Agenda Item Wording:
title
Valley Strong Stadium Clubhouse - Accept the Construction Proposal for Phase 2, Task 2 - Clubhouse & Related Site Work by the Design-Builder, 4CGlobal, Inc. dba 4Creeks Build for a lump sum amount of $3,222,783.52, appropriate $1,335,324 from the Baseball Fund and transfer funds in the amount of $298,700 from existing projects.
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Prepared by:
Rebecca Keenan, Senior Civil Engineer, 713-4541; Rebecca.Keenan@visalia.city
Christopher Crawford, City Engineer, 713-4331; Chris.Crawford@visalia.city
Jason Huckleberry, Eng & Bldg. Director, 713-4495; Jason.Huckleberry@visalia.city
Department Recommendation:
Staff recommends that the City Council accept the Construction Proposal for Phase 2, Task 2 - Clubhouse & Related Site Work by the Design-Builder, 4CGlobal, Inc. dba 4Creeks Build for a lump sum amount of $3,222,783.52, appropriate $1,335,324 from the Baseball Fund and transfer funds in the amount of $298,700 from existing projects as outlined in the report.
Summary:
This project will expand and retrofit the existing clubhouse at the Valley Strong Stadium (Recreation Park Baseball Stadium) to comply with Minor/Major League Baseball (MiLB/MLB) requirements. The proposed improvements will expand the existing 6,130 square foot (SF) clubhouse to approximately 7,530 SF, demolish the existing 1,920 SF batting cage/pitching tunnel, and replace it with a 5,804 SF pitching facility. The new batting cage/pitching facility will include a 4,200 SF tunnel, with the remaining space allocated for a weight room, equipment storage room, and team storage room (MLB club).
At this time, as per their design-build agreement, 4Creeks has prepared a lump sum cost proposal of $3,222,783.52, for Phase 2, Task 2 - Clubhouse & Related Site Work. This is the last remaining phase of the current Valley Strong Stadium project. The project is further described below.
Background Discussion:
In 2021, Ewing Cole prepared an audit report of the ballpark which graded the facilities, including the clubhouse, to determine if they are in compliance with MiLB/MLB requirements. Several features around the park received grades less than the standard cutoff, including the clubhouse. In order to achieve compliance, this project will construct a 1,400 square foot (SF) addition to the existing 6,130 square foot (SF) clubhouse and remodel the existing space, for a total clubhouse area of 7,530 SF. The improvements will provide home and visiting facilities in accordance with MiLB/MLB standards, and will include the following features:
Task 2 - Clubhouse & Related Site Work Components:
• Demolition, clearing, and grubbing of existing batting cage location and impacted facilities, such as the existing hardscape and steel picket fencing, as needed.
• Demolition of surrounding hardscape as needed to provide accessibility around the outside of the clubhouse.
• Trenching and patch back for electrical feeds, remove existing lighting & footings as needed.
• New curb, gutter, sidewalk and pavement modifications related to ADA accessibility.
• Storm drain improvements related to the clubhouse expansion.
• New trash enclosure, gates, and fencing, as needed.
• New electrical lines and system.
• New bus drop off/pick up location, including new striping and detectable warning surface.
• New home dining space, visitor dining, and club house office.
• Existing facility will be altered to provide additional restrooms, visiting coaches’ lockers, manager’s office, lockers, and training rooms.
• Landscaping
• Minor parking lot signage & striping
The project will also include all required site improvements in the vicinity of the clubhouse, including ADA upgrades, electrical and plumbing upgrades, fire department upgrades, and solid waste improvements.
At the March 3, 2025, City Council meeting, City Council accepted the Phase 2, Task 1 proposed cost for the batting cage for the lump sum amount of $1,867,198.84. In addition, staff updated the overall project budget to include a possible cost increase of $250,000 related to the site electrical system. Since the clubhouse was still under design at that time, the team was hopeful that other options could be developed to minimize the electrical cost increases. Unfortunately, the overall electrical design for the project is now complete, and the existing electrical infrastructure will have to be upgraded from the existing distribution panel near the main switchboard at Giddings street. This will require installation of a significant amount of conduit, and installation of several new panels to serve both the clubhouse and the new batting cage. The current proposed construction cost includes these electrical improvements
4CG solicited construction bids for Phase 2, Task 2 - Clubhouse & Related Site Work between May 6 - June 3, 2025. However, the bids came in at $4,100,000, which was 44% higher than the preliminary engineer’s estimate of $2,847,216.18 reported to Council at the March 3, 2025, meeting for this phase. Subsequently, 4CG met with city staff and First Pitch Entertainment (FPE) to develop several value engineering (VE) revisions that could lead to cost savings. The main value engineering revisions included a reconfiguration of the site layout to minimize impacts to the existing pavement and concrete flatwork; selection of more economical interior tile surfaces; and an option for the contractor to use either steel or wood structural metal studs. These, and other minor VE revisions were incorporated into a new bid package, and Phase 2, Task 2 was re-issued for bids on June 25th, 2025. A new bid in the amount of $3,222,783.52 was presented to City staff and FPE on July 28, 2025. Through much effort and hard work, 4CG was able to bring the price down by $877,216.48, a decrease of 21% from the previous bid. This was achieved through a combination of the VE scope changes and through engaging many more qualified bidders that were more competitive. The new bid number is now only 13% higher than the preliminary engineer’s estimate from the March 3, 2025, Council meeting. 4CG, City staff, and FPE have reviewed the new bid package, and mutually agree that there are no other recommended value engineering opportunities to reduce the cost. Further revisions would result in a decreased building size, which could compromise compliance with MiLB/MLB requirements; or result in sub-par finishes that could result in future maintenance issues.
