HomeMy WebLinkAbout1990-07-23; City Council; 790-5; NW Quadrant Park enhancement reportPARKS & RECREATION COMMISSION - AGENDA BILL
AB* 790-5
MTG. 7/23/90
DEPT. P&R
TITLE: NORTHWEST QUADRANT
PARK ENHANCEMENT REPORT
(ACTION)
DEPT. HDG$fM#
CITY ATTY
CITY MGR.
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RECOMMENDED ACTION:
Review and accept Subcommittee report, and direct staff to present the report for City
Council consideration with the following recommendation. If City Council concurs,
accept the Subcommittee report and recommend the following park enhancement
projects be incorporated into the C.I.P. Budget for appropriate funding and within the
Parks Inventory: Hosp Grove, Property adjacent to Valley Junior High School, Maxton
Brown Extension, Community Garden, Duck Feeding Area, and the Sculpture Park.
ITEM EXPLANATION:
The attached exhibit is the final report on Northwest Quadrant Park Enhancement
Issues. Representatives of the Subcommittee charged with the task of identifying and
recommending a five (5) year plan for parks in the northwest quadrant will present
the report for Parks and Recreation Commission consideration.
EXHIBITS:
1. Northwest Quadrant Park Enhancement Report dated July 3, 1990
022
NORTHWEST QUADRANT
PARK ENHANCEMENT REPORT
July 3,1990 Prepared by a Subcommittee of the
Parks & Recreation Commission:
JohnStrayer, Cindy Ward, Kim Welshons
023
Background
In November 1989, the City Council was presented with two reports on
Northwest Quadrant Park Issues. One report was presented by a Northwest
Quadrant Citizens' Group, and one report was presented by the Park Site and
Facility Planning Subcommittee of the Parks and Recreation Commission. Both of
these groups met many times over several months in a cooperative effort to address
park enhancement possibilities as Identified in both reports.
After the report presentations, the CouncH directed staff to work with the
Commission to further evaluate potential park sites identified In the Commission's
and Citizens' report in an effort to develop a five (5) year plan to enhance park
facilities in the northwest quadrant To that end, staff has met with a Parks and
Recreation Subcommittee to further evaluate all potential sites as outlined in both
reports presented on November 14,1989.
The following is a listing of all sites jointly identified and Investigated for park
development potential by the Subcommittee of the Parks and Recreation
Commission In conjunction wtth the Citizens' Group representing the northwest
quadrant In addition, there are two sites suggested as a result of a Carlsbad
Athletic and Recreation Association (C.A.R.A.) meeting held March 28,1990.
After visually Inspecting each site, discussing the existing use, and evaluating
the park development potential, the subcommittee has made the following comments
and recommendations pertaining to each site for City Council consideration for park
enhancement projects within the northwest quadrant
024 2
• Establishment of a Trail System
• Property north of Denny's Restaurant
• Parks and Recreation Administration and Maintenance Yard*
• Parking Lot (Fire Station No. 1)*
• Pine School (Future Community Park)
• Property North of Holiday Park
• Property Adjacent to Chase Field
• Buena Vista Reservoir*
• Cannon Lake
• Bike Trails around Lagoons
• Y.M.C.A. Property
• 405 Oak*
• Plo Pico Park
• Oak Park
• Zone 8*
• Property Adjacent to Y.M.C.A. Parcel**
• Close off Valley Street**
• Hosp Grove
• Property Adjacent to Valley Junior High School
• Maxton Brown Extension
• Community Garden*
*Table II Northwest Quadrant Citizen Group New Potential Park Sites
**C.A.R.A. Suggestions
025
3
Discussion
Establishment of a Trail System
As a result of the Open Space Committee's report to the City Council, an
Executive Committee was formed to address a number of issues including the
feasibility of a Cttywide trail system. The feasibility study was prepared by a
Consultant, staff, Planning and Parks and Recreation Commission representatives,
as well as members of the Executive Committee. Currently, the feasibility study is
undergoing review by the Parks and Recreation Commission, Planning Commission,
and City Council. It Is the Subcommittee's recommendation to defer any action or
recommendation regarding the establishment of a trail system until the outcome of
the Trails Feasibility Study has been determined.
Property North of Denny's Restaurant
The current philosophy for park development Is to provide larger community
parks and not smaller •mini-parks". The total acreage of this site Is approximately
two (2) acres. The Subcommittee is not recommending the acquisition or
development of this stte for park purposes.
