HomeMy WebLinkAboutCD 2019-0011; CARLSBAD FLORAL TRADE CENTER; Consistency Determination (CD)CITY OF CARLSBAD APPLICATION FORM FOR CONSISTENCY DETERMINATION APPLICATION
CITY USE ONLY Development Number: Qe u l'2.0 3
Original Project Number: C.\J f> 11.. .. \ u Consistency Determina-t-io_.n .... N-um-b-er_:_C_0~U-l ~--."""o"""o_,,.,.,..l--
PROJECT NAME: CARLSBAD FLORAL TRADE CENTER & MARKETPLACE (CUP12-10/CDP12-19/MS12-03)
Assessor's Parcel Number(s) and 211-023-11-00
Address: SOUTHEAST CORNER OF CANNON ROAD AND CAR COUNTRY DRIVE
Description of proposal (add attachment if necessary): SUBMITTAL OF CONSISTENCY DETERMINATION FOR
PLAN REVISIONS AND·PHASING OF PREVIOUSLY APPROVED CUP/CDP/MS. SEE ATTACHED PROJECT DESCRIPTION.
Would you like to orally present your proposal to your assigned staff planner/engineer? Yes D
□
Please list the staff members you have previously spoken to regarding this project. If none, please so state.
DON NEU, ESTEBAN DANA, DAVE DECORDOVA, KYRENNE CHUA, KASIA TROJANOWSKA
OWNER NAME (Print): CB RANCH ENTERPRISES
MAILING ADDRESS: 7220 AVENIDA ENCINAS, SUITE 204
CITY, STATE, ZIP: CARLSBAD, CA 92011
TELEPHONE: {760) 431-5600
EMAIL ADDRESS: ccc@carltas.com
*Owner's signature indicates pennission to conduct a preliminary
review for a development proposal.
IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE
NECESSARY FOR MEMBERS OF CITY STAFF TO INSPECT AND
ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS
APPLICATION. I/WE CONSENT TO ENTRY FOR THIS PURPOSE. I
CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE
~ATION IS T E AND CORRECT TO THE BEST OF MY
_I . . ~/1 /1~ /
~ {
APPLICANT'S REPRESENTATIVE (Print): N/A
MAILING ADDRESS:
CITY, STATE, ZIP:
TELEPHONE:
EMAIL ADDRESS:
APPLICANT NAME (Print): CHRISTOPHER C. CALKINS
MAILING ADDRESS: 7220 AVENIDA ENCINAS, SUITE 204
CITY, STATE, ZIP: CARLSBAD, CA 92011
TELEPHONE: (760) 431-5600
EMAIL ADDRESS: ccc@carltas.com
I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE
OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE
AND CORRECT TO THE BEST OF MY KNOWLEDGE.
{/
I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE APPLICANT AND THAT ALL THE ABOVE INFORMATION IS TRUE AND
CORRECT TO THE BEST OF MY KNOWLEDGE.
SIGNATURE DATE
FEE REQUIRED/DATE FEE PAID: 77'1
RECEIVED BY:
P-16 Page 2 of 2 Revised 02/28/18
Mr. Don Neu
City Planner
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
Subject: Consistency Determination
Carlsbad Floral Trade Center & Marketplace
Dear Mr. Neu:
May 13, 2019
As part of our application for Consistency Determination, we request that the following
conditions to the project reflect the proposed new phasing which will have no buildings or use in
Phase 1 other than a seasonal parking area supporting current operations:
1. No Final Map will be recorded or building construction incident to Phase 1. The
following conditions related to recordation and building to be deferred to Phase 2: 6-9,
11, 12, 14, 15, 29, 30, 38, 43, 46, 50-54 .
• Conditions applied consistent with Phase 1 work to be: 16, 17, 18, 21, 23, 40, 41, 42 and
45.
l. All other conditions applicable to all phases, including Phase 1, to be: 1-5, 10, 13, 19, 20,
22,24-28,31,32-37,39,44,47-49,55-60.