There are additional FPE requested items that will be needed for a compliant facility, which are not included in the 4CG bid as submitted. There will be a need to include appropriate furniture, fixtures, and equipment (FF&E) for the clubhouse, including lockers, washer and dryers, and other items as specified in the attached document), and in addition, some miscellaneous features at the batting cage including cage netting, 2 turf mounds, and turf. Staff has included an estimated cost for the FF&Es in the updated budget shown below and proposes processing the netting, mounds, and turf from the construction contingency line item shown in the table below. At this time, staff and FPE are still working through the actual breakdown of the financial, maintenance, and replacement responsibilities for the FFE items, but the amount is not expected to be greater than the amount shown in Table 1 below. The City and FPE have mutually agreed to set a 30-day deadline for this FFE agreement to be completed and further agree that no FFE items will be included or be ordered if it has not been been finalized in 30 days, including a plan for any budget overages to be paid prior to building occupation.
TABLE 1
Clubhouse & Batting Cage Project Summary - CP0758
|
Current Project Budget - CP0758 |
$4,342,028 |
|
Design |
Cost |
|
Design Builder (including topographic survey) |
$431,500 |
|
Long Lead Batting Cage Design |
$35,000 |
|
Design Subtotal: |
$466,500 |
|
Construction |
|
|
Task 1 - Batting Cage (previously awarded) |
$1,867,198.84 |
|
Task 2 - Clubhouse (this award) |
$3,222,783.52 |
|
Furniture, Fixtures, & Equipment (FF&E) est. |
130,000 |
|
Construction Contingency (4.5%) |
$235,700 |
|
Construction Subtotal: |
$5,455,682.36 |
|
Construction Support |
|
|
Materials Testing, Special Inspections |
$53,870 |
|
Construction Support Subtotal |
$53,870 |
|
Grand Total Clubhouse & Batting Cage |
$5,976,052 |
|
Current Amount Budgeted |
$4,342,028 |
|
Potential Deficit |
-$1,634,024 |
Fiscal Impact:
Although this project shows a deficit, this is one of three projects covered under the agreement that was executed in 2024 between the City of Visalia and First Pitch Entertainment, LLC. That agreement covered projects related to upgrading the sports lighting to LED (recently completed); the Outfield Wall/Padding/Batter’s Eye (construction awarded at the May 5, 2025, Council meeting); and the Clubhouse/Batting Cage (this project). An overall budget update of these three projects is shown below in Table 2.
TABLE 2
Valley Strong Ballpark 3-Project Cost Summary
|
CP0642 - Lighting Final Cost Budget |
$964,000 |
|
"MiLB Lighting Upgrades LED upgrade 8 poles + Accent Lighting 4 poles FINAL COST" |
$845,118.82 |
|
Lighting Total: |
$845,200 |
|
CP0642 Balance |
$118,800 |
|
|
|
|
CP0641 - Outfield Fence & Batter’s Eye Estimate Budget |
$1,355,600 |
|
Bid Award Amount |
$915,000 |
|
Change Order No. 1 |
-$31,500 |
|
Construction Contingency (10%) |
$88,400 |
|
Support Costs |
$203,800 |
|
Outfield Fence & Batter’s Eye Total: |
$1,175,700 |
|
CP0641 Balance |
$179,900 |
|
|
|
|
CP0758 - Clubhouse & Batting Cage Estimate Budget |
$4,342,028 |
|
Construction Cost |
$5,089,982.36 |
|
FF&Es |
$130,000 |
|
Construction Contingency (4.5%) |
$235,700 |
|
Support Costs |
$520,370 |
|
Clubhouse & Batting Cage Total: |
$5,976,052 |
|
CP0758 Balance |
-$1,634,024 |
|
Transfer from CP0642 & CP0641 to CP0758 |
$298,700 |
|
Additional Appropriation to CP0758 |
$1,335,324 |
|
CP0758 New Budget |
$5,976,052 |
|
Estimated Budget Total 3 Projects |
$7,996,952 |
|
COV - FPE Contract Budget |
$7,656,698 |
|
Balance |
-$340,254 |
|
City Share |
$170,127 |
|
FPE Share |
$170,127 |
In an effort to control costs, this updated budget includes a moderate, non-standard construction contingency for the clubhouse & batting cage project (CP0758) of $235,700, which is 4.5% of the total construction bid, instead of the standard 10%. This contingency amount is the amount included in the March 3, 2025, Council staff report, and City staff, FPE, and 4CG have agreed to work together to adhere to it. Should extraordinary unforeseen conditions be encountered, staff will return to Council to request any additional appropriations.