Parks and Recreation Administration and Maintenance Yard/Parking Lot (Fire Station
No. •n/Comnuintty Garden
These sites generally located in the vicinity of Ctty Hall were originally
suggested for the potential to create a civic center parklike theme surrounding City
Hall. While longterm use of this property should not exclude the opportunity for
recreational development, the Subcommittee considers current uses to be
significant The Greenwood property located immediately west of City Hall currently
026
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houses the Parks and Recreation Administration and Maintenance yard. A time
frame for future plans for the relocation of this facility have not been positively
defined. Because this parcel is owned by the City, If the property is vacated, the
opportunity of a longterm lease revenue for this site may outweigh the benefits of
providing a park on this parcel.
The site of the present Community Garden immediately north of the Library
currently provides for plots of land which many citizens lease from the City at a
nominal fee to participate in a recreational gardening experience. The
Subcommittee feels that this site currently provides a recreational opportunity for
citizens to participate in.
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it Is the recommendation of the Subcommittee regarding these three (3) sites
that no action relating to park enhancement projects be taken at this time.
Pine School Future Community Park
As a result of the original committee proceedings with the Northwest Quadrant
Citizens' Group, the reality of the City's ability to acquire Pine Street School site in
the future for use as a community park is uncertain at this time. Consequently, a
recommendation was made to the City Council on November 14,1989, as part of the
Park Site and Facility Planning Subcommittee Report on Northwest Quadrant Park
Issues that a replacement plan and reallocation of P.I.L (Park In Ueu) and P.F.F.
(Public Facilities Fees) as Identified In the C.I.P. (Capital Improvement Program)
Budget for the Pine School site may be appropriate. The Identification and
reallocation of funds for another future community park site needs to be
readdressed In the Parks and Recreation Element However, Pine School future
acquisition should remain within the Element to provide for future development as
027 5
a community park should the property become available.
Property North of Holiday Park/Property Adjacent to Chase Field
During the original committee meetings, the acquisition of additional property
adjacent to Holiday Park and/or Chase Field was discussed for the purpose of
providing a site for the development of a community center/gymnasium.
Subsequent to these meetings, the Subcommittee that recommended revisions to
the 1989 Parks and Recreation Element was also envisioning a concept to expand
the Pine School site in conjunction with Chase Field through acquisition of
additional land. The purpose was to create a larger community park site. However,
during the Northwest Quadrant Park Enhancement Committee meetings, It was
determined that the acquisition of the Pine Street site was uncertain at this time.
Efforts to create a community park at another location then became the direction of
the Parks and Recreation Commission. Accordingly, the Subcommittee believes that
the constraints involved with the acquisition of land adjacent to these sites
outweighs the merit of that which Is recommended for a community park site at
another location. Therefore, the Subcommittee is not recommending to acquire or
develop additional property in this vicinity for a community facility.
Buena Vista Reservoir
This property is an asset of the Water Enterprise Fund. It Is currently being
used for City maintenance purposes which would be displaced should the site be
developed for park purposes. The site is approximately two and a half (2%) acres
in size and Is not considered to be conducive with today's park development
philosophy. Accordingly, the Subcommittee is not recommending acquisition or
development of this site at this time.
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Cannon Lake
This future park site is currently identified in the 1990-91 C.I.P. Budget for
development In the years 1995 through 2000. Conceptual development plans for
this site have been the discussion at several Parks and Recreation Commission
meetings. During the May 1986 meeting, the Commission endorsed a conceptual
development plan for this site which emphasizes passive day use and associated
recreation amenities. The Subcommittee has not recommended to after the current
development schedule of this site.
Bike Trails Around Lagoons
The development of bike trails (or trails offering any recreation use) around
lagoons should, and In all likelihood, will be required of development approvals or
be subject to the requirements of Local Coastal Plans. The establishment of the
mixed recreational use on trails is currently an Issue being discussed by the Open
Space Trails Committee. The recommendation of this Subcommittee Is to defer
options for use based upon the outcome of the Trails Study and those uses which
may be mandated by other regulatory agencies. The revised Macarlo Canyon
Master Plan currently Identifies a trail system on the south side of the Agua
Hedlonda Lagoon. However, environmental sensitivity in specific areas of all
lagoons may hinder the development of bicycle trails around Carlsbad's lagoons.
