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CC 2014-09-09_08.c. Parks and Landscaping Time and MotionMEMORANDUM TO: CITY COUNCIL FROM: GEOFF ENGLISH, PUBLIC WORKS DIRECTOR SUBJECT: CONSIDERATION OF PARKS AND LANDSCAPING TIME AND MOTION STUDY RECOMMENDATIONS AND AUTHORIZE HIRING OF PART-TIME PARKS MAINTENANCE WORKER DATE: SEPTEMBER 9, 2014 RECOMMENDATION: It is recommended the City Council: 1. Approve the Parks and Landscaping Time and Motion Study recommendations for allocation of staff resources; and 2. Approve the addition of a % Time employee in the Parks Division budget to account for the hiring a Part-Time Maintenance Worker. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: There are no immediate financial impacts of the proposed recommendations. All recommended actions stay within the previously allocated Parks Division budget parameters. BACKGROUND: The purpose of the Parks and Landscape Time and Motion Study was to evaluate the staff time and resources required to maintain the City of Arroyo Grande's parks and landscape areas and to contrast the maintenance effort needed with the currently available staff-hours and financial resources. Information generated through this study will be used to determine how best to allocate available resources to maintain our park and landscape areas. The Parks Division experienced a reduction in staffing levels beginning in 2006, at which time there were six (6) full-time employees assigned to maintenance duties, not including the Parks Supervisor position. Due to unprecedented financial challenges facing the City of Arroyo Grande since 2006, staffing levels in all City Departments, including Public Works were reduced through attrition. Currently the staffing levels assigned to the Parks Division include two (2) full-time employees and one (1) part-time, 27.5 hours per week employee. For the purposes of this report which focuses on parks Item 8.c. - Page 1 CITY COUNCIL PARKS AND LANDSCAPING TIME AND MOTION STUDY SEPTEMBER 9, 2014 PAGE2 and landscape areas only, the Soto Sports Complex staff are not considered. Park and landscape area maintenance has been supplemented by use of private landscape contractors. In April of 2013, the Council approved an agreement with KO Janni to maintain fourteen (14) landscape areas previously maintained by City staff. This agreement continues through 2015 with an option to extend on mutual agreement. In addition, in July of 2013, the City Council approved an agreement with Executive Janitorial to provide janitorial services for park restrooms and trash cans. This agreement has expired and temporary workers are currently being utilized for these maintenance duties. ANALYSIS OF ISSUES: The Time and Motion Study provides a comprehensive analysis of workload and available resources. Resource availability accounts for vacation, sick leave usage and training needs. Workload needs identifies reasonable frequency and time requirements for each task at each site maintained, as well as average allotted times for miscellaneous unpredicted assignments that occur on a regular basis. These can include repairs, set-up for events, etc. As a result, staff believes the estimates provide an accurate representation of the current comparison of workload and resources. As stated in the study, the current maintenance needs for the City's parks and landscape areas exceeds the City's available staffing resources. Based on the recently completed Time and Motion study for maintenance of parks and landscaping areas, our available staffing resources still fall short. Available staffing resources are approximately 1,000 man-hours short of the amount necessary to maintain our facilities at minimal acceptable standards. Staff-hours required to meet minimum community standards: Currently available staffing resources: Deficit in staff-hours 5,503 hours 4.495 hours 1,008 hours The limitation of available maintenance staffing levels has resulted in service level reductions during the past few years including, but limited to: • Lower frequency of maintenance tasks • Reductions in equipment and infrastructure maintenance • Reduced quality of maintenance tasks due to limited available staff time • Elimination of certain lower priority tasks. • Greater reliance on volunteer groups and individuals One of the highest priority goals in the City's Long Range Financial Plan is to increase funding for maintenance functions as revenues become available. Some additional funding was added this year and is programmed for next fiscal year. In the meantime, one of the primary purposes of the Time and Motion Study is for staff and City Council Item 8.c. - Page 2 CITY COUNCIL PARKS AND LANDSCAPING TIME AND MOTION STUDY SEPTEMBER 9, 2014 PAGE3 to make more strategic decisions regarding how and where to target existing limited maintenance resources. The Time and Motion Study is also designed to provide data that will assist the Public Works Department in developing a more effective work management system. The Public Works Department has recently selected a maintenance work management software system. The data will be entered into the system, along with information on street and utility maintenance tasks. Although