Agenda Item No. 9b April 28, 2009

MEMO TO: Honorable Mayor and City Council Honorable Chairman and Redevelopment Agency Members Attention: Laura C. Kuhn, Interim City Manager/Interim Executive Director FROM: Cynthia W. Johnston, Housing and Redevelopment Director

Maureen T. Carson, Interim Community Development Director SUBJECT: DISCUSSION ON PROPOSED MODIFICATIONS TO THE NUT TREE

FAMILY PARK AND BOCCE GROVE DISCUSSION: The City of Vacaville and Redevelopment Agency entered into the Nut Tree Disposition and Development Agreement (DDA) with Nut Tree Associates (NTA) in February 2003. The DDA has been amended four times (February 2005, July 2005, November 2007 and September 2008) to accommodate development of the Nut Tree project. Recently, the City and Agency were informed by NTA’s majority interest holder of its intent to sell its interest in the Nut Tree project to Westrust Ventures, Inc. (Westrust is a partner in the retail development of the Nut Tree project). Since that time, staff has been working with NTA and Westrust to process the transfer of interests and obligations under the DDA, Development Agreement, and SID Agreement to Westrust. Part of this process involved the review of financial documents, including the Nut Tree Business Plan Executive Summary, developed by Westrust and approved by its lender, Wells Fargo Bank. The Business Plan addresses master plan design and operational problems, such as the Family Park, closed indefinitely since January 2009. The reduction of foot traffic in the Village and Pavilion areas due to the Family Park’s closure has negatively impacted Nut Tree tenants. As such, the Business Plan identified short- and long-range goals and strategies to provide the Nut Tree project a greater chance for success, given the current economic downturn. One short-range goal is to increase foot traffic within the project, create better visibility from I-80, and generate positive tenant momentum (which in turn would increase the City sales tax base). To do so, the Business Plan calls for the conversion of the existing Bocce Grove into the “Nut Tree Plaza,” adding new features to the plaza, and relocating components from the Family Park to enhance the plaza (Phase I). This strategy was put together by Westrust working with their tenants through a tenant survey, several tenant meetings, and a community meeting in March 2009. The proposed timetable is ambitious in order to refurbish the plaza in time for the tenants’ 2009 summer season. To accomplish Phase I, Westrust has submitted an application to the City requesting to modify the existing Conditional Use Permit (CUP) approved for the Family Park, Bocce Grove, and Vineyard areas. Specifically, the scope of the request involves modifications only to the current Bocce Grove area which would be redesigned as Nut Tree Plaza (Attachments A and B). This review and approval process will be completed at staff level as allowed under the Nut Tree Ranch Policy Plan and the provisions of the existing CUP. Staff is bringing the Phase I Business Plan strategy to the Council/ Agency for discussion and to provide feedback as staff processes the CUP modification. The Business Plan also identifies a long-range strategy (Phase II) building on the success of the short-range strategy. For Phase II, Westrust proposes to work with the City, Agency, Vacaville Museum, and tenants to redesign the Family Park into uses that are complementary to the Harbison House and Nut Tree Village (Pavilion, Plaza, and Village), are economically self-supportive, and create the asset originally envisioned in the Nut Tree DDA. Although not fully defined, Phase II includes plans for re-use of the birthday/meeting rooms, enhanced landscaping to complement Harbison House, maintaining existing Nut Tree Park components (Hobby Horse corral and glass medallion garden area), creating a connection between the Nut Tree project, future development to the north and the airport, assessing the need for additional

parking, and investigating the extension of the Nut Tree Train and tracks to create a longer train ride that connects the plaza to the western loop within the redesigned park. Although Westrust is committed to assessing the feasibility of connecting the train between the plaza and park, the developer is clear that this component is dependent on safety, economics, insurance, tenant/CC&R approval requirements, and automobile and pedestrian liability factors. Consideration of Phase II would come to the Council and Agency as an amendment to the DDA. While it would be preferable to implement both strategies simultaneously, Westrust believes it is critical to implement Phase I first in order to generate foot traffic and create momentum for the overall project. Even so, to ensure Phase II is implemented in a timely manner, staff is recommending that development of the redesigned park, modification of the DDA, and the related planning application for the redesign of the Family Park be submitted to the City not later than December 31, 2009, and construction of the redesigned Family Park improvements be completed not later than December 31, 2010. Staff also intends to incorporate these timelines as a condition of approval for the Nut Tree Family Park, Bocce Grove and Vineyard CUP modification. Ric Capretta of Westrust will attend the Council meeting and present the modifications being requested as part of the CUP modification (Phase I), as well as the long-range strategy to redesign the Family Park. FISCAL IMPACT: No General Fund Impact. Westrust has paid appropriate CUP filing fees. RECOMMENDATION: That the City Council/Redevelopment Agency provide feedback to staff regarding the proposed improvements to the Nut Tree Bocce Grove area. Attachments: A – Nut Tree Plaza Conceptual Plan B – Nut Tree Plaza Project Description