The Subcommittee encourages the development of trails as conditions of
development approval created at the Planning Commission level. Therefore, the
recommendation Is to encourage trails around the lagoons as conditions of
development approval contingent upon the review by appropriate environmental
029 7
agencies.
Y.M.C.A. Property
On November 14, 1989, the City Council directed staff to investigate the
possibility of acquiring the subject Y.M.C.A. property. Upon completion of staff
investigation and report back to the City Council, the acquisition of the Y.M.C.A.
property at this time did not receive approval by the City Council. However, the
Council referred this matter to the Open Space Committee for inclusion in any open
space general obligation bond issue or land acquisition program they might
develop. The Subcommittee defers any recommendation pending outcome of the
open space issue.
405 Oak
This property is an asset of the Water Enterprise Fund and Is currently utilized
for City maintenance purposes. Development of this site would displace an
important City function currently based at this site. The Subcommittee suggests
future consideration for acquisition of possible park development in relationship to
a railroad right-of-way linear park, should that project come to fruition, and If the
maintenance function Is relocated in future years. However, It is not recommended
for acquisition or development at this time, and K should be noted that there may
well be competing uses for that property (I.e. parking, low Income housing). The
use of Redevelopment funding should be considered for acquisition and
development
030
Plo Pico Park/Oak Park
During original Subcommittee meetings, these two park sites were discussed
for the potential to buy, sell, lease, or trade for additional park sites. These sites are
currently listed in the Park Inventory and were acquired by the City through the use
of P.I.L funds. While these sites may not receive the degree of use that other parks
throughout the quadrant experience, the Commission is not recommending to
change the current status of these sites.
ZoneS
The acquisition of property for use as a community park site was considered
during the original committee meetings as a requirement of Zone 8 and 24. It was
suggested this property (±10 acres) be located adjacent to the Agua Hedlonda
Lagoon and Park Drive. Due to environmental concerns related to development of
a community park site in close proximity to the lagoons and the fact that this site
was in the immediate vicinity of Laguna Riviera Park and the future 288 acre Macario
Canyon Community Park, the Subcommittee is not recommending the acquisition
or development of this site.
Property Adlacerrt to Y.M.C.A. Parcel
Relative to the action regarding the acquisition of the Y.M.C.A. property as
previously discussed in this report, the Subcommittee Is not recommending the
acquisition or development of this site.
031 9
Close Off Vallev Street
A suggestion made during the C.A.R.A. meeting of March 1990 was to close
off Valley Street between Magnolia Avenue and Andrea Way in an attempt to expand
the potential to provide additional activity playflelds. Due primarily to concerns
regarding traffic circulation requirements and the limited return on Investment in
terms of providing an additional recreation area, the Subcommittee is not
recommending this suggestion.
Oak Avenue and Valley Street
An additional site considered by the Subcommittee during a visual Inspection
of all sites was property located on the southwest corner of Oak and Valley.
However, after consideration and In lieu of the recommendations as listed below, the
site was no longer considered for park development
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032
Recommendation of Park Enhancement Sites for Northwest Quadrant
The following four (4) sites have been recommended by the Subcommittee as
enhancement opportunities for additional park development within the northwest
quadrant. After considerable discussion and evaluation of all sites identified in this
report, the following sites were considered to be the most beneficial In terms of the
City's ability to fund the acquisition and/or development. The sites which are being
recommended are:
• Hosp Grove
• Property adjacent to Valley Junior High School
• Maxton Brown Extension
• Community Garden
The following comments will further define the Subcommittee's
recommendations.
032
I. HOSP GROVE
The Committee has recommended a paseive/actlve development scenario
which would Include picnic facilities, parking, pathways, tot lot amenities, and minor
landscape improvements on approximately 8 acres immediately adjacent to, and
across Jefferson Street from the previous duck feeding area.
The subcommittee recommended this particular site for park enhancement for
the following reasons:
• City owned property
• Would provide a popular recreational use area In conjunction with the
newly constructed parking lot and duck feeding area
• It is anticipated the majority of enhancement development of this site
can be funded with 1988 State Park Bond funds ($172,000).
• Development of this site can also act as a staging area, should future
trails development within Hosp Grove or on a Cftywide level occur.