Authorization of the actions recommended in this staff report will require an additional appropriation of $1,335,324 from the baseball fund. However, it should be noted that of this amount, $995,070 was never appropriated from the agreement with First Pitch Entertainment for the MLB ballpark updates. In addition, there were some savings from the other two projects that were included in the agreement (Lighting and Outfield Fence/Batter’s Eye) that will be transferred to this project in the amount of $298,700 as shown in Table 3 below.
TABLE 3
|
COV/FPE Contract Amount |
$ 7,656,698 |
|
|
|
|
|
|
|
|
Projects |
Current Budget |
Budget transfer |
Proposed Budget |
|
* Lighting Project (CP0642) |
964,000 |
(118,800) |
845,200 |
|
* Outfield fence & Batters Eye (CP0641) |
1,355,600 |
(179,900) |
1,175,700 |
|
* Clubhouse & Batting Cage (CP0757) |
4,342,028 |
298,700 |
4,640,728 |
|
Total Budget |
$ 6,661,628 |
$ - |
$6,661,628 |
|
|
|
|
|
|
Remaining in Contract to be Appropriated |
|
|
$995,070 |
|
Total Appropriation Per Contract |
|
|
$7,656,698 |
|
|
|
|
|
|
Additional Project Funding Required* |
|
|
$340,254 |
|
|
|
|
|
|
*Note: Per Agreement with FPE, any increase up to $2 million will be split 50/50. FPE share will be reimbursed to the City. |
The overall budget reflects the most recent costs received by the Outfield Fence & Batter’s Eye contractor, Forcum Mackey; and the costs received from the Clubhouse & Batting Cage Design-Builder, 4CGlobal. And, although the outfield fence construction cost came in lower than the engineer’s estimate, the cost for the clubhouse has increased by $375,567.34 over the amount reported at the March 3, 2025, City Council meeting. This increase is attributable to ongoing industry-wide rising construction costs related to materials and labor; and to the previously reported unforeseen electrical upgrades. Overall, the costs result in a potential deficit of -$340,254, which would be split, 50% - City and 50% - First Pitch Entertainment, or $170,127 each.
It should be noted that despite these increases, the total cost for the two projects will not be known until construction is complete. As can be seen in Table 2, both project budgets include contingencies to be used if any unforeseen conditions are encountered. So far, there has been one change order issued in the amount of $23,198.51, related to Task 1, batting cage. This change order, which is less than 0.5% of the construction cost, was needed to relocate an unforeseen domestic water line that was encountered under the batting cage building footprint. In addition, staff estimates that a 2nd change order will be needed for the batting cage netting, 2 turf mounds, and turf. These items were not included in the original batting cage bid and staff estimates that cost will be approximately $56,000 to add those in as an Owner requested change. With these two change orders, the contingency balance is estimated at $156,501.49 from what is shown in the tables above. Staff will continue to work with the Design-Builder to minimize construction change orders and reduce impacts to the available contingency as feasible. At the end of the project, any remaining contingency amount will be applied to the estimated deficit identified in this report.
Going forward, the Design-Builder will start the ordering of materials and making preparations to start the clubhouse construction by September 2, 2025, which is when the Rawhide Team will be done using the facility.
Prior Council Action:
May 5, 2025: The City Council authorized the City Manager to sign a construction contract with Forcum/Mackey Construction Inc., in the amount of $915,000 for the Valley Strong Ballpark Outfield Fence & Batter’s Eye Replacement Project.
March 3, 2025: The City Council accepted the construction proposal for Phase 2, Task 1 - Batting Cage & related site work by the Design-Builder, 4CGlobal, Inc. Build for a lump sum amount of $1,867,198.84.
February 3, 2025: The City Council authorized the City Manager to execute an emergency Progressive Design-Build agreement with 4CGlobal, Inc. dba 4Creeks Build, Inc. for an amount to be determined; and to authorize the City Manager to award the construction management services to Vanir Construction Management, Inc. in the amount of $221,150.
October 7, 2024: The City Council authorized the City Manager to execute a professional services agreement with 4Creeks, Inc., as a sole-source provider, for the design of the expansion and remodel of the clubhouse at the Valley Strong Stadium, in the amount of $420,000; to procure limited construction materials through 4Creeks during the design phase in an amount up to $1,100,000; and to appropriate $4,342,028 from the baseball fund.
Other: None
Alternatives: None recommended
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to accept the construction proposal for Phase 2, Task 2 - Clubhouse & Related Site Work by the Design-Builder, 4CGlobal, Inc. dba 4Creeks Build for a lump sum amount of $3,222,783.52, appropriate $1,335,324 from the Baseball Fund and transfer funds in the amount of $298,700 from existing projects.
end
CEQA Review: Environmental Document No. 2024-18, Notice of Exemption was filed at the Tulare County Assessor/Cleark-Recorder’s Office on May 9, 2024.
Attachments:
1. Location Map
2. 4CGlobal, Inc. dba 4Creeks Build Ownership Disclosure
3. Phase 2, Task 2 - Clubhouse & Related Site Work Proposal
4. Agreed upon FF&E Matrix