Christopher C. Calkins
President CB Ranch Enterprises
Cc: R.W.Apel
7220 A VENIDA ENCINAS SUITE 204 • CARLSBAD, CA 92011
TELEPHONE (760) 930-9123 FAX (760) 431-9020 WWW.THEFLOWERFIELDS.COM
• f .. : ~~~, ' .. ~' \r-··-., 4 . ''\ -'-.. . ~ ~-~ _ _)
Carlsbad Floral Trade Center and Marketplace
M.4Y ~: 2019
Consistency Determination
Trail Protocol
The purpose of this memorandum is to outline a proposed protocol for creation and management of
trails affecting Lot 3 incident to the phasing of the proposed Carlsbad Floral Trade Center and
Marketplace. The plan contemplates that 2 trails will be ultimately be provided: Trail A along the eastern
boundary of Lot 3, and Trail B, a link to Car Country Drive from Trail A.
The proposed trails are intended to function in a manner consistent with the ongoing commercial
farming on Lot 3. Accordingly, management of their installation, maintenance and operation must
reflect the competing requirements for farm operation and security, public safety, and public access.
The trails will utilize existing farm roads generally on native soils, and will be susceptible to wear and
impact from both farm operations and environmental conditions (including rain, dust, erosion, and
vehicular tracking). Trails will be closed by the farm operator during farm operations that may create
conflict with the public use and safety.
Trails will only be open during daylight hours, and leashed dogs only allowed.
Location and condition of the trails will change as the development of Lot 3 proceeds, consistent with
the scope of improvements with each phase of development, as summarized below:
Phase 1 -Construction of seasonal parking area and driveway at Car Country Drive (Private Access
Drive 'B').
During Phase 1, substantially all of Lot 3 will continue to be used for farm operations, except during the
Flower Field season when the parking area as defined for the project is utilized.
• During The Flower Fields season (currently March 1-May 15), Trail A and Trail B Segment
1, will be open and accessible to the public during daylight hours except when
inconsistent with proximate farming activities. Both will be gated and access closed
from sunset until 8 am.
• Trail A will be located adjacent to the farm road from the driveway entrance at Cannon
Road to a linkage with Trail B, Segment 1.
• Trail B, Segment 1 will link from Trail A to Car Country Drive via a path adjacent to the
Car Country driveway (Private Access Drive 'B').
• Food safety requirements affecting some of the crops adjacent to the trail may require
limiting access for users with dogs, and further limit times of usage.
..
Phase 2-Construction of the Floral Trade Center & Marketplace, Microbreweries, Winery and Culinary
Center.
During and after construction of Phase 2, farming operations will generally be outside the 17 acre
portion of Lot 3 occupied by the project, but continuing adjacent to all of Trail A and Trail B, Segment 2.
• Both Trail A and Trail B Segment 2 will be generally open only during daylight hours. Trail B
Segment 1 will be generally open.
• Trail A and Trail B Segment 2 will be immediately adjacent to continuing farming operations
and will function as farm operations roads. Both will be open from 8 am to sunset.
• The location of the Trail B Segment 2 from Trail A to Trail B Segment 2 may vary according to
planting, crop mix, and other farming considerations, and will be subject to restriction when
inconsistent with farming operations.
• Trail B Segment 1 will be surfaced consistent with the adjacent areas (for example, DG in the
parking area).
• Trail A and Trail B Segment 2 will continue to be natural grade, maintained to internal farm road
standards.
• Food safety requirements affecting some of the crops adjacent to the trail may require limiting
access for users with dogs, and further limit times of usage.
• Gates, fences and other control devices may be installed consistent with the plan of operation.
Operational Relationship with City
Given the operational requirements, the owner of Lot 3 will enter into a license agreement with the City
providing for public access consistent with the plan of operation, and continued maintenance at farm
road standard by the owner. Signage and delineation of the trail locations, and any changes, will be
subject to reasonable City approval.
In the event farming is abandoned on Lot 3 and the property converted to other uses, the owner will
convey easements for both Trail A and B consistent with the foregoing and any approved alternate use.
1 • ...
The Project
North 40 Urban Farm
Project Description
May 13, 2019
: ' ,',_\/ '. ('
\ ... -.' -'-
The proposed project is a five phase development with a potential of approximately 123,000 square feet
in four to eight buildings and 4,764 square feet in exterior patios. The project is accessed by a right-
in/right-out driveway on Cannon Road and a driveway on Car Country Drive located approximately 2,000
feet south of Cannon Road. The proposed project will include:
• A seasonal parking area for The Flower Fields TM and other harvest seasons.