During the May 1990 meeting the Parks and Recreation Commission, by a
vote of 6-1, recommended to apply the 1988 State Park Bond Allotment of $172,000
towards a passive/active development to this area of Hosp Grove. Conceptual park
development plans were prepared in-house and presented to the Commission
during the June meeting. By a unanimous vote, the Commission recommended to
proceed to the City Council for approval of the grant application, and conceptual
development plan for this portion of Hosp Grove. Staff will present the conceptual
development plan to the City Council in conjunction with this report
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034
II. PROPERTY ADJACENT TO VALLEY JUNIOR HIGH
SCHOOL
Om recommendation which accompanied the Commission's report on
Northwest Quadrant Park Issues to the City Council on November 14,1989, was to
identify an additional community park site in the northwest quadrant to replace the
Pine Street site as identified in the park inventory. The recommendation was made
as a result of the uncertainty to acquire Pine School from Carlsbad Unified School
District (C.U.S.D.) in the future for use as a community park. A recommendation to
reallocate funds identified in the C.I.P. Budget for the acquisition of Pine School was
also presented. The Subcommittee directed staff to Investigate the status of
property Immediately north of Valley Junior High School as a replacement site for
a community park.
Staff Investigation identified a section of land approximately 14 acres in size
which could facilitate the development of a community park and house the types of
amenities typically associated with a community park as outlined In the Parks and
Recreation Element (community center/gymnasium, multi-use playing fields, picnic
areas, tot lots, parking, hardcourt surfaces, etc.) Although a replacement site for
Pine School would only require the acquisition of seven (7) acres to meet the park
acreage requirement for the northwest quadrant, Council, in November 1989,
indicated no apprehension towards acquiring additional parkland above that
required to meet a performance standard of three (3) acres per thousand (1,000).
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Currently, the primary use of this property is for agriculture (flower)
production. However, three (3) residences are located within the subject site. The
following information was presented, as requested, to the Parks and Recreation
Commission during the June Commission meeting.
The attached exhibit depicts the block of property bordered by
Highland Avenue (west), Chestnut Avenue (north), Valley Street (east),
and Magnolia Avenue (south).
The parcel of land currently under production of bird of paradise
flowers is located in the southeast corner of the block, contains a total
of 5.34 acres and Includes one (1) residence In the extreme southeast
corner. Presently, this parcel is the subject of application for a
Tentative Track Map under review by the Planning Department The
Track Map would create 17 residential units and Is recommended for
approval by Planning Department staff to the Planning Commission.
Regardless of whether a Tentative Map Is approved, it would not
necessarily preclude the City's ability to acquire this land.
Parcels 12,42,43, and 45 of the study area are also currently utilized
for agricultural (flower) production. The four (4) parcels contain a total
of 6.67 acres and house several polyvlsqueen hothouse structures.
Parcels 15 and 16 total 1.87 acres and are undeveloped with the
exception of one (1) residence In the northern most section of Lot 15.
Parcel 70 (approximately 1/3 acre) contains one (1) residence.
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036
In total, the size of the study area is 13.97 acres and contains a total
of eight (8) parcels, four (4) property owners, and three (3) residences.
Currently available In the P.I.L account for the northwest quadrant is
$1,200,000. It is forecasted that a total of $2,380,000 will be available by 1993-94 for
acquisition of land In the northwest quadrant The actual cost to acquire this
subject site is not known. However, it Is anticipated to range between $300,000 to
$500,000 per acre. Although current C.I.P. funds would not be sufficient to acquire
the entire 14 acre site, it may be sufficient to acquire the 5.34 acre parcel. Due to
the status of this parcel, tt is recommended to pursue acquisition of this site
immediately and to Identify the remaining property In the Parks and Recreation
Element as a future community park site. To accomplish immediate acquisition,
Council would need to advance the project to FY 91-92 in the C.I.P. Budget
Acquisition of the remaining property and a phased development of the entire site
could be pursued as additional funds can be made available.
After review and discussion of this subject property, the Parks and Recreation
Commission, at the June meeting unanimously (6-0) recommended to continue
efforts to acquire this site as City owned property for the purpose of park
development This concept received positive public comment with regards to the
development of a community park during Commission discussion.
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III. MAXTON BROWN EXTENSION
The subcommittee reviewing enhancement opportunities in the northwest
quadrant recommended a long range phased development of this site for park
purposes. In addition, they recommend to pursue the possibility of creating access
to and development of recreational opportunities on open space easements which
exist on property immediately west of Maxton Brown Extension between the A.T.S.
