues are shown here: 4-YEAR AVERAGE 4-YEAR AVERAGE MAINTENANCE REVENUE COST $99,817.44 $1,365.75 Note that all three groves have been on a month-to-month management and maintenance contract since July 2021, when the contract expired. The groves use drip emitters or bubblers for the irrigation system that activates seven days a week for two to 2.5 hours for each tree, each day. The annual average for the last five years is 5,639,920 gallons per year. Irrigation is turned off during measurable rainy days to help conserve water. Using the last five years as an average, the estimated current and future cost of water by each of the groves on an annual basis is listed below: Estimated Annual Water Charges Location 2021 2022 2023 2024 2025 Adobe Ridge $3,516 $3,854 $4,176 $4,483 $4,811 Silver Ridge $15,621 $17,083 $18,470 $19,778 $21,173 Ted Williams Parkway $35,589 $38,902 $42,038 $44,993 $48,139 TOTAL $54,726 $59,839 $64,684 $69,254 $74,123 Given the on-going maintenance costs, lack of appreciable revenue, and current drought conditions, the following options are presented for each site: Adobe Ridge The 110-lot Adobe Ridge subdivision was approved by the County on June 23, 1978. Sixteen of these lots are entirely encumbered by a San Diego County Gas and Electric (SDGE) easement. These sixteen lots are on the south side of Adobe Ridge Road west of Pomerado Road (Adobe Ridge was originally named Jamay Drive on the subdivision map). The developer created these lots in the hopes that the easement could be removed so houses could be developed on them. Barratt American, the builder of the homes within Adobe Ridge subdivision, granted title of these 16 parcels to the City when it became apparent that SDGE would not vacate their easement. The final subdivision map is included as Attachment D. The lots were granted to the City and Barrett American's payment of park land dedication fees was returned to them. On November 15, 1994, the City Council approved Conditional Use Permit 94-16 for the Adobe Ridge Neighborhood Minipark. The amenities for the minipark covered 1.5 acres of the 3.4-acre park site. A citrus grove was envisioned for the remaining acreage. Four years later, a 103-tree Eureka Lemon grove was planted on approximately one acre west of the minipark consisting of five of the 16 lots. An aerial image showing the Adobe Ridge grove from the City's Geographic Information System (GIS) is included as Attachment E. The following options for readapting the Adobe Ridge Eureka Lemon Grove site may be considered. As noted in the fiscal impact section at the end of the report, depending upon City Council direction on which option/s they would like to pursue, additional staff work will be needed to identify costs and funding. 2 of 17 February 15, 2022, Item #16Any reuse of the properties would need to conform with underlying zoning and approval of SDGE. Re-landscape: Re-landscaping would lead to a significant reduction of maintenance and water costs associated with this grove. Removing all of the trees and re-landscaping with a native plant seed mix would result in a one-time cost of approximately $29,980. Stump grinding to remove the stumps at Adobe Ridge would result in an additional cost of $4,000. The City anticipates that a native seed mix would not require the need for permanent irrigation/watering. A variation of the re-landscaping option would keep a row of trees along the public right-of-way of each site to provide a tree canopy and visual interest along the property's street-facing boundary. Transfer Ownership or Lease Property: The City could evaluate transferring or leasing the site with the existing grove to another entity so there is no longer a maintenance obligation for the City. Any reuse of the property would need to conform with underlying zoning and open space requirements. Expand Adobe Ridge Neighborhood Minipark: Removing the trees and adding amenities to the Adobe Ridge Neighborhood would remove the need for the grove management and grove maintenance contractor at this site. The existing minipark consists of playground equipment, a reduced size hardcourt, a picnic table, and a shade structure. Expansion