• A marketplace featuring the production and sale of a mix of floral and farm products, food and
beverage.
• One to three micro-breweries and a winery with public tasting rooms and patios, service,
distribution, and accessory uses.
• A culinary center.
• Onsite farming of a mix of food and floral production crops in open agricultural fields.
• Sustainable landscaping with a "farm as landscape" theme featuring useful and colorful plants,
kitchen gardens, and native species.
• Parking and supporting infrastructure (refuse facilities, storm water detention, utilities, etc.).
• All aspects of the facilities and site improvements will be developed consistent with
preservation of a farming /agricultural theme and use.
Only Phases 1 and 2 are proposed for immediate development with existing approvals.
Phase 1 -The Seasonal Parking Area
An access driveway on Car Country Road is proposed to be constructed and an area designated as
"future expansion" on the site plan will be minimally improved for use as a parking area to
accommodate periods of heavy attendance during the peak Flower Fields season. The area may also
accommodate other onsite harvest related special events.
Two new trails will be opened for controlled public use using existing farm roads. With continuing farm
operations over the entire area, access will be managed consistent with a trail protocol (attached).
Phase 1 may be developed before recordation of a final map.
Project Description Page 1
I • l
Phase 2-The Floral Trade Center and Marketplace
As an untested concept, development of a portion of the project will be a phased floral centered
enterprise originating as wholesale, but open to the public. The initial physical improvements will
support a booth style marketplace building with divisible coolers and administrative space, or
alternatively, large wholesaler facilities.
In addition to the floral vendors, the marketplace building will be developed for small specialty food
vendors with onsite production facilities and sales areas for public consumption. The food producers
and vendors will be encouraged to utilize, where feasible, products grown at the North 40 Urban Farm
as well as from the local region. The central market area may permit a weekend farmers and crafts
market along with other festival goods and services to create a public destination space.
Initial Phases 1 and 2 will target 48,598 square feet of floral and food producers/retail vendors, 11,048
square feet of microbrewery, 4,486 square feet of winery production and tasting facilities including
patios and gardens, and a 2,194 square foot multi-purpose culinary center.
The 17 acre site that will ultimately accommodate all project phases 1 through 5 is proposed to be rough
graded during Phase 2. Only the area which will accommodate the floral trade center and marketplace
building, microbrewery, and winery/culinary center will be finished and improved in the near term, with
the expansion area improved as a seasonal overflow parking area in Phase 1 continuing with its limited
improvement from Phase 1, modified as necessary to conform to the grading and improvement of the
Phase 2 improvements. The remaining area will be returned to farming until demand justifies
proceeding with future phases 3 through 5.
The floral trade center and marketplace building will be a farm style steel building on concrete slab with
metal shed roofs and a central raised shed area roofed with metal and translucent fiberglass or similar
material. The north, east, and west elevations of the building which will be visible to visitors as well as
surrounding properties will be dressed with faux stone or faux wood to emphasize the agricultural
character. Exterior finishes on the service road side of the building (west facing) will be metal. No
equipment will be supported on the roof. Subject to food handling requirements, the building will not
be insulated nor will it have any climate control other than a range of clerestory windows/vents along
the central roof ridge extending the length of the building. Individual tenants will improve spaces on the
perimeter to accommodate back office, support needs and address specific environmental needs.
Primary tenant equipment will be compressors and related refrigeration equipment located outside the
building in screened or otherwise generally not visible locations. The central floor area will be largely
open with product display areas. A clear 14'-wide central path will transverse the building north-south
with large entries at each end. The main building entry on the east side will front on an asphalt service
road and parking area improved with a permeable surface. The building will include loading docks
accommodating two trucks at a time. The service road will loop around the building providing fire
access and limited tenant parking for loading and unloading on the rear (west) side of the building.
The microbrewery will be an open plan farm building designed for production with front-of-house public
tasting room environments and outdoor patios. One to three brewers can be accommodated in the
facility.
Project Description Page2
• •
The culinary center is intended for the training and utilization of locally grown agricultural crops, foods
and flowers. The facility will share the same building as the winery while the concept is tested for public
acceptance. If acceptance is confirmed, then a permanent facility may be proposed in a future site plan
amendment. Located adjacent to the culinary center is a large "kitchen garden" where vegetables,
herbs, flowers and other crops will be grown for use in the culinary center and will provide a link to the
onsite farm and food crop areas.
