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DEPT. I
REPORT CITY A'
1
AB# /<, ff16 NORTHWEST QUADRANT TITLE: PARK ENHANCEMENT MTG. re=?&*
DEPT.&, CITY M
RECOMMENDED ACTION:
Consider the recommendations as outlined in the summary of the Agenda Bill and
direct staff accordingly
I ITEM EXPLANATION: In November 1989, Council directed staff to work with a subcommittee of the Parks
and Recreation Commission to further evaluate potential park enhancement
opportunities as identified in a citizen study and a report presented by the Park Site
and Facility Planning subcommittee of the Parks and Recreation Commission. The
ultimate goal was to develop a five year plan for park enhancement within the
Northwest Quadrant.
The subcommittee charged with this task has met many times over the past several
months to review both reports presented in November 1989 and to visually inspect all
potential sites and discuss financing opportunities for a five (5) year plan for park
enhancement in the Northwest Quadrant.
In July 1990, the subcommittee presented a final report (Exhibit l), to the Parks and
been considered and has made recommendations regarding the use of each site as it
relates to park enhancement potential.
The following is a listing of all sites considered during the subcommittees review:
Recreation Commission, The attached report outlines the numerous sites which have
1. Establishment of a Trail System
2. Property north of Denny's Restaurant
3. Parks and Recreation Administration and Maintenance Yard
4. Parking Lot (Fire Station No. 1)
5. Pine School (Future Community Park)
6. Property North of Holiday Park
7. Property Adjacent to Chase Field
8. Buena Vista Resewoir
9. Cannon Lake
10. Bike Trails around Lagoons
11. Y.M.C.A. Property
12. 405 Oak
13. Pi0 Pic0 Park
14. Oak Park
15. Property Adjacent to Y.M.C.A. Parcel
16. Close off Valley Street
17. Oak Avenue and Valley Street
18. Duck Feeding Area
19. Sculpture Park
20. *Hosp Grove
21. "Property Adjacent to Valley Jr. High School
PAGE 2, AB #dm m
22. *Maxton Brown Extension
23. *Community Garden
24. *AHL Zone 8 (Park Parcel)
On items 1-19 the Commission's decision and/or recommendation was to either:
A. Defer any action at this time
B. Not to consider acquiring or developing
C. Be conditioned to future development
D. Not to alter current status
E. Not to be leased, sold, nor exchanged
F. Should be incorporated in the Park Inventory
* Items 20-24, as recommended by the Commission, are future projects the Council
may wish to consider that may be incorporated within a Five Year Park Enhancement
Program in the northwest quadrant. They are as follows:
ACRES
e Hosp Grove (Passive/Active Development) 5.54
9 Property Adjacent to V,J,H.S. (Immediate Acq.) 5.34
Property Adjacent to V.J.H.S. (Future Acq.) - 8.63
Subtotal 13.97
e Maxton Brown Extension (Development) 1.15
Subtotal 5.15
Area Adjacent to Maxton Brown (Future Acq.) 4.0+-
0 Community Garden (Incorporate & Expand) 1.33+-
0 AHL Zone 8 Park Parcel (Acq. & Development) m
TOTAL ALL AREAS 37.29+- =
Although the attached subcommittee report (Exhibit 1) provides more detailed
recommendation will be summarized regarding the projects the Commission proposes
to be considered for the Northwest Quadrant Park Enhancement Program.
information regarding enhancement opportunities, the following analysis and
PAGE 3, AB #zfm 0
HOSR Grove
The proposed site for a passive/active development within the City owned Hosp Grove
contains approximately 5.5 acres and is located immediately south of Buena Vista
Lagoon and the newly constructed duck feeding area. Development considerations
include picnic areas, tot lot amenities, pathways, and parking in an effort to enhance
the existing character of the site, maximize the aesthetic nature of the Buena Vista
Lagoon and expand the recreational experience associated with the duck feeding area.
Acquisition Cost - -0-
Development Cost - $172,000
Total $172,000
Annual M/O Cost - $ 12,500
Funding Source - 1988 Park Bond Act
(per capita program)
$172,000
Development Time Line - FY 1991 - 93
Recommendation
If Council concurs, accept the Commission’s proposal to develop a portion of Hosp
Grove (5.5 acres) utilizing 1988 State Bond Act funds.