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VAN VAN

NUT TREE OVAL SIGN WITH "PLAZA" LETTERS (1)

TENANT MONUMENT SIGN (1)

ENTRY GATEWAY SIGNS (4)

PEDESTRIAN WAY FINDING SIGNS (3)

TOY SOLDIER AND CUBES (1)

HISTORY SIGNAGE KIOSKS (2)

ADVERTISING SIGNAGE KIOSKS (4)

SIGNAGE KEY1

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7

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47

6

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RELOCATED METAL FENCE

RELOCATED NUT TREE CAROUSEL

SOFT PLAY AREA W/ HOBBY HORSE CORRAL (8) AND PLAY STRUCTURES5 - 4 X 8' NUT TREE KIOSKS

TRAIN BOARDING

R X R CROSSINGS

EXISTINGSPECIAL EVENT

AREA

RELOCATED NUT TREE TRAIN

RENOVATED ICE CREAM PAVILLION

NUT TREE PHOTO WALL

NEW CONCRETE PLAZATO MATCH EXISTING

DECOMPOSED GRANITE

RELOCATED NUT TREE FIREPLACETRAIN FUEL AND EQUIPMENT SHED

NEW LAWN

6 NEW BENCHES

NEW FENCE, MATCH EXISTING

5 - PICNIC TABLES

THE HISTORIC

NUT TREE PLAZAVACAVILLE, CA

4/21/09

BIRD HOUSES (9)

NUT TREE BUILDING & PYLON SIGN MINIATURE MODELS

TRANSPLANTED HACKBERRY TREE

2 - TRANSPLANTED HACKBERRY TREES

REMOVE 2 TREES

TEMPORARY RAISED STAGE

TULIP GARDEN

3 NEW PARKING SPACES

Exhibit B

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Nut Tree Plaza Project Description

April 23, 2009

Allow for the relocation of key portions of the Family Park to “the front” of the Nut Tree Village in the existing Bocce Grove. The Bocce Grove will be renamed “The Historic Nut

Tree Plaza” (“HNTP”). Four existing bocce courts to be demolished.

Train. To be relocated in an oval track to HNTP. Train to run with new diesel engine, four passenger cars, and one ADA passenger car. 2009 prices to be $2.00 per 2 lap ride. Train gates to be located at four key entry points. Train to be covered and cable lock secured nightly.

Carousel. To be relocated to HNTP. One large Hackberry tree to be relocated west. One small Hackberry tree to be relocated to the north end of HNTP. Carousel will serve as the centerpiece of the park with great visibility to Interstate 80. 2009 prices to be $2.00 per 3 minute ride.

Ice Cream Pavilion. To be relocated to HNTP and used as the ticket sales outlet for the Nut Tree Train & Carousel. Pavilion to be stripped of the fake Eldorado Stone materials and restored to its Nut Tree vintage white and red look. Light bulbs to be reconnected. One small hackberry tree to be relocated to north end of HNTP.

Central Oval Play Area.. Playtime soft touch Nut Tree themed play area in central portion of area. Hobby Horse play areas half circle in size to be located on each side of Playtime area onto padded colored play area with a total of (8) Hobby Horses. Hobby Horses to be secured to ground.

Nut Tree Photo Wall. To be relocated to center of Plaza near carousel. Nut Tree Benches. (6) new Nut Tree benches to match existing benches (for a total of 20)

to be added to expanded Plaza area. Kiosks. Five kiosks to be relocated from Family Park to Special Events Area. Bird Houses. (9) Bird Houses to be relocated from Family Park to western decomposed

granite area. Nut Tree Building & Old Pylon Sign Miniature Model. Currently located along railroad

tracks in Family Park. Relocate to grass area in HNTP with a history overview and old black and white photos of original structures. Also, a piece of the old Nut Tree adobe wall will be exhibited in this area.

