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HomeMy WebLinkAbout1987-03-10; City Council; 8910; THE FLORAL TRADE CENTER PROPOSED BY THE CARLTAS COMPANY AND LOCATED IN THE COUNTY PORTION OF ENCINITASrcc 0 .lJ g Ea 5 0 rl aJ a 5 aJI 0 c, !2 *ri I L) [II -d 0 a I a 0 c -4 M I VI VI a N I 2 a3 a3 i~ I 2: ' OF; I p a, acd aw ad TI rl ~ c os4 YW 1 b rl m a I L Ln cn g -4 I Flu -05 UF-I 0 acd N 40 Ob la, 1 I co I 4 I 15 F '2 ;d o 2 3 0 0 I I -_ CMOF CARLSBAD - AGEN~ILL DEPT. CITY 1 gy.'D TITLE: THE FLORAL TRADE CENTER PROPOSED BY THE CARLTAS COMPANY AND LOCATED IN THE COUNTY PORTION OF ENCINITAS. 3/1(3/87- AB# MTG. DEPT.PLN CITY I RECOMMENDED ACTION: That Council adopt Resolution No. fq!r, indicating its opposition to the development of the F oral Trade Center as proposed. ITEM EXPLANATION The Carltas Company has made application to San Diego County f( a General Plan Amendment to allow development of the Floral Tr, Center. The Center would be comprised of approximately 165,00( that would include a restaurant. The project is proposed to bl located adjacent to the southern boundary of Carlsbad, west of the El Camino Real/Olivenhain Road (see attached location map) The plan proposes to construct the Olivenhain extension as a light collector to the western limit of the site (1,200 ft.). (See attached conceptual plan.) shows the Olivenhain extension as a major thoroughfare. The Planning Department has made a preliminary review of the proposal and recommends that Council declare its formal opposition to the project based primarily on potential traffic impacts. The proposed project will generate a substantial amox of traffic to an area that is already severely impacted. As proposed the project does not provide any measures to mitigate the impacts from project traffic. Instead, as currently designed, the project would add to the circulation problems in the southern part of Carlsbad. One of the purposes of the project is to provide a central distribution point for the local floral industry. Since the project does not propose to extend Olivenhain Road to Leucadia Boulevard, the increased traffic would be concentrated on both Encinitas Boulevard and La Costa Avenue to access 1-5. It is assumed tht the majority of the traffic, especially the truck traffic, generated by the project will use La Costa Avenl because of its flatter grade to 1-5. The La Costa Traffic Stuc the Public Facilities Management System, and the Citywide Facilities Plan have all indicated the traffic problems associated with La Costa Avenue between El Camino Real and 1-5. The City is actively trying to solve those traffic problems in the southeast by reducing densities, assessing traffic impact fees and constructing circulation improvements. So that from planning standpoint, it would be counterproductive to allow a project that would add to the regional traffic problems without providing any mitigating solutions, sq.ft, of warehousing, 40,000 sq9ft9 of office plus retail spar Carlsbad's Circulation Element 0 0 I Page 2 of Agenda Bill No. f9/D I Normally when General Plan Amendments are proposed in adjacent communities the Planning Department makes recommendtions to thl requested. However, in this case because of the magnitude of potential impacts on Carlsbad's circulation system, staff is I requesting Council action. It is also important that Council take its actions on or before March 10, 1987. On March 11, 19 1 the San Dieguito Planning Group will meet to consider I recommendations made by adjacent jurisdictions on the proposed amendment. If Carlsbad's position is not represented, the 1 Planning Group could conclude implied City support of the projc I and consequently, recommend that the amendment be considered b: 1 the Board of Supervisors. If that should happen, it would be date. I I has concentrated soley on traffic impacts. reviewed the project with respect to environmental issues or li use compatibility. It is staff's understanding that those issi will be addressed in an environmental impact report so that the City will have a future opportunity to review the project in it entirety. With respect to traffic only, staff's concerns would be reducec if the project proposed either linking Olivenhain Road to Leucadia Boulevard or constructing the necessary improvements I La Costa Avenue. However, given the time constraints on City action and the fact that as proposed the project does not conta any regional traffic mitigating solutions, staff recommends ' appropriate decision making body and Council action is not I I more difficult to successfully oppose the project at a later I It should be noted that staff review of the proposed amendment I Staff has not I I formal Council opposition to the amendment at this time. EXHIBITS 1. City Council Resolution NO. DJ~- 2. Location Map 3, Conceptual Plan I ? 1 2 I RESOLUTION NO. 8985 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAKLSBAD, CALIFOKNIA, DECLARING ITS OPPOSITION TO THE.FLORAL TRADE CENTER, AS PROPOSED. 