the system is not intended to establish performance measurement expectations for staff, it will provide a valuable supervisory tool by enabling staff to assign and track personnel tasks in a systematic manner. The Study provides specific recommendations for staffing strategies and targeted service level reductions to continue to provide adequate park and landscape maintenance service levels, despite the deficit in staff-hours. Additionally, the janitorial services for park restrooms and trash cans previously provided through an agreement with Executive Janitorial is now being completed by temporary workers. Staff is recommending that these maintenance services be brought back "in-house" by hiring one (1) additional Part-time Maintenance Worker to cover the staff-hours necessary to provide daily custodial duties for the City's Park restrooms and for emptying public trash cans. Although the private contractor supplemented City staff and reduced workload, there were some unintended consequences of contracting out this work. The primary consequence was not having weekend City staff available to respond to the variety of maintenance issues that arise. As a result, on-call Public Works staff have regularly been "called back" at an over-time pay rate to respond to City maintenance issues. Hiring a Part-time Maintenance Worker utilizing the contract services funds currently allocated in the Parks budget will provide the Public Works Department with greater flexibility to respond to weekend maintenance requests. The utilization of private maintenance contractors to supplement City staff for parks and landscape maintenance duties is still a viable and continued strategy, however the Study indicates that in this particular case and at this particular time, the services are better suited for City staff. The recommendations in the Time and Motion Study include the following: 1. Identify and communicate the following specific service level reductions a. Once per month reduction in turf area edging activities b. Once per month reduction in mowing activities at all park areas c. Once per month reduction in landscape planter areas d. Reduction in frequency of tree pruning and pesticide application Item 8.c. - Page 3 CITY COUNCIL PARKS AND LANDSCAPING TIME AND MOTION STUDY SEPTEMBER 9, 2014 PAGE4 2. Continue the use of contract services maintenance of certain parks and landscape areas to supplement City staff. Periodically evaluate the cost effectiveness and quality control between the utilization of contractor maintenance firms with the use of part-time and/or fulltime paid City staff. 3. Better utilize other Public Works Department maintenance staff to assist with periodic and seasonal maintenance activities. Utilization of other department staffing resources will generally come through the scheduling of large team projects. An example will be the use of other departmental staff to assist with annual tree pruning activities. 4. Continue the use of volunteers and community groups to assist with periodic and on-going maintenance projects. 5. Allow the current custodial maintenance contract for park restrooms and trash can emptying to expire and bring this maintenance activity back "in-house" through the use of part-time staff and/or temporary workers. This will allow for Saturday and Sunday staffing of Parks. ALTERNATIVES: The following. alternatives are provided for the Council's consideration: • Approve the recommendations in the Parks and Landscape Time and Motion Study and authorize the hiring of a Part-time Maintenance Worker; • Identify other high and low priorities landscape areas for dedication of staff resources; or • Receive and file the Parks and Landscape Time and Motion Study, but do not authorize the hiring of a Part-time Maintenance Worker and direct staff to continue use of a private maintenance contractor to provide janitorial services for park restrooms and trash cans; or • Provide direction to staff. ADVANTAGES: The Parks and Landscape Time and Motion Study will provide a useful tool to help with the management of the City's Parks and Landscape areas. In addition, the hiring of a Part-time Maintenance Worker utilizing the contract services funds currently allocated in the Parks budget will provide the Public Works Department with greater flexibility to respond to weekend maintenance requests. DISADVANTAGES: No disadvantages are identified regarding the preparation and utilization of the Parks and Landscape Time and Motion Study recomendations. However there are some disadvantages to bringing janitorial maintenance back "in-house" for park restrooms and Item 8.c. - Page 4 CITY COUNCIL PARKS AND LANDSCAPING TIME AND MOTION STUDY SEPTEMBER 9, 2014 PAGES trash cans. The cost between the two options are nominally different. The private janitorial firm would be responsible to complete the daily duties regardless of their staffing circumstances. Vacations, sick-time call-ins and missed work circumstances will periodically surface and will require backfilling by other Public Works employees. This is anticipated to be a minor challenge and will be outweighed by the benefits of having a City staff person regularly scheduled on weekends. ENVIRONMENTAL