of the minipark may include additional picnic tables, additional turf area, additional hardcourts, play equipment, walking paths, dirt ramps for BMX bicyclists, community gardens, and/or skateboard ramps. Residential Development: Currently, the Adobe Ridge grove is growing on five lots that are zoned Residential Single Family-4 (RS-4). If the SDGE easement was to be vacated, these five lots could be used to construct five single family dwellings. This option would require further research into the current status of the easement and approval from SDGE. As mentioned, in the past SDGE was not willing to remove the easement on these parcels. Status Quo: This option involves maintaining the current condition of the grove, resulting in no projected maintenance or water savings. It entails continued routine maintenance and watering of the grove, without incurring expenses associated with tree removal and re-landscaping. If retained, the grove management and maintenance contract would be re-solicited, resulting in annual grove management and maintenance expenses and $3,500 for water, with annual increases projected due to consumer price index and approved water rates. Projected revenues are not known. Hybrid option: The options above can be combined to achieve the best outcome for the City. Silver Ridge The Silver Ridge Subdivision is split-zoned and was approved with 28 residential lots within the portion of the property zoned Residential Single Family-4 (RS-4). The remaining property is zoned Rural Residential-A (RR-A) and consists of two lots that are designated as Open Space. The tentative map for the Silver Ridge Subdivision was approved by the City Council in 1990 and it was the third map that was brought to the City Council for consideration. The two open space lots consist of a prominent ridgeline with a section that was previously graded and used as a borrow site for nearby 3 of 17 February 15, 2022, Item #16developments. The approved subdivision map is included as Attachment F. A park was initially envisioned within the open space lots. However due to public input, passive open space was approved instead as it was the preference of the residents in the surrounding area. An aerial image showing the Silver Ridge grove from the City's Geographic Information System (GIS) is included as Attachment G. In 1992, the City Council approved a landscape plan to plant the southern open space lot and a small portion of the northern open space lot with a grove containing 548 Lisbon Lemon Trees totaling 5.5 acres. The following options for readapting the Silver Ridge Lisbon Lemon Grove site may be considered. As noted in the fiscal impact section at the end of the report, depending upon City Council direction on which option/s they would like to pursue, additional staff work will be needed to identify costs and funding. 4 of 17 Re-landscape: Re-landscaping would lead to a significant reduction of maintenance and water costs associated with this grove. Removing all of the trees and re-landscaping with a native plant seed mix would result in a one-time cost of approximately $157,200. Stump grinding to remove the stumps at Silver Ridge would result in an additional cost of $26,000. The City anticipates that a native seed mix would not require the need for permanent irrigation/watering. A variation of the re-landscaping option would keep a row of trees along the public right-of-way of each site to provide a tree canopy and visual interest along the property's street-facing boundary. Another variation would be to leave the trees on the northern parcel. Transfer Ownership or Lease Property: The City would evaluate transferring or leasing this site with the existing grove to another entity so that there is no longer a maintenance obligation for the City. Any reuse of the property would need to conform with underlying zoning and open space requirements. Create a Neighborhood Minipark: The service area for a minipark is one-quarter mile and should be located within a confined neighborhood, such as the Silver Ridge neighborhood. A minipark could be designed to serve people within the immediate area. A limited variety of