& F. Railroad and the Pacific Ocean. Essentially, this development concept would
create safe pedestrian access from Maxton Brown Park on Laguna Drive to Maxton
Brown extension along Carlsbad Boulevard across the railroad right-of-way (via
pedestrian bridge) to an existing public access and recreation use easement area
extending to the Pacific Ocean.
The Maxton Brown Extension site currently houses a sewer pump station
which is scheduled to be expanded in the C.I.P. Budget during the 91-92 fiscal year.
The designed construction will actually Increase the opportunity for the development
of recreational opportunities through underground construction of the existing pump
station and elimination of the existing concrete settling basin. The Maxton Brown
Extension site Is owned by the City of Carlsbad and is approximately one and one-
half (11/a) acre* In size, and It could be developed into a special use area, enhancing
recreational opportunities for fishing in the Buena Vista Lagoon, providing picnic
facilities, landscaping, parking, and a staging area for a public access point to the
Pacific Ocean.
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Although the eventuality of this development concept may require approvals
from many agencies (I.e., Coastal Conservancy, Coastal Commission, A.T.S. & F.,
Fish and Game, State Lands Commission, etc.) the Parks and Recreation
Subcommittee recommends to pursue the realization of this long range recreational
opportunity and, furthermore, requests funding In the C.I.P. Budget for the
development of Maxton Brown Extension. Consideration should be given to
incorporate funding within the rehabilitation of the sewer pump station scheduled
for FY 91-92. In addition, staff suspects there Is a good possibility that grant
funding would be available from the Coastal Conservancy whose priority objectives
are to provide for public access to the coastal waters. Additional grant funding
opportunities may well exist, and if grant funding Is available, it is recommended to
extend public access and recreational opportunities to the Pacific Ocean.
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IV. COMMUNITY GARDEN
The Subcommittee has recommended to include the Community Garden site
within the current Parks Inventory. After inspecting the site, the Subcommittee
acknowledged the Community Garden as a recreational opportunity afforded by the
City. Although the site is located on City owned property approximately one and
one-half (11/a) acres In size, they feel the community gardening experience has not
been accredited nor received the publicity to create community awareness of its
availability. Accordingly, the Subcommittee has also recommended to staff that
information regarding the Community Garden be addressed In the Recreation
Brochure which is published three (3) times annually. Furthermore, if Increased
publicity creates additional demand which cannot be accommodated at the existing
site, the Subcommittee has recommended to expand the Community Garden site to
City owned property immediately north of the library. Efforts to expand this
opportunity may also include the creation of a recreation instructional class
designed to educate participants in developing their gardening expertise.
The Subcommittee realizes this site may well be used for City Hall or Library
expansion in years to come. However, during the Interim, if appropriate, the site
could facilitate Community Garden expansion. Currently, the Community Garden
has a total off 48 plots 20' by 30' in dimension. Each lot is made available for use
at a nominal fee of $25 per year. To date, this year, 43 plots have been leased.
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Conclusion
The Parks and Recreation Commission wae directed by the City Council to
establish a five (5) year plan to enhance park facilities within the northwest
quadrant. After considerable effort, the Subcommittee(s) that were assigned this
task by the Commission has recommended several park enhancement opportunities
as outlined in this report The Subcommittee further recommends that funding for
these projects be Identified in the C.I.P. Budget and Parks Inventory to clearly define
the objectives towards fulfilling the goal of Growth Management requirements and
park enhancement In the northwest quadrant
In addition, the Subcommittee recommends to include in the Parks Inventory
the recently completed Duck Feeding Area and the Ocean Street Sculpture Park
which will soon come online. The Subcommittee concludes that these areas provide
recreation opportunities, and because the maintenance is the responsibility of the
Parks Division, the areas should be included in the Parks Inventory.
In summary, the following areas are recommended as northwest quadrant
park enhancement opportunities.
• Hosp Grove 5.62 Ac
• Property adjacent to 5.34 -14 Ac
Valley Junior High School
• Maxton Brown Extension 1.15 Ac
• Community Garden 1.33 Ac
• Duck Feeding Area .66 Ac
• Sculpture Park .17 Ac
TOTAL 14.27 - 22.93 Ac
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