The agricultural fields will continue to be planted in ranunculus and other flowers at the south end of
the site, while the north end will feature food production crops including blueberries, coffee,
vegetables, fruits, nuts, a large olive grove, demonstration vineyard, and hops planting.
Landscaping throughout the project will focus on fruiting and flowering trees and plants that are
representative of the San Diego regional agricultural and floral growing industries. The landscape of the
parking area will utilize low impact design concepts and, where feasible, is seen as an extension of the
proposed orchard located to the east. The parking areas will be paved with permeable decomposed
granite surfacing and include vegetated bio-swales for the treatment of any excess storm water runoff.
Site Improvements
Consistent with the thematic land use characteristics, the site improvements away from the main
building site will be minimal. The main circulation will be "farm" in character with no curb, gutter or
sidewalk and with minimal lighting in the first phases of development. Additional improvements
consistent with use may be proposed for later phases. In lieu of sidewalks, unimproved or partially
improved trails may be proposed in additional phases, and if nighttime uses become significant, then
additional lighting will be incorporated.
In lieu of typical streetscape and parking lot landscape standards, the farm, orchards, vineyards and
agricultural crop areas will extend right up to the roadway edges and parking areas, thereby expressing
the theme of "farm as landscape."
The Cannon Road deceleration lane and the access driveway apron have been constructed. The
driveway will be further improved with pavement during phase 1 as shown on the plan. The addition of
entry monumentation is proposed in either Phase 1 or 2. The Car Country Drive access driveway is
proposed to be constructed in Phase 1. Both entries, as well as farm entry south of the seasonal parking
area will be gated. Completion of the interior circulation drives will occur when traffic demand requires
it in Phase 2 and later. The Car Country Drive driveway will be monumented in Phase 2 but will not have
deceleration or entry lanes.
Drainage management
Storm water treatment/detention basin(s) will be designed with sufficient capacity to accommodate all
phases of the development, but built in stages with the phasing in of the project, consistent with
RWQCB standards.
Project Description Page 3
Tenant Improvements
For floral tenants, improvements will be of a character and scale similar to those in the current trade
centers, i.e., self-contained coolers, small back office areas and miscellaneous storage areas. Standard
specifications will be developed for pre-approved Tl's; others will require landlord review and
compliance with City standards.
Marketplace, brewery and winery tenant improvements will be consistent with each tenant's operations
and the overall theme and approach of the project.
Future Phases
Phase 3 through 5 will build out the site with an appropriate mix of supporting uses and will be subject
to future discretionary approval applications. The future phase concepts shown in this submittal are for
illustrative purposes only. Phase 3 through 5 development is shown on the plans as generic building pad
envelops potentially totaling 59,700 square feet of floor area, circulation, service access, and parking, all
of which will be subject to future discretionary review. Each future phase is identified in a logical
expansion relationship to the initial buildings and are intended to use the same architectural vocabulary.
The buildings may have a greater variety of services and products related to food and flower production,
such as olive oil production, beer or wine production, processed fruit and vegetable facilities and food
service. The mix will be centered on the onsite agricultural production (e.g. hops for beer, grapes for
wine, etc.).
If seasonal parking continues to be required for the Flower Fields, future phase plans will be designed
and scaled to accommodate the continued support.
Agricultural Plan
The project is accompanied by a proposed agricultural plan that illustrates farm areas for food
production in the immediately adjacent 20-25 acres. The plan includes areas designated for a variety of
tree and field crops, separated by farm roads and planting delineations. Production of locally
appropriate products and those supporting key San Diego County strengths (such as hops for craft
beers) will be included.
The agricultural areas will be developed with an objective of creating an environment that can be made
accessible to the public, both for the development and implementation of school/educational programs,
as well as a direct recreational experience within a farming environment.
Project Description Page4
, .
Entitlement Matters
Land Use:
The project is proposed as a permitted and accessory agricultural and open space use consistent with (1)
the Carlsbad Ranch Specific Plan and (2) the zone for Cannon Road Agricultural/Open Space Zone.
Development standards:
The project will include a request for a series of variances to City standards including the following:
1. Design standards that support a "farm " character to the development including internal roads
without curb, gutter, or sidewalk and limited lighting, parking areas with a permeable surface, no
curbs, and a landscape designed around productive plants like olives, edibles, herbs, floral and
fragrance industry production.