Propertv Adjacent to Valley Jr. Hiah School
As part of the original Northwest Quadrant park issues report submitted to Council in
November 1989, a recommendation was made by the Commission to identify an
additional Community park site in the Northwest Quadrant to replace the Pine School
site. The recommendation was made due to the uncertainty of the City’s ability to
purchase Pine Street School in the future for use as a community park.
The Commission directed the subcommittee and staff to investigate the property
adjacent to Valley Jr. High School as a possible replacement site. Investigation
revealed a section of property 13.97 acres in size containing eight (8) parcels, four (4)
property owners, and three (3) residences. The majority of the total site is currently
utilized for agricultural production. The Commission considered the subject property to
be conducive to the development of a community park in that it could house the types
of amenities typically associated with other community parks currently developed
throughout Carlsbad (i.e., multi-use activity fields, community center/gymnasium, passive
areas, picnic, parking, tot lot, etc.)
PAGE 4, AB #&fm 0
In July of this year, the Planning Commission by a 4-2 vote approved an application for a tentative tract map on a 5.34 acre parcel contained within the subject site. The
subcommittee and Commission agreed that this approval did not necessarily preclude
the City’s ability to still purchase the property if negotiations with the land owner began
immediately. Accordingly, the Commission’s recommendation was to immediately
pursue negotiations to acquire this 5.34 acre parcel and to investigate the possibilities to
acquire the remaining 8.63 acres at a future date.
Recently, staff has become aware that the Carlsbad Unified School District (C.U.S.D.) officials are also interested in the subject 13.97 acre parcel for expansion of playing
fields for the V.J.H.S. students. District officials have corresponded with the Mayor
indicating their interest in a possible joint venture with the City in the acquisition
and/or development of the 13.97 acre parcel.
Recommendation
Staff suggests, if Council concurs, that the issue of acquisition and/or development
strategies for the 13.97 acre parcel be considered by the City School Coordinating
Committee.
If a joint venture can be worked out to the satisfaction of both parties, a report
outlining the financing and development concepts should be prepared for future District
and City Council consideration.
Maxton Brown Extension
This 1.15 acre site is owned by the City and is located adjacent to the Buena Vista
Lagoon just east of the ATS&F Railroad. This property currently houses the Home
Plant sewage pump station which is currently scheduled in the C.I.P. for rehabilitation
during Fiscal Year 90-91. The rehabilitation will essentially eliminate the current above
ground facilities (concrete filtration basin and pump house) and newly constructed
facilities will be placed underground. On a short term basis, it may be possible to
coordinate the rehabilitation project to incorporate landscaping concepts conducive for
passive recreational uses.
The subcommittee and Commission agree this project could be the beginning of a
phased development plan, which would ultimately create 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.
PAGE 5, AB #/a, m w
Acquisition Costs - -0-
Development Costs (1.15 ac.) - $200,000
Total $200,000
Annual M.0 Cost - $ 8,600
Funding Source - partial C.I.P. home plant Rehab. ($20,000) - future Park Bond Act grants - coastal conservancy grants for coastal access projects - community resources - PFF (needs to be included in the C.I.P.)
Development Time Line - FY 1991-95 (1.15 acres)
The long range vision of the subcommittee and Commission is to extend the
recreational opportunity to include the public access and recreational use easement
area which currently exists on the west side of the ATS&F Railroad. This concept
would provide public access to the ocean from Maxton Brown Extension and, while the
Commission understands the concept will not be easily achieved, they feel the possible
eventuality would be well worth the pursuit. However, realizing the expense involved
with this concept, the Commission recommends that funding for development be
contingent upon grant awards from the Coastal Conservancy or other agencies.
LOW HIGH
Acquisition Costs 0 0 Development Costs (+4 ac.) - $500,000 - $ 500,000 (Est.) Bicycle & Ped. overpass 500,000 750,000 (Est.)
Total $1,000,000 $1,250,000 (Est.)
Annual M/O Cost - $30,000
Funding Source - Coastal Conservancy and or other grant programs
Development Time Line - Long Range
Recommendation
If Council concurs, your action would be to direct staff on a short term basis to
coordinate the C.I.P. rehabilitation pump project to include landscaping concepts for
passive recreational uses on the 1.15 acre parcel within fiscal year 91-95. In addition,
development concepts and funding mechanisms for future enhancement need to be
incorporated in the C.I.P.