REVIEW: The project is categorically exempt from CEQA pursuant to Guidelines Section 15301 (c). PUBLIC NOTIFICATION AND COMMENTS: The agenda was posted at City Hall on Thursday, September 4, 2014. The agenda and staff report was posted on the City's website on Friday, September 5, 2013. No public comments were received as of the time of preparation of this report. Item 8.c. - Page 5 CITY COUNCIL PARKS AND LANDSCAPING TIME AND MOTION STUDY SEPTEMBER 9, 2014 PAGES Attachments: 1. PARKS AND LANDSCAPING TIME AND MOTION STUDY -2014 2. PARKS AND OPENSPACE INVENTORY Item 8.c. - Page 6 City of Arroyo Grande Department of Public Works ATTACHMENT 1 PARKS AND LANDSCAPING TIME AND MOTION STUDY -2014 PURPOSE The purpose of this study is to evaluate the staff time and resources required to maintain the City of Arroyo Grande's parks and landscape areas and to contrast the maintenance effort needed with the currently available staff-hours and financial resources. Information generated through this study will be used to determine how best to allocate available resources to maintain our park and landscape areas. METHODOLOGY Landscape and Street Supervisor, Ron Simpson and Parks Division Lead Worker, Curtis Johnson conducted an analysis to determine the multiple maintenance related tasks necessary to maintain our parks and landscape areas to acceptable standards. A time factor was applied to each identified maintenance task. The following assumptions were utilized when establishing the maintenance tasks and minimum standards; • Turf areas are routinely mowed, gophers aggressively managed and fertilizer is seasonally applied to help kept the turf in a good quality condition to allow for regular public use. • Trees are inspected and pruned annually to help reduce the potential for limb failure. • Weeds are removed from planter areas on a regular schedule. • Open space areas generally receive a lower level of maintenance with attention primarily paid to complaints and potential safety hazards. The time factor used for each maintenance task was established by a measurement of the average time that it takes the Parks Division Lead Worker to complete at a brisk, yet safe pace. Adjustments for time expectations for each task may be necessary for new employees in training, employees on temporary light-duty and in other situations where the employee may not be able to perform at the desired pace. The established time standards will however provide valuable management tool that can be periodically modified as work-load and staffing levels change. The Time and Motion Study has been organized as follows: 1. Each park and landscaped area has an individual work sheet detailing the annual maintenance man-hours required. 2. Maintenance activities were divided into three categories: a. Work Activity: March through October b. Work Activity: November through February c. Non-routine work activities completed on an infrequent basis 3. Individual work sheets were also established for the following activities: a. Oversight and inspection of landscape contractors b. Tree maintenance activities Item 8.c. - Page 7 c. Assistance provided to other Departments for special events and one-time activities 4. A summary of all of the man-hours for all park and landscape areas. NOTE: The Soto Sports Complex is maintained by two (2) full-time Maintenance Workers that work almost exclusively on the maintenance of this facility. In addition, these two Maintenance Workers are paid out of a separate budget for the Soto Sports Complex. This staffing arrangement has been in place for an extended period of time and although Maintenance Workers funded from the Parks Division do periodically assist with maintenance of the Soto Sports Complex, this assistance is minimal and infrequent. As a result, maintenance of the Soto Sports complex was not considered as part of this study. BACKGROUND The Parks Division experienced a reduction in staffing levels beginning in 2006, at which time there were six (6) full-time employees assigned to maintenance duties, not including the Parks Supervisor position. Due to unprecedented financial challenges facing the City of Arroyo Grande since 2006, staffing levels in all City Departments, including Public Works were reduced through attrition. Ct:1rrently the staffing levels assigned to the Parks Division include two (2) full-time employees and one (1) part-time, 27.5 hours per week employee. Beginning in Fiscal Year 2012/13, addi~ional funding was allocated to the Parks Division to hire contract landscape firms to assist with parks and landscape maintenance. In early 2013, the City Council approved an agreement with KD Janni Landscaping Inc. to provide landscape maintenance services for the following City owned landscape areas: 1. Diana Place 9. North Oak Park Center Medians 2. Woodland Mini-park 10. Tiger Tail Park 3. Dower Park 11. Berry Gardens Basin 4. Hart-Collett Park 12. Rancho Grande Landscape medians 5. Crown Hill Bulb-out 13. Traffic Way Fire Station landscaping 6. Oro Park 14. Park View Center medians on So. 7. Newport Parkway Oak Park 8. Meadowlark Greenbelt In addition, the City Council approved an agreement with Executiv~ Janitori_al to provide daily janitorial