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HomeMy WebLinkAboutHDP 02-11; Larwin Park; Hillside Development Permit (HDP)- - ,,e City of CARLSBAD Planning DepartmeL- A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: APRIL 2,2003 Application complete d-:.:. N/A Project Planner: Elaine Blackbum Project Engineer: David Rick SUBJECT: CUP 02-23mDP 02-1 1 - LARWIN PARK - Request for adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and approval of a Conditional Use Permit and Hillside Development Permit to develop a passive community park and to allow the continued operation of an existing dog park on a site located on the north side of Carlsbad Village Drive between Santa Clara Way and Concord Street within Local Facilities Management Zone 2. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5398 ADOPTING a Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program and ADOPT Planning Commission Resolutions No. 5399 and 5400 APPROVING CUP 02-23 and HDP 02-11 based upon the findings and subject to the conditions contained therein. 11. INTRODUCTION The project involves the City's development of a 3.5-acre park on a site located generally on the north side of Carlsbad Village Drive between Santa Clara Way and Concord Street and the continued operation of an existing dog park on the same property. The proposed park would be passive, containing only picnic facilities, tot lots, and a restroom building. There is an existing dog park in the same area. The dog park has been in operation since early-2001 under a separate Conditional Use Permit (CUP 00-07). Because the proposed passive park and the dog park are on the same larger property, staff has incorporated the dog park approvals into the attached resolutions for the passive park to simplify and unite the two park areas under one new CUP. If approved, the CUP for the dog park would be superceded by this CUP. 111. PROJECT DESCRIPTION AND BACKGROUND Proiect DescriDtion The proposed 3.5-acre passive park would be located on the eastern edge of the 22.3-acre property. The park would consist of mostly lawn area with picnic tables and seating areas, two tot lots, and a small (945 sf) restroom building. The park would be accessed off Vancouver Street. The entrance area off Vancouver would provide 16 parking spaces. A block wall (from 30 inches to 6 feet in height) would be provided along the southern and northern perimeters of the parking area to shield the two adjacent residences from activities in the parking area. A new rail fence (4 feet in height) would be provided along the perimeter of the picnic/play area to CUP 02-23/HDP 02-1 1 - LAnWIN PARK April 2,2003 Page 2 replace the existing chain link fence. Bollard lights would be provided along the pedestrian walkway which runs from the parking area into the picnic/play area. The restroom building would have low-level lighting angled downward. The proposed project would also include a trail which would run from the picnic play area (i.e., the “lower site”) to the expanded parking area for the dog park @e., the “upper site”). Because of the steep slopes in that area, a small retaining wall would be needed along part of the trail. The retaining wall would be a maximum of 4 feet in height and would decrease to about 1 foot in height at its western end. The retaining wall would be made of railroad ties or timber to be more aesthetically pleasing and to minimize any disturbance to the area. The trail would be built by volunteers. In December 2000, the Planning Commission approved CUP 00-07 to allow the development and operation of the City’s first (and currently only) dog park on the “upper site” of the Larwin park area. That approval was granted for a two-year trial period. In December 2002 the Planning Commission approved a one-year extension for the dog park CUP. (A longer time extension was not requested because staff was already pursuing the inclusion of the dog park into the current project application.) The current project would increase the parking available for the dog park use from its current 9 spaces to a total of 20. The additional 11 spaces would be located at the eastern end of the dog park. Site DescriDtion The project site is a 22.3-acre parcel located on the north side of Carlsbad Village Drive. The site is an irregularly shaped property generally surrounded by residential development. Part of the 22.3-acre property contains sensitive native habitat. However, the majority of the vegetation on the site is ruderal. There is a natural canyon on the northern part of the 22.3-acre property. Elevations on the site range from approximately 145 feet above Mean Sea Level (MSL) in the canyon to approximately 265 feet MSL at the existing dog park. The proposed park would be located on a generally flat pad area on the eastern edge of the property and would involve only 3.5 acres of the total site. The elevation in the area of the proposed park is approximately 205 feet MSL. This area is sometimes referred to as the “northerly site” or the “lower site”. The proposed park has been designed to avoid all direct impacts to native vegetation. The existing dog park is located immediately adjacent to Carlsbad Village Drive and is sometimes referred to as the “southerly site” or the “upper site” due to its elevation of approximately 265 feet MSL. The project site has an Open Space General Plan designation and 0-S (Open Space) zoning and is currently undeveloped except for the existing dog park. The area to the north of the 3.5-acre project site has General Plan designations of OS (Open Space) and RLM (Residential Low- Medium Density). The zoning in that area is P-C (Planned Community) and R-1 (Single Family Residential). The