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approved, the CUP for the dog park would be superceded by this CUP.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