maintenance services for five restroom facilities previously maintained by Parks Division staff. These restroom facilities include the following locations: 1. Rancho Grande Park restroom 4. Soto Sports Complex restroom 2. Strother Park restroom 5. Short Street Restroom 3. Elm Street Park restroom The use of contract maintenance firms was employed as a strategy to provide parks and landscape maintenance services to better position the City of Arroyo Grande to respond to Item 8.c. - Page 8 future economic down-turns by eliminating or reducing the scope of the contracts. Due to unintended consequences, staff will allow the current custodial maintenance contract for park restrooms and trash can emptying to expire-and bring this maintenance activity back "in-house" through the use of part-time staff and/or temporary work~rs. The unintended consequences realized with this particular contractual maintenance arrangement was the lack of City staff available on weekends. Periodically, weekend staff are necessary for responses to downed tree limbs, potholes, graffiti removal, plugged restroom facilities or a myriad of other P-ublic Works related maintenance needs. Finally, the increased reliance on volunteer partnerships with community based groups including; Arroyo Grande in Bloom, Boy Scouts, Arroyo Grande High School and local churches has been instrumental in providing additional assistance with maintenance of certain landscape areas as well as minor park improvement projects. FINDINGS Despite the reduction in workload provided by the contracted landscape maintenance firms, the current maintenance needs for the City's parks and landscape areas exceeds our available staffing resources. Based on the study results, our available staffing resources are approximately 1,000 man-hours short of the amount necessary to maintain our facilities at minimal acceptable standards. Man-hours required to meet minimum community standards: Currently available staffing resources: Deficit in man-hours 5,503 man-hours 4,495 man-hours 1,008 man-hours The limitation of available maintenance staffing levels has resulted in service level reductions during the past few years including, but limited to: • Lower frequency of maintenance tasks • Reductions in equipment and infrastructure maintenance • Reduced quality of maintenance tasks • Elimination of certain lower priority tasks • Greater reliance on volunteer groups and individuals RECOMMENDATIONS Below are recommended actions to accommodate for the gap in available staff hours: 1. Identify and communicate-the following specific service level reductions a. Once per month reduction in turf area edging activities b. Once per month reduction in mowing activities at all park areas Item 8.c. - Page 9 c. Once per month reduction in landscape planter areas d. Reduction in frequency of tree pruning and pesticide application 2. Continue the use of Contract services maintenance of certain parks and landscape areas to supplement City staff. Periodically evaluate the cost effectiveness and quality control between the utilization of contractor maintenance firms with the use of part-time and/or fulltime paid City staff. 3. Better utilize other Public Works Department maintenance staff to assist with periodic and seasonal maintenance activities. Utilization of other department staffing resources will generally come through the scheduling to large team projects. An example will be the use of other departmental staff to assist with annual tree pruning activities. 4. Continue the use of volunteers and community groups to assist with periodic and on- going maintenance projects. 5. Allow the current custodial maintenance contract for park restrooms and trash can emptying to expire and bring this maintenance activity back "in-house" through the use of part-time staff and/or temporary workers. This will allow for Saturday and Sunday staffing of Parks. Item 8.c. - Page 10 Department of Public Works PARKS AND LANDSCAPING ANNUAL WORK HOUR STUDY PARK/ LANDSCAPE AREA: IKINGO PARK -I · · .. •. · · · · · · · · '. · :r·~ :/~rjmi~~-0~ . ~· ~. · ~ · . ,~~j~ ~t~1f {~~·~~~:~1: ~~;b:a~~D> WORK ACTIVITY , ' , -, -,:,-_ HR~:,:~E~:tf~{~'.:~~;~fS~'~ _,-___ .,_,_j;;~;~~\> ··-XOTA~M6f~fr~Hl:{: _--'.-};A'q_NTfi[y' < (March-October) -:. · ,_ __ -:~; oJ~~_QlT~R~N~~~J~~1~~-~~q1ii;Nq¥->> Ff~&:.~-:~--->·;··;::·-~---< .; <t=R.·E_QPENc)' Travel time 0.25 8.6 2.15 Walk mowing 0 0 0.00 Riding mowing 0.75 4.3 3.23 3 Edging 0.5 4.3 2.15 3 Weed eating 0.25 1 0.25 Tree pruning I watering 2 0.08 0.16 Trash litter 1 0 0.00 Restroom cleaning 0 0.00 Planter maintenance 0.125 1 0.13 0.5 Irrigation maintenance 0.5 0.16 0.08 BBQ area cleaning 0.25 4.3 1.08 Sub-total 9.22 Walk mowing 0 0 0.00 Riding mowing 0. 75 2 1.50 Edging 0.5 2 1.00 Weed eating 0.25 1 0.25 Tree pruning I watering 1 0.16 0.16 Trash litter 1 0 0.00 Restroom cleaning 0 0 0.00 Planter maintenance 0.125 · · 1 0.13 0.5 krigation maintenance 0.5 1 0.50 BBQ area cleaning 0.25 4.3 1.08 2 Sub-total 6.19 .NO't·J~ROU'T:INE·A¢t1y1t1E·s,--.. -~:-'.i ---' ----'.;~:::0':.:"-t;i:I~'i~~~:_::: •_:--·-; ?, --_,., Spraying/weed control Equipment safety inspections Equipment repair Turf aerification of parks Fountian maintenance Turf fertilization of parks Sub-total TOTAL ANNUAL HOURS-March -October TOTAL ANNUAL HOURS-November -February TOTAL HOURS-Non-Routine Activities 1 0.5 2 0.5 0.5 0.75 TOTAL ANNUAL PARK MAINTENANCE HOURS ~1~~~~~1I~~~·~-i~~~·.