area is developed with open space and residential development. (The P-C zoned area was set aside for park development.) The area to the east of the project site has an RLM General Plan designation and R-1 zoning. That area is developed with single-family residential units. The area to the west of the project site has a General Plan designation of FW (Residential Medium Density) and P-C zoning. This area is developed with residential development under a Master Plan (MP 5(A)). The area to the south of the project site (across Carlsbad Village Drive) has an RLM General Plan designation and R-A-10,000 (Residential Agricultural) zoning and is also developed with residential units. CUP 02-23/HDP 02-1 1 - LAA NIN PARK April 2,2003 Pane 3 ELEMENT Land Use - Growth History PROGRAM IMPROVEMENTS CONSISTENT? Goal A2: "A City which A 3.5-acre passive park Yes The development of the original Larwin property occurred in the early 1970's. The natural canyon and the surrounding areas were designated at that time for future development as a park. Since that time the City has considered a numb& of different park development designs for the site. Original designs involved development of almost the entire 22.5-acre site and incorporated a variety of active recreation areas. Since that time the design of the proposed park has been reduced to a 3.5-acre portion of the site and incorporates no active recreation areas. Management & Public Facilities Public Notification maintains a system of I public facilities adequate for the projected population." City staff held a public meeting to discuss the proposed park at the Calavera Hills Park facility in January 2002. Invitations to that meeting were mailed to owners of properties surrounding the proposed park. In addition, notices were sent out to property owners in advance of the Parks and Recreation Commission Meeting held on February 2 1, 2002 and in advance of the City Council meeting on the park master plan held on June 25,2002. IV. ANALYSIS The project is subject to the following regulations and requirements: A. General Plan 0-S (Open Space) designation; B. Zoning (Title 21) Regulations: 0-S (Open Space) Zone and Conditional Use regulations (Chapters 21.33 and 21.42 of the Carlsbad Municipal Code); C. Hillside Development Permit regulations (Chapter 21.95 of the Carlsbad Municipal Code); and, D. Growth Management regulations (Chapter 21.90 of the Carlsbad Municipal Code); The recommendation for approval for this project was developed by analyzing the project's consistency with the applicable City regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan 0-S (Open Space) Designation The proposed project is consistent with the various elements of the General Plan as indicated in Table 1, below. Table 1 - GENERAL PLAN CONSISTENCY I USE, GOAL, I PROPOSEDUSES I 1 I I OBJECTIVE,OR I OR I I CUP 02-23lHDP 02-1 1 - Lh\;VIN PARK April 2,2003 Page 4 Implementing Policy C12: "Develop and retain open space in all * categories of land use." Tab1 Land Use - Overall Land Use Pattern Parks & Recreation Element A 3.5-acre passive park Yes 1 Objective B6: "TO provide for existing and future park facilities with a balance of active and passive recreational opportunities. " A 3.5-acre passive park Yes ~~ B. 0-S (Open Space) Zoning and Conditional Uses Regulations The project site has 0-S zoning. A park use is allowed in all zones, including the 0-S zone, subject to the approval of a CUP. The findings necessary for the approval of the CUP and staffs responses to these findings are discussed in Table 2, below. Based upon that analysis, staff believes that all of the findings necessary for the requested CUP can be made. TABLE 2: CONDITIONAL US FINDING 1. That the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, including, if applicable, the certified local coastal program, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located FINDINGS AND RESPONSES The proposed park use is necessary for the development of the community because it is necessary to meet the City's Growth Management requirements. The park is also in harmony with the various elements and objectives of the General Plan because the proposed park use is consistent with the OS (Open Space) General Plan designation and 0-S (Open Space) zoning on the site. Additionally, the project site has been designated for park use since the early 1970's. The existing dog park is also in harmony because it benefits the community by providing an off-leash area for dogs while still ensuring that the dog use area is segregated from other use areas and by providing for a diversified park system. The requested use will not be detrimental to existing uses because the proposed park is designed to be passive in nature to avoid undesirable impacts to neighboring residences, the park will incorporate a 30"-4'-high block wall to shield neighboring residences from activities in the parking area, and the park will incorporate only necessary pedestrian lighting and restroom lighting which will be directed downward to minimize impacts to surrounding residences. The design and operational features of the existing dog park include fencing to segregate the off-leash dog use area and limits on use times to avoid disturbance to residences. RESPONSE CUP 02-23fHDP 02-1 1 - LA\ NN PARK April 2,2003 Page 5 TABLE 2: CONDITIONAL USE FINDINGS AND RESPONSES, Continued 2. That the site for the intended use is adequate in size and shape to accommodate the use 3. