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
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-_ 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
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I Page 2 of Agenda Bill No. f9/D
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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
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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
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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
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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.
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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
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unmitigated traffic impacts to Carlsbad's circulation system
2. Requests that the San Dieguito Planning Group
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recommend denial of the proposed General Plan Amendment whic
could allow the project.
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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)
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-2-
0 eLOCATION
POINSETTIA LN
FLORAL TRADE CENTER
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*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.
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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,
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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.
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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.
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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
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