~~~~ i"-~:.f-.- 0.5 0.08 0.33 0.08 4.3 0.16 .,, .-;,,, ·-·-'. / -;~--::_:~ --' :::_ ' ' .~:-, > 't' _ :'.-~,'. .. ,~--0 0.50 0.04 0.66 0.04 2.15 0.12 3.51 73.72 24.74 42.12 1411 -· ~ ~ ... -- ~-~!---:"--~·-.. '' : 3 ;: \-. --- Item 8.c. - Page 11 PARK/ LANDSCAPE AREA: WORKACTIVltY-.···. :~_-": ·. (M~rch -octot>~rf-:;,:· -· -· Travel time Walk mowing Riding mowing Edging Weed eating Tree pruning I watering Trash litter Restroom cleaning Planter maintenance IRANCHO GRANDE PARK 0 2.75 3 0.5 8 0.25 0.25 0.125 0 0.00 4.3 11.83 4 12.00 3 1.50 0.08 0.64 1 0.25 0 0.00 0.16 0.02 Irrigation maintenance 1 2 2.00 Playground surface cleaning 0.5 4.3 2.15 BBQ area cleaning 0.5 4.3 2.15 Sub-total 37.14 Walk mowing 0 0 0.00 Riding mowing 2.75 2 5.50 Edging 3 1.5 4.50 Weed eating . 0.5 1 0.50 Tree pruning I watering 0 0 0.00 · Trash litter 0.25 0 0.00 Restroom cleaning 0.25 0 0.00 Planter maintenance 0.25 0.16 0.04 Irrigation maintenance 0.5 O 0.00 Playground surface cleaning 0.5 2 1.00 3 3 BBQ area cleaning 0.5 4.3 2.15 2 Sub-total 16.84 Spraying/weed control 2.5 0.5 1.25 Equipment safety inspections 0.25 Equipment repair 1 Turf aerification of parks 5 Open space 4 Vandalism/Graffitti 2 Turf fertilization of parks 3 Sub-total TOTAL ANNUAL HOURS-March -October TOTAL ANNUAL HOURS-November -February TOTAL HOURS-Non-Routine Activities TOTAL ANNUAL PARK MAINTENANCE HOURS 1 0.91 0.33 0.25 0.41 0.16 0.25 0.91 1.65 1.00 0.82 0.48 6.36 297.08 67.36 76.32 4411 '' I Item 8.c. - Page 12 PARK/ LANDSCAPE AREA: WORK ACTIVITY.- (March --October) ~ ISTROTHER PARK Travel time 0.5 8.6 4.30 Walk mowing Riding mowing Edging Weed eating Tree pruning I watering Trash litter Restroom cleaning Planter maintenance Irrigation maintenance BBQ area cleaning Playground surface cleaning Sub-total WORK ACTIVITY:. . ' '' : (Nove~ber ~:·F.;b~u~r}tf Travel time Walk mowing Riding mowing Edging Weed eating Tree pruning I watering Trash litter Restroom cleaning Planter maintenance Irrigation maintenance BBQ area cleaning Playground surface cleaning Sub-total 0 2.5 1 0.25 24 0.5 0.25 0.5 1 1 1 0 2.5 1 0.25 2 0.25 0.25 0.5 0.25 0.5 1 NON.:;ROUTINE-ACTIV_ITIE;$_:·_-'; ---=~: ;.• -".;-;:, :.-:: ,-''.-~'~-~?~~:"~ : -.. '" _-,·;·>-.·:-~,. ·-- Spraying/weed control Equipment safety inspections Equipment repair Turf aerification of parks Vandalism/Graffitti Turf fertilization of parks Sub-total TOTAL ANNUAL HOURS-March -October TOTAL ANNUAL HOURS-November -February TOTAL HOURS-Non-Routine Activities 1.5 0.25 1 6 2 3 &,{~t:~.:1;r-r _ TOTAL ANNUAL PARK MAINTENANCE HOURS 0 4.3 4.3 2 0.08 4.3 0 1 3 4.3 4.3 0 2 1 1 0.08 2 0 1 0.8 4.3 4.3 , -· ~ ·.-' ' "... - 0.5 12 0.91 0.16 0.25 0.16 0.00 10.75 4.30 0.50 1.92 2.15 0.00 0.50 3.00 4.30 4.30 36.02 0.00 5.00 1.00 0.25 0.16 0.50 0.00 0.50 0.20 2.15 4.30 18.36 ~'~=~,-~:',~~ :~;,~;·-~-·., ?-~~ 0.75 3.00 0.91 0.96 0.50 0.48 6.60 288 73 79 4411 3 3 ,- 2 ; ~ ---,_ -',\ Item 8.c. - Page 13 PARK/ LANDSCAPE AREA: IHERITAGE SQUARE PARK Travel time 0.16 8.6 1.38 Walk mowing Riding mowing Edging Weed eating Tree pruning I watering Trash litter Restroom cleaning Planter maintenance Irrigation maintenance BBQ area cleaning Vandalism/Graffitti Sub-total ; :~: _-. ; __ -~-- WORK-ACTIVITY .. ~,= _, CNo~~nii>e~ :. ~~t>ft.~i-Y~> ·· .. Travel time Walk mowing Riding mowing Edging Weed eating Tree pruning I watering Trash litter Restroom cleaning Planter maintenance Irrigation maintenance BBQ area cleaning Vandalism/Graffitti Sub-total NON-ROUTINE ACTIVITiEs·:_ :_.,~ Spraying/weed control Equipment safety inspections Equipment repair Turf aerification of parks Turf fertilization of parks Sub-total 0 0.75 0.5 0.5 0-.5 0.25 0 0 1 0.25 2 0.5 1 0.25 0 0.25 0 0 0.25 0.16 2 -.·: ;.'::·: ....... /:~:,·;_)._' 1 0 0 3 1 TOTAL ANNUAL HOURS-March -October TOTAL ANNUAL HOURS-November -February TOTAL HOURS-Non-Routine Activities 0 4.3 4.3 3 0.08 1 0 0 0.25 4.3 2 2 1 1 0 1 0 0 0.8 4.3 1 :'~-·~~~~::~~~~-,.~,~:~~[~~-.~~' r: 0.5 0 0 0.08 0.16 TOTAL ANNUAL PARK MAINTENANCE HOURS •'. ,· ' ,• 0.00 3.23 2.15 1.50 0.04 0.25 0.00 0.00 0.25 1.08 4.00 13.87 0.00 1.00 1.00 0.25 0.00 0.25 0.00 0.00 0.20 0.69 2.00 6.24 ' 0.50 0.00 0.00 0.24 0.16 0.90 111 25 11 1471 3 3 '-, --.. 2 -. ' Item 8.c. - Page 14 PARK/ LANDSCAPE AREA: f oLOHAN ALLEY & CENTENNIAL PARK Description: Olohan Alley: Mason Street to Bridge Street & Kiwanis Park · , · · '.-,_ · --> ·? ?;~~:,:'.~~:~~f t·~~1~ti~~}i ~-~~\1~~r;~~~~iru·'.:;;'~.'. r~:-'.ii().f.~L~·-<. _ ·-<~~9-P9:s~~: : WORK ACTIV!!'( ... -· ... . ,.··: .-,,t~R$~-f~l;S~:;::·o:;.c~ :tt"tt.fV'!§)N.~_HC:V; -,:, .,_,MQNTHL., Y>.-; ·, . _MON):fll::Y (March -'.oc~(;>berj ':'. -~~~ ·-~~·cr¢GW~gg,Np~::::::;~~~f{~gQg~.