3 I 4 I i I 5 I !6 7 8 9 I i I I 10 1 11 I I 12 13 I I I.4 I 15 ~ 16 I 17 i 18 I I I 0 e WHEREAS, the City Council of the City of Carlsbad 1 considered only the regional traffic impacts generated by tl proposed amendment to allow the Floral Trade Center at Carl; southern boundary; and WHEREAS, the proposed project's generated traffic 1 the potential to substantially and adversely impact Carlsbat circulation system; and WHEREAS, as proposed, the project offers no rnitigat to reduce the project's traffic impacts on the regional circulation system to an insignificant level; and WHEREAS, the County's San Dieguito Planning Group 1 requested Carlsbad's review and recommendations prior to its consideration of the proposed Floral Trade Center amendment. NOW, THEKEFORE, BE IT HEREBY RESOLVED by the City Council of the City of Carlsbad, California, as follows: 1. Opposes the project as now proposed based on 1191 20 ' 21 unmitigated traffic impacts to Carlsbad's circulation system 2. Requests that the San Dieguito Planning Group ~ i 23 I ' 24 ' 25 26 ' 27 1 28 ~ 22 I recommend denial of the proposed General Plan Amendment whic could allow the project. I/// //I/ /I// //I/ //// 1 I 6 1 2 3 I I I 4 5 ~ ~ 6 1 '7 a 9 Io ~ 1 12 "i I ~ 33 I ' 14 i 15 I 1 161 17 1 18 19 20 I 21 22 23 24 25 26 27 28 If e 0 PASSED, APPROVED AND ADOPTED at a regular meeting the City Council of the City of Carlsbad, California, on th 10th day of March , 1987, by the following vote, to AYES: Council Members Lewis, Pettine and Mamaux NOES : Council Member Larson ABSENT ; Council Member Kulchin ATTEST : I I AL~~~~TENK~~~rk I/ JP (SEAL) I * -2- 0 eLOCATION POINSETTIA LN FLORAL TRADE CENTER .. . . - . .. . - . ._ -..-. I 1 . a 0 *b February 23, 1987 TO : San Oieguito Planning Group FROM: Ray Jenkins Chairman, Vot ed Growth Petition ge RE : GPA Request - Eck Family 6 Carltas Company In June, 1986 members of the newly elected Encinitas City Council were presented with the Voters Managed Growth Petition. This petition was signed by a significant number of residents o the City of Encinitas living in the communities of Cardiff, Encinitas, Leucadia and Olivenhain. An important part of that petition, which is attached, stated that "rto new commercial facilities shall be constructed on El Camino Real, Encinitas 81vd. or Olivenhain Rd. until traffic congestion is eased at the cross streets of each thoroughfare. In addition, Highway the new city". Based on this fact and the following additional reasons, I ask you to deny the proposed General Plan Amendment by Carltas and the Ecke family. 680 shall not be constructed within the corporate boundaries of After thorough investigation, I ask you to consider the following items: 1. Policy 67 of the LOCAL COASTAL PROGRAM "will support efforts of the floriculture industry...in establishing a farm cooperative and/or flower auction in the San Dieguito Coastal Zone.. . ." and does also "encourage and support the establishment of a Horticultural Park in thl Sen Dieguito Area which may include: [1] A large block of suitable land presently committed for long-term agricultural use would be designated a Horticultural Park. C2] The program would be developed and administered by the land owner [public or private] and would be operated as a profit-making enterprise. c3) Land within the designated area would be subdivide1 into appropriate sized parcels for the purpose of assigning individual land leases to firms seeking locations. [4] The building permit process would be streamlined tc encourage the construction of greenhouse structure! and support; facilities within the park. [SI Special group services would be provided as warran by the numberof firms locating within the park. These services could include excess trash collectil cooperative supplies purchasing, consolidated ship( common wharehousing of supplies, worker housing an auppart services, and so en. C6) A mer reclamation project wld be investigated at the outset of the development to determine the feasibility of controlling runoff, providing for water needs and thereby reducing reliance on imp0 water, and maintaining the adjacent ecological sy Therefore, it is apparent that the General Plan Amendment not required to achieve the purposes which are stated by the app 1 ic an t s . 2. County Planning staff has stated that part of the proc in getting this amendment will include dedication and perhaps construction of the Highway 680 right-of-way. 3. The beautiful Green Valley property is among the last land in or near Encinitas currently under Land Conserv Contract [S.O. County Policy 122.1 I. 4. Green Valley is well suited for crops and has recently been under cultivation. 5. Green Valley is naturally buffered to the west by very steep slopes containing sensitive environmental habita and by other nature1 and made features. 6. Green Valley lands are not currently served by sewer a other services and facilities generally associated wit urban development. 7. The Coastal Act [Sec. 302423 prohibits conversion of o [non-prime] agricultural lands to non-agricultural use "...unless [I] continued or renewed agricultural use i feasible, or (21 such conversion would preserve prime cultural land.... 11 8. The Coastal Act requires that "the maximum amount of p agricultural land shall be maintained in agricultural 1 duction to assure protection of the areas agricultural economy. .. [C.A. 30241 I. 9. Green Valley contains land suitable for the production floral and food products and the conservation of crop I ducfng lands is in tha local and national interest, IO. For purposes of the local coastel program, prime agrici land is defined as land in the San Oieguito Coastal 201 presently producing or with the future potential for commercial production of food products. 