Hackberry Trees. Existing large hackberry tree to be relocated to area west of existing location where one small hackberry tree exists. One small hackberry tree at new ice cream pavilion to be removed. Two small hackberry trees to be relocated to north side of HNTP. Mature hackberry trees to have miniature white lights that operate from sunset to 10 pm daily.

Special Events Area. To remain in current open concrete plaza area. Event Calendar to include at least one event per month including the Wine & Food Jubilee, Harvest Festival & Nut Tree Jazz Festival. Area to be used in Summer Months for carnival type game booths.

Exhibit B

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Formatted: Centered Picnic Areas. Existing picnic tables (5) to be relocated to the decomposed granite areas at east and west sides of park. This will encourage patrons to have picnic events while enjoying HNTP. Menu board for all Nut Tree restaurants to be located in the park for instant ordering.

Plaza Fuel, Garbage & Equipment Storage. Existing two enclosures to be demolished. One new structure with Nut Tree 3’ x 3’ red and white square icon panels to be constructed on exterior. Structure to include 3 compartments: 1) Fuel Tank; 2) Trash receptacles; and 3) Equipment for maintenance.

Existing Restrooms. Restrooms in Building Q to be used as restrooms for the Park. Having customers travel to the restrooms will help sales for tenants in Buildings Q & S.

Nut Tree Pavilion Square Play Area. Outdoor square covered area in front of Jelly Belly and Fentons to have (8) Rescue Squad vehicles relocated and bolted to the concrete area with the removed bocce court soft padded green carpeting. Rescue Squad tower to be located in front of Building S. (4) Metal Benches & (3) tables with (12) chairs of existing furniture to be located in Pavilion Square area for parents to sit and watch their kids play.

Operating Days & Hours. Train and Carousel will operate 365 days per year, Christmas Day, Thanksgiving Day, New Year’s Day, adverse weather days, equipment out of service days, and National or Regional Emergencies days excluded, to create customer consistency. Standard operating hours will be 11 am to 5 pm Friday’s & Weekends, 12 Noon to 4 pm weekdays. From Memorial Day to Labor Day, operating hours on Friday & Saturday will be 11 am to Dusk, and Sunday 11 am to 6 pm. Daylight saving days, peak weekends and holiday hours may expand per demand.

Corporate Sponsors. In order to defray operating expenses, thus keeping ride prices lower, certain elements of HNTP will be named after corporate sponsors in exchange for a corporate sponsorship payment (e.g., the train could be named the “Wells Fargo Express” or the play area could be named the “Jelly Belly Fun Zone”). Additionally, other product vendors may become sponsors for HNTP (e.g., soda sales could be tied to “Hansen’s Natural Fruit Soda’s” and popcorn to “Orville Redenbacher”).

Signage. The following new signage will be added to the HNTP Project:

1. Existing oval “Nut Tree” sign (1) on top of existing railroad boarding area in Family Park to be relocated adjacent to East Monte Vista Drive in front of HNTP, 4 feet high off the ground, with indirect spotlights, and the letters “PLAZA” below the sign.

2. New tenant monument sign (1) to be located at southeast corner of HNTP. 3. New gateway signs to be located at each HNTP entry (4). 4. New pedestrian directional way finding signs (3) for restrooms, Harbison House, and

Conference Center to be located in (3) locations: 1 near Hobby Horses, 1 at northwest corner of Plaza, and 1 at Northe East corner of Plaza.

5. Nut Tree Soldier and Cubes (1) from main Pylon to be relocated to southeast corner of HNTP providing an exciting larger than life figure that pedestrians can enjoy. Currently, this element on the Interstate 80 Freeway has little impact to the Project.

6. New History Signage Kiosks (2) replicated after exact design of old Nut Tree signage kiosks to be located at Nut Tree Models and relocated Nut Tree Fireplace area.

7. New Advertising Signage Kiosks (4) to be located at each major Nut Tree Plaza entry (design per currently approved Sign Program).

END