¢Y:~-,--~~:/+fRS:J ·\·. ,::f:R~QUENcv Tra~el time 0.16 8.6 1.38 Walk mowing 0 0 0.00 Riding mowing 1.25 4.3 5.38 3 Edging 1.5 1 1.50 Weed eating 1.5 3 4.50 Tree pruning I watering 8 0.08 0.64 Trash litter 0.5 4.3 2.15 Restroom cleaning 0 0 0.00 Planter maintenance 0.25 4.3 1.08 Irrigation maintenance 1 0.5 0.50 BBQ area cleaning 1.25 4.3 5.38 Vandalism/Graffitti 2 2 4.00 Special event preparation 16 0.08 1.28 Sub-total 27.77 Walk mowing 0 0 0.00 Riding mowing 2.50 1.25 2 1 1 1.5 1 Weed eating 1.50 6 0.16 Kiwanis Park Brush removal 0.96 Tree· pruning I watering 0 0 0.00 Trash litter 0.5 2 1.00 Restroom cleaning 0 0 0.00 Planter maintenance 0.25 2 0.50 Irrigation maintenance 0.25 0.8 0.20 BBQ area cleaning 1 4.3 4.30 2 Vandalism/Graffitti Sub-total Spraying/weed control Turf aerification of parks Turf fertilization of parks Sub-total TOTAL ANNUAL HOURS-March -October TOTAL ANNUAL HOURS-November -February TOTAL HOURS-Non-Routine Activities 2 2 4.00 16.81 1 0.5 0.50 1 0.08 0.08 1 0.25 0.25 0.83 222 67 10 TOTAL ANNUAL PARK MAINTENANCE HOURS Item 8.c. - Page 15 PARK/ LANDSCAPE AREA: ... IH_o_o_s_E_G_o_w_P_A_R_K ________ _ -' ;; ~ ~ WOR~ ACTiyi~·:·'··-;, __ : :, (March .:Qctober) _ - Travel time Walk mowing Riding mowing Edging Weed eating Tree pruning I watering Trash litter Restroom cleaning Planter maintenance Irrigation maintenance BBQ area cleaning Sub-total Walk mowing · Riding mowing Edging Weed eating Tree pruning I watering Trash litter Restroom cleanir:ig Planter maintenance Irrigation maintenance BBQ area cleaning Sub-total 0.16 4.3 0.69 0 0 0.00 0 0 0.00 0 0 0.00 0 0 0.00 24 0.08 -1.92 0 0 0.00 0 0 0.00 0 0 ' 0.00 1 1 1.00 0 0 0.00 3.61 0 0 0.00 0 0 0.00 0 0 0.00 0 0 0.00 0 0 0.00 0 0 0.00 0 0 0.00 0 0 0.00 0.25 0.8 0.20 0 0 0.00 0.89 NON-ROUT:,NE_ACllVITIES·--~· ~ '. c> ,: >-:~'' ::·-:-c~;~}~·la;:~·~:~::~f~~.:~·': ~~;i·L~:, .. ~' ,,: : :::"~·~~,·~ ::::<'.; .. --, _-->·· :·",, ------ Spraying/weed control 0.5 0.5 0.25 Turf aerification of parks 0 O 0.00 Turf fertilization of parks 0 0 0.00 Sub-total 0.25 TOTAL ANNUAL HOURS-March -October TOTAL ANNUAL HOURS-November -February TOTAL HOURS-Non-Routine Activities TOTAL ANNUAL PARK MAINTENANCE HOURS 29 4 3 351 Item 8.c. - Page 16 PARK/ LANDSCAPE AREA: ILEPOINT PARKING LOT AND CHAMBERS LAWN ~ORK ACTIVITY .. :·~ ~:/. ~:s7:~;~~J ~~~t;;~~~'fl~~t1~~m+iMt~?. t~~g~~~t~·:~: tr~i~f~&° .,,. , -, : , \ ~-;; , -~ ,.. ',-~:,-~~-.~.:--:::.1:t;.i1~-/-:;*-"'~·-:.r:;;;·g-'i-'1-'Yf$.!~'F!t·"""i."';~''.r/i:!'~'.i•<"?.;.-=::~1.t··,x~';-.f;',:;-:~.-i.~~/-'·-;'"_-;;.':'...:='-:~-;.-•_;~-· ,-•::•,..-: ..... ,··:i.,;,--.:.-·,·- {March -Octol>e.r)·· · ·' ~+:~S< ';_'.QC,Gl;J~J~:_!SN,~,Et 4;~ij-~Q~H!;NGY.·. ~.\.HRS~·.~-_~:." FREQ_U~NC.Y Travel time 0.16 8.6 1.38 Walk mowing 0'.5 4.3 2.15 3 Riding mowing 0 0 0.00 Edging 0.16 4.3 0.69 3 Weed eating 0.25 2 0.50 Tree pruning 16 0.08 1.28 Trash litter 0.5 0.3 0.15 Planter maintenance 0 0 0.00 Irrigation maintenance 1 0.16 0.16 BBQ area cleaning 0.25 4.3 1.08 Sub-total 7.38 WO~K A~nv1n) > 2 •• ·?;1:J ~'.t?~¥~Jft'~!~-~~[D! ~1J?~b~;:, : , \. •· • (Noyember. -·Febru~cy):'.,:.:, : ~ ..... , .ooc_uggJ;:,-. .,:· .. ~7~~: :EB8ql).J:;N_CM::. _l:IJ~.$.< ··-;:: ~= · .. ,, : .. "· -~ , · .· . · Travel time 0.16 4.3 0.69 Walk mowing 0.5 Riding mowing 0 Edging 0.16 Weed eating 0.25 Tree pruning .2 Trash litter 0.5 Planter maintenance 0 Irrigation maintenance 0.25 BBQ area cleaning 0.5 Sub-total NON-Roor1NE AGT:1V.1;:r1i;s ~'.}.:, ~-· ~-· -~ ·-~-_-_:~ .. )'·:;~~~~:~~,~~-~,c Spraying/weed control 1.5 Equipment safety inspections 0 Equipment repair 1 Turf aerification of parks 0 Turf fertilization of parks 2 Contractor Oversight 0 Sub-total TOTAL ANNUAL HOURS-March -October TOTAL ANNUAL HOURS-November -February TOTAL HOURS-Non-Routine Activities 2 0 1 1 0.16 0.3 0 0.8 2 _ _,_ :<.'.,. '-J".:,t>:":i/.,; ... l. -,._ ,-'.' , .~1 !:-.K.,_ -,·_.,,, ·ce 0.5 0 0.25 0 0.25 0 TOTAL ANNUAL PARK MAINTENANCE HOURS .. ~:~--~~ , ... , ::~>~1, 1.00 0.00 0.16 0.25 0.32 0.15 0.00 0.20 1.00 3.77 0.75 0.00 0.25 0.00 0.50 0.00 1.50 59 15 18 .-'•, ' Item 8.c. - Page 17 PARK/ LANDSCAPE AREA:-IEAST GRAND I EAST BRANCH LANDSCAPING Travel time 0.16 5.375 0.86 Tree pruning I watering 16 0.16 2.56 Trash litter 1.5 4.3 6.45 Planter maintenance 20 0.25 5.00 Irrigation maintenance 1 3 3.00 Sub-total 17.87 , , , : __ ~---_--~·'. __ : -.: __ :~~~:~~: :=~~:f::::f-f ::::~;:;~~L~i:~i~:'.;;) ~~'i;~;~~-~;;~~:~2": \: :_j tr~~ri:·~~J;,:-'.~-,:~.~ . _, ;3_-:::_~ ;-_-' ~ <::,· · '. ·: WC?R~A_G'.1:1\fl,ff <_ ~::~/i\·-~:::: ~-;:£~J?:#~~f~hJ:~~J;g~?,%~~!':(l~,~~~htbX°}~};r<;:_, ~-Q~~~~~~:~\~~:_-_ ~-"= -_--_·, -:~· .-_,- (No~~rnl>er. ~ .Feb_ruarY) --:: ·:;-~:t~ QCP\:.JRR~N(]:;_!;;~~\~'"l;~_l;,Gl~J;NQY:: _, ~RR~-, :-c_::: _ :~ ~-----· .-· ; ___ -: --· Travel time 0.16 5.375 0.86 Tree pruning I watering 0 0 0.00 Trash litter 1.5 4.3 6.45 Planter maintenance 20 0.25 5.00 Irrigation maintenance 0.25 1 0.25 Sub-total 12.56 Spraying/weed control 3 0.5 1.50 Equipment safety inspections O Equipment repair 1 Contractor Oversight 0 Sub-total TOTAL ANNUAL HOURS-March -October TOTAL ANNUAL HOURS-November -February TOTAL HOURS-Non-Routine Activities TOTAL ANNUAL PARK MAINTENANCE HOURS 0 0.25 0 0.00 0.25 0.00 1.75 143 50 21 2141 Item 8.c. - Page 18 PARK/ LANDSCAPE AREA: lwoMEN'S CENTER GROUNDS WORK ~c,J~Jv,:. )ic'~{'~,~t ~~~f ,tt1&1~~,t~t ~~~~~~'~ ;.:~~~£f ~t~'.· {March .-~o-ctoQ&l'.F-· --'. ;, : -. ~~ <_-:~ -· Q..QGU~RH~§t;;~~f~: ;!JiR:!;_ql;l.l;~C.'f:~::~' J~~S/~: ~-.::;-:: ;~~~ ::F,~~,Q.UE_NCY Travel time 0.16 4.3 0.69 Walk mowing O O 0.00 Riding mowing 0.00 0 0 0 0 Edging 0.00 0 ·O Weed eating 0.00 Tree pruning I watering 16 0.08 1.28 Trash litter 1 4.3 4.30 0 0 Restroom cleaning 0.00 0.5 0.16 Planter maintenance 0.08 Irrigation maintenance 0.5 0.16 0.08 BBQ area cleaning 0. 