11. Green Valley abuts and includes the highly sensitive WI and floodplain of Encinitas Creek. 12. Residential mobile homes are located to the south of tl subject Green Valley parcels and commercial developmen ajoins these homes to the south, development of commerc to the north would result in undesirable spot zoning. 13. Olivenhain Rd. at El Camino Real, LaCosta Ave. at El CI Real, Mountain Vista at El Camino Real, and El Camino I at Encinitas Blvd. are all failed intersections with PI traffic volumes. e 0 14. The proposed development would add an additional 10,000 15. The approval of the proposed General Plan Amendment trips per day to the present traffic congestion. would endanger the health, safety and general welfare of the citizens of Encinitas. I e e CITY OF EWCINIIAS 535 Encinitas Boulevard Suite 100 minitas, Ca 92024 TO! City Council Warren H, Shafer, City Manager ... 3"/ ZNG . -. - DATE: . March 9, 1987 SUBJECT: City Council Policy - Position on Carltas Co, (Ecke Properties) Proposed San Dieguito Community Plan Change for Floral Pad e Center ( Flower Mart) Background The City Council has been informally appraised of the intent of the Carltas CO. to request and process environmental clearances, a Community Plan amendment and use permit which would accommodate a floral market facility and related flower businesses on 50 +/- acres of Ecke property holdings generally located on El Camino Real and the ex tension of Olivenhain Road . Tne Council Will recall that the Ecke Property was excluded *om the original incorporation area because of representations made by Ecke representatives that the holdings were for agricultural purposes. The property owner representation also indicated that when the property was ready for urban type development it would be annexed to the City of Encinitas . Very preliminary review of the Carltas proposal indicates that the changes or-; proposed land uses are very ambitious in terms of the prevailing and preseat plan tllow-profile" agricultural uses, %. General Comments In reviewing the proposal as outlined by Carltas Co., Staff has the following comments : o The proposed development is basically of an urban nature and will impact the City of Encinitas directly. o The uses of the 275,000 square feet of trucking, box manufacturing, wholesale flower sales, storage, etc. and offices while related b the flower business are basically office, warehouse and commercial land uses. IlA 0 0 1 o The information currently available makes it impossible for the City Staff to determine all the planning issues and alternatives available, and thus we have a concern about having adequate information to fully advise the Council. o ne concept of a central business and operational location for the flower industry is desirable, To that extent it is also in the City's best interest to encourage this concept, Tnis statement is made since there large areas within the city should -.-be encouraged to remain in flower production; for aesthetic, economic and historic reasons. PrQposed-Pro j et Summary Attached is a copy of the preliminary site plan which was presented to the City Manager Wednesday afternoon March 4th, The proposed facility contains approximately 50 4- =res and shows developnent tlunder-rooflt of approximately 275,000 square feet of the following range of uses: - Uses Square Feet (SF) Farmers Market 30,000 SF Office (3 Story) 40,000 SF Arbor e turn 10,000 SF Floral Auction (1 story + Mezz.) 25,000 SF Multi-Tenant (1 story + Mezz.) 50,000 SF Restaur ant 10,000 SF Re f r i g er at io n St0 r ag e 10,000 SF Puck Maintenance 5,000 SF 20,000 SF Wholesaler (1 story + Mezz.) 30,000 SF 20,000 SF Wholesaler (1 story + Mezz.) 25,000 SF Tr uc ki n g Shi ppi ng Vuc kingh Shi pping fi: TOTAL 275,000 SF Analysis of these uses will indicate a generally high intensity in terns of traffic generation, law enforcement, fire protection, flood control, sanitation and uti35ty demands. Recomend at ion 1. The project should be annexed to the City of Encinitas in order that the development process and proposal can be adequately reviewed, and therefore the general amendment should not be processed by the County. 2. That the City Council go on record as being in favor of and supportive of a Flower Mart Center idea. I1 c e I) + 3. The City Council direct staff to explore methods to assist the flower mart concept with financing tools such as: a) special assessment districts; b) industrial revenue bonds: c) privateLpublic financing methods and other developnent methods and techniques to assure competitiveness and continuity of operation. 4. Authorize Staff to develop a program and time frame for implementing the concept of a Floral Trade Center (Flower Mark); : this process, performed by consultants and directed by Staff, would involve special attention and focus on the areas of: development of contract zoning; preparation of annexation docments ; environmental review ; Mill ian son Act (Agricultural zone preservation district) amendment processing; and certain regulatory requirements which could occur simul taneously. At tac hen t s : Proposed Site Plan Carl sbad Staff Report CZLaW.CM3-4 1 -5. N. I