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained is adequate to properly handle all traffic generated by the proposed use 4. That the street system serving the proposed use The site can accommodate the proposed park use while providing adequate off-street parlung off of Vancouver Street and can also accommodate the existing dog park while providing adequate parking for that use off of Carlsbad Village Drive. The proposed park will incorporate a solid fence which will screen the park activities and the parking area from surrounding residences. The existing dog park incorporates fencing to segregate, the off-leash dog use area. The proposed park use will generate approximately 56 ADT. The existing dog park generates approximately 54 ADT and the increase in available parlung spaces could increase that number by another 58 ADT. Thus, the total ADT anticipated for the dog park and passive park would be approximately 168 ADT (54 currently and another 1 14 new trips). Most of these trips would be off-peak. These trips can be accommodated by the streets serving the site, Vancouver Street (a local street) and Carlsbad Village Drive (a major arterial roadway). All necessary parking (a total of 36 spaces) can be provided on-site. C. Hillside Development Regulations A Hillside Development Permit (HDP) is required for the proposed project because the site contains a slope of 15% or greater and an elevation difference of greater than 15 feet. However, because of the nature of the proposed project and the slopes on the site, the project is exempt fiom many of the development standards in the Hillside Regulations pursuant to Sections 21.95.120(C). The proposed improvements would entail 700 cubic yards of grading. The grading would be balanced onsite (no import or export). A grading permit would be required for the project. Part of that grading would occur in the steep slope area which connects the dog park area with the new passive park area. However, the slope area greater than 40% which will be disturbed for the creation of the trail and associated retaining wall is a manufactured slope which is not located along perimeter property lines and, thus, is not subject to the City’s Hillside grading restrictions. A low retaining wall (maximum 4 feet in height) would be required for that part of the length of the trail which would go through the steep slopes. Any grading within the SDG&E easement on the site would require permission from SDG&E. The proposed project would comply with all applicable hillside regulations. D. Growth Management Phe proposed project is located within Local Facilities Management Zone 2 in the northeast quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 3, below. CUP 02-23/HDP 02-1 1 - LAJsNIN PARK April 2,2003 Page 6 STANDARD Citv Administration IMPACTS COMPLIANCE N/A Yes STANDARD Citv Administration Elementarv School Students IMPACTS COMPLIANCE N/A Yes Middle School Students Yes High School Students Sewer Collection System Water N/A Yes 1 EDU Yes 1,600 GPD Yes V. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. That assessment resulted in the identification of an impact to biological resources which was potentially significant unless mitigated. The necessary mitigation measures have been agreed to by the developer (the City) and a mitigation monitoring and reporting program has been prepared. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration was published. ATTACHMENTS: 1. 2. 3. 4. Location Map 5. Background Data Sheet 6. 7. Planning Commission Resolution No. 5398 (Mitigated Neg Dec) Planning Commission Resolution No. 5399 (CUP) Planning Commission Resolution No. 5400 (HDP) Local Facilities Impact Assessment Form Exhibits “A” - “L,” dated April 2,2003 4 . & LARWIN PARK CUP 02-23/HDP 02-1 1 BACKGROUND DATA SHEET CASE NO: CUP 02-23HDP 02-1 1 CASE NAME: LARWIN PARK APPLICANT: CITY OF CARLSBAD 4 REQUEST AND LOCATION: A new 3.5-acre passive park and continued operation of a dog LEGAL DESCRIPTION: Lot 68, Carlsbad Tract 74-04, per Map thereof No. 10128, filed in the Office of the County Recorder on June 25, 1981; also portions of Lot "J" in Rancho Ama Hedionda, per Partition Map thereof No. 823, filed in the Office of the County Recorder on November 26. 1886 as File No. 170873; all in the City of Carlsbad, County of San Diego, State of California APN: 167-090-41.44.48.49: 167-441-37 Acres: 3.5 Proposed No. of LotsAJnits: 1 lot GENERAL PLAN AND ZONING Land Use Designation: OS Density Allowed: n/a Existing Zone: 0-S Surrounding Zoning, General Plan and Land Use: Density Proposed: n/a Proposed Zone: 0-S Zoning General Plan Site 0-s os North 0-S,R-1 OS, RLM South R-A- 10,000 RLM East R- 1 RLM West P-C RM Current Land Use dog park; undeveloped ~~~~ open space; single- familv residential single-family residential single-famil y residential residential PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 1 ENVIRONMENTAL IMPACT ASSESSMENT Mitigated Negative Declaration, issued 0 0 Other, Certified Environmental Impact Report, dated CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSES FILE NAME AND NO: LARWIN PARK CUPO2-23/HDP 02-1 1 LOCAL FACILITY MANAGEMENT ZONE: 2 GENERAL PLAN: OS ZONING: 0-S DEVELOPER’S NAME: CITY OF CARLSBAD ADDRESS: 1200 CARLSBAD VILLAGE DRIVE: CARLSBAD, CA 92008 PHONE NO.: 760-602-4621 ASSESSOR’S PARCEL NO.: 167-090-41.44,48.49: 167-441-37 QUANTITY OF LAND USEDEVELOPMENT (AC., SQ. FT., DU): 3.5 AC ESTIMATED COMPLETION DATE: 2004 A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Library: Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Demand in Square Footage = Demand in Square Footage = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) Fire: Open Space: Acreage Provided = Schools: (Demands to be determined by staff) Sewer: Demands in EDU Served by Fire Station No. = Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = NIA NIA 1 EDU NIA nrr A 1 14 (new ADT) 2 22.3 N/A 2B 1,600