amenities could include a small turf area, playground equipment, picnic tables, barbeques, drinking fountains, community gardens, a shade structure, and possibly a half or reduced size hardcourt. Residential Development: In order to convert this open space lot into residential purposes, the City Council will need to relinquish its open space designation. If the open space is relinquished, the two lots can be developed with a single-family residence development on each lot. Due to the current zoning, no further subdivision of the lots would be allowed. Rezoning of the property to allow a subdivision would be subject to Proposition FF and would require a Citywide vote. Additionally, the Poway Municipal Code requires that an area of open space being relinquished should be exchanged for another property of equal size and quality of open space. Status Quo: This option involves maintaining the current condition of the grove, resulting in no projected maintenance or water savings. It entails continued routine maintenance and watering of the grove, without incurring expenses associated with tree removal and re- February 15, 2022, Item #16landscaping. If retained, the grove management and maintenance contract would be re-solicited, resulting in annual grove management and maintenance expenses and $15,600 for water, with annual increases projected due to consumer price index and approved water rates. Projected revenues are not known. Hybrid option: The options above can be combined to achieve the best outcome for the City. Ted Williams Parkway The cut slopes that were created with the grading for Ted Williams Parkway were planted with 680 Star Ruby Grapefruit trees in 1993, following completion of the roadway. They are located on both the north and south side of Ted Williams Parkway. Due to the steep topography of these slopes, any adaptive reuse of the 5.5-acre grove-site is limited. This grove is adjacent to one of five western entrances into Poway and contribute to a distinctive approach into the City. An aerial image showing the Ted Williams grove from the City's Geographic Information System (GIS) is included as Attachment H. Re-landscape: Re-landscaping would lead to a significant reduction of maintenance and water costs associated with this grove. Removing all of the trees and re-landscaping with a native plant seed mix would result in a one-time cost of approximately $156,920. Stump grinding to remove the stumps at Ted Williams is not possible due to the steepness of the slopes. The City anticipates that a native seed mix would not require the need for permanent irrigation/watering. A variation of the re-landscaping option would keep a row of trees along the public right-of-way of each site to provide a tree canopy and visual interest along the property's street-facing boundary. Status Quo: This option involves maintaining the current condition of the grove, resulting in no projected maintenance or water savings. It entails continued routine maintenance and watering of the grove, without incurring expenses associated with tree removal and re-landscaping. If retained, the groves management and maintenance contract would be re-solicited, resulting in annual grove management and maintenance expenses and $35,600 for water, with annual increases projected due to consumer price index and approved water rates. Projected revenues are not known. A table outlining the costs of removing the trees and hydroseeding for the tree sites is attached as Attachment I. Environmental Review: Because no action will be taken, this item is not a "Project" pursuant to the California Environmental Quality Act (CEQA) and is therefore not subject to CEQA review. Fiscal Impact: During Fiscal Year 2020-21 the groves cost the City approximately $155,000 while producing approximately $1,400 in revenue. Staff anticipates the annual cost will continue to grow as contract pricing and water continue to increase. 