75 4.3 3.23 0 0 Walk mowing -0.00 Riding mowing 0.00 0 0 0 0 Edging 0.00 0 0 Weed eating 0.00 0 0 Tree pruning I watering 0.00 1 4.3 Restroom cleaning 0 0 0.00 Planter maintenance 0.5 0.25 0.13 Irrigation maintenance 0.25 0.8 0.20 BBQ area cleaning 0.5 2 1.00 Sub-total 6.31 -NON-R9UTiNE ACTIVl:tlt:S~.}:~~ ~;::~~:~-;· ,;~3>'1'~::~:::~~,:~;;;~~~~j 1 ·~-.~:;.;:~ .. -',j·,: ·_-: .. ~:·:~, ,,~: :'' .. --,_.. ·i'-.. _ ~;:·~'..'i~"~;'.:.·'>:,· ·:. : :_;--_ Spraying/weed control 1.5 0.5 0. 75 Equipment safety inspections O O 0.00 Equipment repair 0 0 0.00 Turf aerification of parks O O 0.00 Turf fertilization of parks 0.25 0.08 0.02 -Sub-total 0.77 TOTAL ANNUAL HOURS-March -October TOTAL ANNUAL HOURS-November -February TOTAL HOURS-Non-Routine Activities TOTAL ANNUAL PARK MAINTENANCE HOURS 77 25 9 Item 8.c. - Page 19 PARK/ LANDSCAPE AREA: JSPECIAL EVENTS I ONE-TIME ACTIVITIES ,< " ·· .. ff?f; B.~-~~~~R:~~;!~1~~~!~~~;, it#~~~~~~~,·'., ."VOTA!:; PREP~ -~ -' " :hO.~~-§~~qj~·.:':-->.--,_ ,_ -. WORK ACTIV_11)'· ---0-CCURREN'GE>-~~~~' EVENT-·_--:'_:-:-__ - ~ -~ A(·-.. ~~"' ,,...,,, ... ..,., ~"~~~--' -> -;":,., ,_,, ' - Easter Egg hunt 10 3 30 Halloween Carnival 34.5 2 69 Christmas Decorations 31 4 124 Strawberry banners 8 1 8 Summer banners 8 1 8 Harvest Festival 8 2 16 Harvest Festival banners .12 1 12 Fall banners 12 1 12 Turkey trot 6 2 12 AG in Bloom 40 2 80 Amgen 4 3 12 AGHS Senior work day 4 3 12 Mormon work day 8 2 16 Arbor day 4 1 4 Special Projects non reoccuring 152 2 304 Annual irrigation survey 8 2 16 Irrigation alarms/repairs · 2 1 2 Mower maintenance/repair 4 1 4 TOTAL ANNUAL PARK MAINTENANCE HOURS 741 Item 8.c. - Page 20 PARK/ LANDSCAPE AREA: l._T_R_EE_M_A_IN_T_EN_A_N_C_E _______ __ Tree pruning 16 1.51 24.16 1 Tree watering 8 4.3 34.40 3 Pesticide Use Reports 6 0.08 0.48 Tree Evaluations 0.5 8.6 4.30 Saw maintenance 2 4.3 8.60 Pesticide application 8 8.6 68.80 4.2 Sub-total 143.49 -b~· , . • __ -· ." . ~ -. • __ .;-·:~ ... :-::~ :-~\ ~;--,;~;ij·~;~~~~:~~~:g·~t~1~~?~~it~tf.~i;~t,~;~}f~;:?s~r.f~~ ~9~I~~~z~ ~}~0~~ ~~~ .;·. · ~-l;_ ;. ~ - WORK-ACTIVIT'l · .> --., :· .. :, :·o-HRS:;I?,ERt'li'~~;:~fi)~~l:MONIT":fll2¥~ ''.-f:~~-MPNJ::Elt¥.S~~ ~ .. ·. .-,. ·. <~<>:v~ri,_.,,~~-_. F~-b-~·~tiri> \.,:.-::-ii :Qqc0~RR~~§~,~~ Er£f-Q1lfgN;&.:t~;;-·HR~'.·.:::::-,:-·:_~;:;~;>:· . --"~ -:. ( Travel time 0.16 17.2 2.75 Tree pruning Tree watering Pesticide Use Reports Tree Evaluations Saw maintenance Pesticide application Sub-total Memorial Tree planting requests Tree City USA Tree Planting Tree Guild Sub-total 16 0 6 0.5 2 8 8 24 2.5 1.5 TOTAL ANNUAL HOURS: March -October TOTAL ANNUAL HOURS: November -February TOTAL HOURS-Non-Routine Activities TOTAL ANNUAL PARK MAINTENANCE HOURS 1.51 0 0.08 8.6 4.3 8.6 1 0.08 1.5 1 24.16 0.00 0.48 4.30 8.60 68.80 109.09 8.00 1.92 3.75 1.50 15.17 1148 436 182 13301 1 4.3 Item 8.c. - Page 21 PARK/ LANDSCAPE AREA: IELM STREET PARK WORKACTIVl_TY---~; \-.~~s~}~i~j:21t~~f:':iji~rEt%-,-~_'_<--ii11~~~t:.<, ~:~~g~~~cv° (March -October) --__ .: QGCJ~R-RsNGJi;~~;'. .P-R.J;Ql:J,l;NGY-·:, H_RS: --~ -.-·: _. _ · ·.--FRE_QUENCY Travel time 0.25 8.6 2.15 Walk mowing 1 4.3 4.30 3 Weed eating 0.25 Tree pruning I watering 2 Trash litter 1 Restroom cleaning 0.5 Planter maintenance 0.125 Irrigation maintenance 1 Vandalism/Graffitti 2 Playground maintenance 1 0.16 0.16 BBQ area cleaning 0. 75 4.3 3.23 Sub-total 82.05 Travel time 0.25 6.3 1.58 Walk mowing 1 4.3 4.30 3 Riding mowing 9.75 Edging 0.5 Weed eating 0.25 Tree pruning I watering 1 T~ash litter 1 Restroom cleaning 0.5 Planter maintenance 0.125 Vandalism/Graffitti 2 Irrigation maintenance 0.5 Playground maintenance 1 BBQ area cleaning 0.5 Sub-total N_O~~ROUT,NE--ACtlJll;'flES0 :~~:_ :~ --. . :;;J,: -· ~'T~l~~~)J! f-:--:::,_ .~:;-, .--~:. ::.;~ -- Spraying/weed control 1 Equipment safety inspections 0.5 Equipment repair 1 Turf aerification of parks 6 Turf fertilization of parks 0.75 Playground surface cleaning 1 Sub-total TOTAL ANNUAL HOURS-March -October TOTAL ANNUAL HOURS-November -February TOTAL HOURS-Non-Routine Activities 2 2 1 0.16 2 30 1 4.3 1 0.16 4.3 ~t ~~~fgi~~<2'·1~~~.;~~-;~~~:~~-~~~:· Ii~. 0.5 0.08 4.3 0.08 0.16 1 TOTAL ANNUAL PARK MAINTENANCE HOURS 19.50 1.00 0.25 0.16 2.00 15.00 0.13 8.60 0.50 0.16 2.15 55.32 .C, ~:r·:,,::;_~x::~~?:'-:~~ i' : 0.50 0.04 4.30 0.48 0.12 1.00 6.44 656 221 77 9551 ":' '·--~ ---- Item 8.c. - Page 22 PARK/ LANDSCAPE AREA: lcoNTRACTOR OVERSIGHT Contract Parks 3.5 4.3 180.6 TOTAL ANNUAL PARK MAINTENANCE HOURS 310 Item 8.c. - Page 23 PARK/ LANDSCAPE AREA: loPEN SPACE AND TRAILS WORK AQTIVifY', ~-: ; --.~,: ~~:~~-~~ :4~~::.~~1;,~~~}~~ M~~&8t~::/·~.:\~: -~&&\~:k);\:(,'~ '.