TO:
Honorable Mayor and Members of the City Council
THROUGH:
Talyn Mirzakhanian, City Manager
FROM:
Mark Leyman, Parks and Recreation Director
Gilbert Gamboa, Acting City Engineer
Melissa McCollum, Senior Recreation Manager
Linda Robb, Senior Management Analyst
SUBJECT:Title
Approve Demolition of the Existing Pay N Play Building and Installation of Natural Turf at Marine Avenue Park (Budgeted) (Parks and Recreation Director Leyman).
(Estimated Time: 30 Mins.)
APPROVE
Body
_________________________________________________________
RECOMMENDATION:
Staff recommends that the City Council approve the demolition of the existing Pay N Play building and the installation of natural turf at Marine Avenue Park as recommended by the Parks and Recreation Commission.
FISCAL IMPLICATIONS:
Sufficient funds of $142,000 are currently available for the demolition of the Pay N Play building and installation of natural turf at Marine Avenue Park. The total Marine Avenue Park Pay N Play project budget consists of $50,000 within the CIP Fund and $400,000 within the Grants Fund. The expenditures totaling $142,000 for demolition and installation of turf will be expended from the Grants Fund and subsequently fully offset by a reimbursement from the Los Angeles County Regional Parks and Open Spaces District (RPOSD) Measure A grant program. A Project Budget and Expenditures Summary is attached.
BACKGROUND:
Repurposing the Pay N Play facility is on the City Council Work Plan for Fiscal Year 2025-2026 and is identified in the Parks Master Plan as a mid-range project in the Increase and Optimize Access to Open Space category.
The 35-year Pay N Play racquetball facility lease expired on December 31, 2021, and control of the building transitioned back to the City in September 2022. Minimal investments were made to maintain the building during the 35-year lease. The building was locked in September 2022 while a facility assessment was completed by the Public Works Department to determine necessary repairs and upgrades to make the facility safe and functional.
During the assessment, the Public Works team identified significant deficiencies with the approximately 4,000 square-foot concrete building, including lack of an HVAC system, poor lighting, and damaged floors, doors, windows, railings, and roof. They also noted the challenges of repurposing the building for other uses due to several concrete interior walls serving a load-bearing function in addition to dividing the space.
The Parks and Recreation Commission considered many alternate uses for the existing facility after it reverted to the City, including indoor golf, batting cages, sports classes, pickleball, wallyball, racquetball, etc. However, due to the poor condition of the building, cost prohibitive repairs, and community input, the Commission ultimately recommended demolition of the current building in order to repurpose the land for recreation activities with broad community appeal at their meeting on April 28, 2025.
A community meeting was held at the Pay N Play site on December 7, 2024. Fifteen people attended with the majority of attendees indicating a preference for the installation of an outdoor futsal court after demolition of the building due to high community demand for additional space for soccer games, practices, and classes. Recreational futsal is a fast-paced version of soccer on a court smaller than a soccer field. With fewer players competing at any one time, it is also considered a development tool for traditional soccer.
Other suggestions for the space received at the community meeting included a facility to teach volleyball, a multipurpose space suitable for a variety of fitness activities, a covered area to provide shade and be available in inclement weather, and open space.
An online survey to solicit additional community input was conducted from November 7, 2024 to December 31, 2024 with 909 responses. 76% of survey respondents supported the installation of a futsal court (689 votes) and 18% supported the installation of a pickleball court (165 votes). Votes for a playing field, basketball court, open space, expanded dog run, and other amenities also were received.
Repurposing the Pay N Play was discussed as part of the City Council’s Work Plan discussion on February 25, 2025. It was suggested by City Council to postpone a repurposing decision until after the Manhattan Beach Library Community Needs Assessment is completed by LA County Library in case Marine Avenue Park is recommended as a location for a new facility. LA County Library plans to complete the Manhattan Beach Library Community Needs Assessment by the end of 2025.
During discussion of the updated Parks Master Plan at the City Council Meeting on June 17, 2025, Council asked staff about the timing of the project. Staff shared that they would return to City Council with an interim option for repurposing the land currently occupied by the Pay N Play facility in the event that earlier action is desired.
DISCUSSION:
The Pay N Play building has been in aesthetic and physical despair and unusable for three years. As an interim measure, the Parks and Recreation Commission recommends removing the existing building and installing natural grass in its place. Most of the work, including building demolition, concrete sidewalk removal, and debris haul would be necessary regardless of how the land is repurposed in the future. The cost estimate for demolition, design, administration, and contingency is $137,000. The cost estimate for installation of irrigation and turf after building removal is $5,000.
Staff also recommends installation of a fence to close off the existing dog run after demolition of the building. The Public Works Department is able to complete this task in-house.
Immediate community benefits from the proposed project include enhanced visual appeal of the park, expanded open space, and the addition of another versatile area for recreation. This strategy maintains flexibility for considering alternate uses in the future and ensures activation of the space, while additional outreach is conducted, conceptual plans are developed, and construction documents are produced if another use is selected.
If approved, staff projects that the project will be completed during Fiscal Year 2025-2026.
PUBLIC OUTREACH:
The Pay N Play repurposing project has been discussed regularly at Parks and Recreation Commission meetings since February 2021. Additional input was gathered at an on-site community meeting on December 7, 2024 and via a 2024 online survey with over 900 responses. The Parks and Recreation Commission recommended demolition of the existing building on April 28, 2025.
ENVIRONMENTAL REVIEW:
The City has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the project qualifies for a Class 1 categorical exemption, Existing Facilities as defined in section 15301 of the CEQA Guidelines, as it consists of the demolition of an accessory structure within Marine Avenue Park, and replacement of said structure with turf grass. The area of work will continue to serve as a recreational facility with no expansion of the existing use.
LEGAL REVIEW:
The City Attorney has reviewed this report and determined that no additional legal analysis is necessary.
ATTACHMENTS:
1. Pay N Play Site Aerial View
2. Pay N Play Survey Results
3. Cost Estimate
4. Budget & Expenditure Summary
5. PowerPoint Presentation