5 of 17 February 15, 2022, Item #16As shown in the table below, staff can only estimate the cost of re-landscaping the groves as each of the other options would require further analysis. Option Grove Area Residential Re-Landscape Mini-Park Transfer/Lease Hybrid Adobe Ridge $ TBD $33,980 $ TBD $ TBD $ TBD Silver Ridge $ TBD 183,200 $ TBD $ TBD $ TBD Ted Williams N/A 156,920 N/A N/A N/A Total $374,100 Staff estimates the one-time cost of re-landscaping the groves to be approximately $374,000. Based on the current annual cost to the City of $155,000, the payback of this option is 2.4 years. Should the City maintain the status quo, the annual cost to the City will continue to grow. If Council elects to pursue one of the other options, staff would return to Council with cost estimates applicable to that option. Public Notification: A notification of this workshop item was mailed to property owners within 500-feet of the boundaries of the grove properties. Attachments: A. Adobe Ridge Grove Location/Zoning Map B. Silver Ridge Grove Location/Zoning Map C. Ted Williams Location/Zoning Map D. Adobe Ridge Subdivision Map E. GIS Exhibit of Adobe Ridge F. Silver Ridge Subdivision Map G. GIS Exhibit of Silver Ridge H. GIS Exhibit of Ted Williams Parkway I. Tree Removal and Hydroseeding Costs by Site Reviewed/ Approved By: Wendaserman Assistant City Manager 6 of 17 Reviewed By: Alan Fenstermacher City Attorney Approved By: ell~ City Manager February 15, 2022, Item #160 110 220 --440 Feet ---7 of 17 CITY OF POWAY Zoning I Location Map Item: Workshop on Citrus Groves Adobe Ridge ATTACHMENT A February 15, 2022, Item #160 170 340 --680 Feet ---8 of 17 RR-A OS-R ject Location: .. idge Road CITY OF POWAY Zoning/ Location Map Item: Workshop on Citrus Groves Silver Ridge ATTACHMENT B February 15, 2022, Item #160 200 400 --800 Feet ---9 of 17 CITY OF POWAY Zoning / Location Map Item: Workshop on Citrus Groves Ted Williams Pkwy ATTACHMENT C February 15, 2022, Item #16--..... ,. ... ~-. -' MAP NO. 9255 0 I ' ., ~ COUNTY OF SAN DIEGO TRACT 3503 · 1 -..J I I' ~- .. _ SHEET 4 OF 5 SHEETS ~;~::::>~·-'.<' l ;I:.q _,.,.:· ,,_. . /41tl ALE: ,•.5a· )> --f --f )> n :c V) ~ t-m Lal z UI --f :t C U'I bJ &Al WI ,r:>,).RTION Lot ii. rl<'ACT ·..-f, POVVA\"' /V':/':d? ,53(,;, / SUOOiv'l!.~Ol.J ,~ "tzo~li:o ,_ . •-'-. -...c:.qrb<J ~•" ·;~>-:_·,t-$'->•::·, _.,,F,: _·,_··; ,,,,·, ,S•.v Ui-, ~ .,</)~-;;,, /_.g,, I • .••.•• ,;,. t,.;, ()' • I..,~ J -/ .P,1 ,/' I ~., ,.-• ,.:; 5 / ..t?..P<-4-~# 9//"' ~~ \ e"t~TIIJ4 IDIO ~"'r · \ i; \ ~n;o 'lt:>&DIJMn/ OF .~~ • \ 6AfJ o,e.:,o "5:'l F/,,.7&·~. ·t~ --~•·. lt■-:dtO&•JijW JI,_ :;;: /9{,~ ~ ~CJ ~""' L(JT /.3, TFAC.T 52 ,~_r,,? ~ "'\" .... . ., .... 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DEL T A/BEAIUNG 11AD11JS I L~"'·;·~~~~:r:. I TANGENT Ii 02° St;' 44•r:: 10· 5;,:· 54" 105.0G 2H .44 1 •~. "JG 05• 32' ,1:1 ~ :1~j'_j. oc, 15.01) 7 .51 N 0" Oi '5B"E fi(). t.17 90• (JO' 00" 2-:i. 00 31. 42 2c,.oo c· !;1 ·32· 1!:i!'j.OO 2.32 1.H3 215• 34 · !:ic~ ~ :)5. 00 7l .91 :J6.6! N 56° lit\' 12"W l7.B3 24•00•42• 15:).00 64.Hb 3~~. DG 155. 00 70.00 35.61 _Q_ >-}-- r ~:~r.;. ln\ ·:,< •8~-r-i\ , '1 1is==-~~Jf°"&H~EET l t -?~ 'CJ ~ Pr-epared in the office of C~1urch Engineering, Inc. Con~rnltir1g CnginctH'!j Pltmner!i 2:'.I~ Bf'lOl..01-iAY f7("J0 SAN DIEGO, CA 9210l Siwveyors ((;1!!) ?.37-072.:! SEE SHEET NO 3 1:e ce-A>r1nc;1rc O/' c"-"•cvo-v FAXf (€S2) 237-·0nn February 15, 2022, Item #16GIS Exhibit of Silver Ridge 15 of 17 ATTACHMENT G February 15, 2022, Item #16GIS Exhibit of Ted Williams Parkway 16 of 17 ATTACHMENT H February 15, 2022, Item #16...a. -...i 0 ..., ...a. -...i ~ --t )> n :::c ~ m z --t Location All three locations Adobe Ridge Silver Ridge Ted Williams Adobe Ridge Silver Ridge Ted Williams Adobe Ridge Silver Ridge Ted Williams Tree Removal and Hydroseeding Costs By Site Scope Cost Tree Removal Only (hauling and removal of debris) $271,200 Tree Removal Only (hauling and removal of debris) $24,480 Tree Removal Only (hauling and removal of debris) $133,200 Tree Removal Only (hauling and removal of debris) difficult access, heavy slope $122,420 Tree and stump removal $28,560 Tree and stump removal -additional time needed for difficult access for stump grinder $159,850 No stump removal option, too steep for equipment and not reccommended for erosion control N/A Hydroseeding $5,500 Hydroseeding $24,000 Hyd roseed i ng $34,500