2. A parking ratio that is consistent with the hybrid nature of the agricultural/industrial/wholesale uses
but open to the public.
3. Potential roof heights above 25' (the limit in the OS zone) for certain building elements in phases 2-
5.
4. Management of trail operations and locations pursuant to a mutually agreed protocol.
5. Modifications to standard City landscape requirements (refer to conceptual landscape plan) to
reflect the rural agricultural theme.
Minor Subdivision:
The project contemplates a minor subdivision of four lots with three lots for the proposed building
development sites and one lot for the remaining farming area. Phase 1 may be developed before
recordation of a final map.
Project Description Page 5
May 13, 2019
Community & Economic Development
Attn: Esteban Danna, Project Planner
City of Carlsbad
1635 Faraday Ave.
Carlsbad, CA 92008
Subject:
r-w-Apel
landscap~ architects
me.
The attached drawings are submitted for a Consistency Determination of the previously approved
project "Carlsbad Floral Trade Center and Marketplace". The previous approved permit numbers were:
• Consistency Determination CD 15-13
• Conditional Use Permit CUP 12-10
• Coastal Development Permit CDP 12-19
• Minor Subdivision MS 12-03.
A summary of the changes from the previously approved plans are:
• Revised the project phasing to include a new first phase. Refer to sheet #2. The first phase will
include the construction of the access driveway from Car Country Drive, a seasonal parking area
for use by visitors to The Flower Fields, two public trails, and associated grading, civil
improvements and landscaping. The original Phase 1 becomes Phase 2, and so forth.
• Minor revisions to the Phase 2 site plan (formerly Phase 1). Adjusted location of trash
enclosures, revised parking layout to include electric vehicle charging stations and other minor
dimensional shifts. The seasonal parking area will remain in Phase 2. All subsequent conceptual
site plans for future phases 3-5 remain unchanged (sheet 5).
• Revised the civil plans (Tentative Map, Grading, Drainage, Utilities, and Improvements) to bring
them up to date with the final construction drawings that were prepared and submitted to the
City for grading and building permits.
• Revised the landscape plans to match the final landscape construction plans that were
submitted to the City for review and approval.
Please feel free to contact us if you have any questions.
Best Regards,
Richard W. Apel
Principal
571-B Hygeia Avenue, Leucadia, CA 92024 · tel & fax (760) 943-0760 · CA License 2825
Farming Operations -Lot 3
Summary
September 19, 2019
Lot 3 and Lot 1 of the Carlsbad Ranch as depicted on the attached aerial are operated as an integrated
agriculture and visitor service -agritourism activity. All farm operations are conducted from the farm
operations yard/center on Lot 3
The flower and bulb growing and the access for visitors extends from the entry at the southerly end
adjacent to the Armstrong nursery, to the early season growing areas adjacent to Cannon Road.
Substantially all of Lot 3 is in production year round. Visitor access accompanies the seasonal rotation of
bloom beginning at the extreme north in March, moving south until May and then with areas of bloom
on the north where selections of new seedlings are made and the area immediately adjacent to Palomar
Airport Road which blooms first with the flag plantings, and last with the final bloom of ranunculas.
Integrated into this experience are the new food crops as well as demonstration gardens and cymbidium
growing areas. This year with the maturity of the blueberry crops located at approximately the middle of
Lot 3, visitors to the fields will be able to participate in a Upick experience if they wish, when the
blueberries ripen beginning in mid-April and continuing until Mothers'Oay.
Support for the agricultural activity-and particularly accommodating visitor parking at peak times -is
critical to assuring success. At peak times, parking for the Flower Fields exacerbated by the spring sales
at the Company Stores, and now the impact of the new food hall at Palomar and Paseo Del Norte will
create extreme pressure on the ability to provide access.
The seasonal parking area during these peak times will directly support the sale of products from Lot 3
and the visitor service portion of the agricultural field operation.
PRELIMINARY REVIEW SUBMITTAL FOR PROPOSED
CARLSBAD FLORAL TRADE CENTER AND MARKETPLACE
CARLSBAD RANCH LOT 3
PROJECT LOCATION
CB RANCH ENTERPRISES
0 tOU 200' «JO'
An.ll1t.2012 ~