~:~~g~f ~c:: - (March·-October) _·" .: .:,·~, OGPJJRJ~E-~-~-~~-~;I:o;J~R!Z,QUENC;'t': 0 '-:-HRS: ... ,.' .: __ -, FREQUENCY Travel time 0.25 8.6 2.15 4.3 Riding mowing 2.5 0.08 Weed eating 2 0.16 Tree pruning I watering 2 0.08 Trash litter 2 4.3 Planter maintenance 0 0 Irrigation maintenance 0 0 Trail maintenance 6 0.3 Sub-total Riding mowing 2.5 0.5 Weed eating 0.25 1 Tree pruning I watering 1 1 Trash litter 2 4.3 Planter maintenance 0 0 Trail maintenance 6 0.03 Irrigation maintenance 0 0 Sub-total Spraying/weed control 3 0.5 Equipment safety inspections 1 1 Homeless camp removal Equipment repair Contractor Oversight Sub-total TOTAL ANNUAL HOURS-March -October TOTAL ANNUAL HOURS-November -February TOTAL HOURS-Non-Routine Activities 4 3 0 TOTAL ANNUAL PARK MAINTENANCE HOURS 0.5 1 0 0.20 0.32 0.16 8.60 0.00 0.00 1.80 13.23 1.25 0.25 1.00 8.60 0.00 0.18 0.00 12.86 1.50 1.00 2.00 3.00 0.00 7.50 106 51 90 2471 ',· . Item 8.c. - Page 24 PARK/ LANDSCAPE AREA: lALL PARK AND LANDSCAPE AREAS WORK ACT{VITY ·. , :-: : ::,~ ,'.''',::::~.~-·;,<:;,,:~, :~~~~~6_~~~)?~1t~.:';,~;!tlf-~~~7i:_{~~ ;n~::rr*4,~QtJR~_PER:YEAR: Kingo Park Rancho Grande Park Strother Park Heritage Square Park Olohan Alley/ Kiwanis Park Hoosegow Park - LePoint Parking lot/ Chambers lawn East Grand Landscaping Women's Center Special events & One-time Maintenance Activities Tree Maintenance Elm Street Park Contractor Oversight Open Space TOTAL ANNUAL PARK MAINTENANCE HOURS CURRENT STAFF-HOURS BUDGETED STAFF-HOUR DEFICIT* *-Based on currently budgeted staffing levels and estimated staff-hours to maintain all parks and landscape areas at miminum standards. Note: Calculations do not include landscape areas currently maintainted by landscape maintenance contractors 141 441 441 147 299 35 92 214 112 741 1330 955 310 247 55041 4495l Item 8.c. - Page 25 I CURRENT STAFFING LEVELS Curtis Johnson Leadworker 37.5 63 112 150 1625 PeteMcClure MWlll 37.5 94 112 150 1594 Temp Worker MW Part time 25.75 63 0 0 1276 0 0 Pete McClure 20 5 39 24 6 94 Curtis Johnson 0 0 39 24 0 63 PTMW 39 24 63 TOTAL AVAILABLE MAN HOURS PER YEAR 44951 Item 8.c. - Page 26 --- ATTACHMENT 2 CITY PARKS LIST Elm Street Park (1221 Ash Street)-Established in 1968 Elm Street Park is a 5-acre park. Amenities include 1 large BBQ area, 2 individual satellite BBQ areas, drinking fountains, 2 playgrounds, 3 picnic areas, parking lot, large turf area (4.29 acres), trash cans, 3 restrooms, multipurpose building, a dog park, and the Recreation Department offices. Strother Park (1150 Huasna Road) -Established in 1979 Strother Park is an 8.14 acre park. Amenities include 1 restroom facility, playground, large BBQ area with 3 BBQ pits, 4 individual satellite BBQ sites, day- use basketball court, 2 horseshoe pits, volleyball poles, softball backstop, reserve campground (group area) parking lot, creek access, turf area (3.5 acres) and landscaping. Rancho Grande Park (500 James Way) -Established in 2003 Rancho Grande Park is an 8 acre park. Amenities include 1 large BBQ area, 2 small BBQ areas, 2 BBQ pits, 2 playgrounds, 1 restroom facility, volleyball courts, basketball court, parking lot, turf area (6.4 acres), trees, landscaping, lights, horseshoe pits, fences on both sides of street. Terra de Oro Park (311 Oro Drive) -Established in 1986 Terra de Oro Park is a 3.94 acre park. Amenities include a playground, volleyball court, turf area (.17 acres), and trees. Kiwanis Park and Creekside Path (100 Olohan Alley) -Established in 1981 Kiwanis Park and Creekside Path is a 3.30 acre park. Amenities include 8 picnic tables, 4 benches, 3 BBQ's, turf area (.06 acres), landscaping, creek access, parking lot, and trash cans. Heritage Square Park (205 Nelson Street) -Established in 1992 Heritage Square Park is a 2.12 acre park. Amenities include 2 picnic tables, 2 BBQ's, South County Historical Society Museum, Rotary Bandstand, turf area (.37 acres), trash cans, shrubs, walking path and overlook. Tiger Tail Park (800 Bambi Court) -Established in 1975 Tiger Tail Park is a 1.22 acre park. Amenities include a turf area (1.22acres), 2 benches, planters, and a greenbelt area. Virginia Park (next to 629 Woodland Drive) -Established in 1983 Virginia Park is a .58 acre park consisting of trees, trash can, and turf area of .58 acres. Health Fitness Park (834 Fair Oaks Avenue) -Established in 1990 This park, located behind the Arroyo Grande Community Hospital, consists of exercise equipment, walking path, creek access, and trash cans. Item 8.c. - Page 27 Hart Collett Firefighters Memorial Park (201 Traffic Way) -Established in 1966 This is a .36 acre park with 3 planters, a drinking fountain, 2 picnic tables and a trash can. Hoosegow Park (150 Le Point Street) -Established in 1966 This is a .31 acre park consisting of a turf area of .10 acres, 2 benches, drinking fountain, landscaping, and the old jail (historic building). Kingo Park (1501 Huckleberry Avenue) -Established in 2001 This is a 1-acre park with a playground, drinking fountain, 2 BBQ pits and tables, trash cans, and a turf area of .8 acres. Village Gazebo (Short Street) -Established in 1970 This is a .25 acre park. Amenities include a turf· area of .16 acres, parking lot, restrooms, 2 picnic tables, drinking fountain, the Swinging Bridge, planters, a gazebo and trash cans. Parkside Park (401 N. Bakeman Lane) -Established in 2007 This is a .14 acre park consisting of 2 picnic tables, 1/2-court basketball, small playground, planters and trash cans. Dower Way Side Park (next to 540 Traffic Way) -Established in 1967 This is a .10 acre park consisting of 2 picnic tables, drinking fountain, planter, sign, and trash cans. Item 8.c. - Page 28