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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. o < oo 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 4 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. fe£/C 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. 028 6 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 10 032 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 12 034 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). 035 13 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. 14 036 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. 037 15 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. 038 16 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. 039 17 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. 040 18 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 041 19