On a long range basis, if Council concurs, investigate the acquisition and development
proposal of an open space easement leading from Maxton Brown Extension to the
Pacific Ocean utilizing future grant opportunities,
PAGE 6, AB #/a, B 0
Communitv Garden
The current site of the Community Garden is 1.33 acres and is owned by the City. The
subcommittee and Commission agree this site presently provides a recreational
experience for citizens to participate in. Although the Commission understands this site
may provide the Community Garden on a temporary basis only, they recommend it be
included within the Parks Inventory, In addition, they agree that increased publicity of
this opportunity (i.e., Recreation Brochure) may increase awareness and participation ir,
this activity.
If increased awareness leads to greater demand, the recommendation is to expand the
Community Garden to include the City owned property east of the Library site. Again,
the Commission also realizes this site may well be used for City Hall or Library
expansion. However, during the interim, if appropriate, the site could facilitate
Community Garden expansion.
Acquisition Costs -
Development Costs - -0-
$5,000
Total $5,000
Annual M.0 Cost - $2,000
Funding Source - P & R Department Maintenance and Operation budget
Development Time Line - Contingent upon demand.
Recommendation
If CounciI concurs, direct staff to incorporate the Community Garden into the Park
Inventory and to increase public awareness of this program through the department
brochure.
In addition, if there is an increased demand for use, on an interim basis, it is the
Commission’s recommendation to expand the program to the City owned property east
of the Library site.
Propertv on North side of Aqua Hedionda Laqoon (approx. 11 acres)
During the July 1990 meeting, the Commission, after considerable discussion and public
input from the audience, reversed the Subcommittee’s recommendation not to seek
additional park property adjacent to the lagoon’s north shore. The Subcommittee
based their decision due to environmental concerns related to park development and because the subject site was in close proximity to the existing park (Laguna Riviera) and a future community park (Macario Canyon).
The basis for the Commission’s reversal of the Subcommittee’s recommendation was
that by concensus, they felt this area afforded the last opportunity to provide expanded
public access to the lagoon with ample parking and park amenities which at this time
have yet to be determined.
PAGE 7, AB #dfm w
Accordingly, the Commission has directed staff to continue investigations relating to the
acquisition of property approximately 11.3 acres in size, located within Local Facility
Management Plan (LFMP) Zone eight (8), and is currently zoned RMH-1 (Residential
Medium High Density 8-15 DU/AC).
Recommendation
If it is the Council’s direction to further pursue the acquisition and development
potential of this subject parcel, staff will evaluate the acquisition and development
possibilities and return to the City Council for further direction.
Summarv/Recommendation:
1. If Council concurs, your action would be to accept the Parks and Recreation
Commission’s decisions and recommendations on items 1 - 19 on the face of the
agenda bill and as outlined in the Subcommittee report.
Regarding the park enhancement opportunities in the northwest quadrant, if Council
concurs, your action would be to:
2. Hosp Grove - Accept the Commission’s proposal to develop a portion of Hosp
Grove (5.5 acres) utilizing 1988 State Bond Act funds.
3. Property Adjacent to Valley Jr. High School - Direct staff to defer this
acquisition and development proposal of the 13.97 acre area to the City School
District Coordinating Committee for a joint venture for acquisition and/or
development considerations.
4. Maxton Brown Extension - Direct staff on a short term basis to coordinate the
C.I.P. rehabilitation pump project to include landscaping concepts for passive
recreational uses on the 1.15 acre parcel within fiscal year 91-95. In addition,
development concepts and funding mechanisms for future park enhancement
should be incorporated in the C.I.P. after appropriate approvals.
On a long range basis, investigate the acquisition and development proposal of
an open space easement leading from Maxton Brown Extension to the Pacific
Ocean utilizing future grant opportunities.
5. Community Garden - Direct staff to incorporate the Community Garden into the
Park Inventory and to increase public awareness of this program through the
department brochure. If there is an increase demand for use, on an interim
basis, it is the Commission’s recommendation to expand the program to the City
owned property east of the Library site.
6. Property on the North Side of the Agua Hedionda Lagoon - Evaluate the
acquisition and development possibilities and return to the City Council for
further direction.
PAGE 8, AB #a - a
FISCAL IMPACT
The present balance in the P.I.L. fund for the Northwest Quadrant is $1.2 million. The
fund is expected to receive an additional $2.6 million between now and buildout based
on current P.I.L. fee schedules. If the Council wishes to fund projects requiring more
than $3.8 million for acquisition of land, some form of alternate financing will have to
be made available. Although Council may consider the use of General Funds, Mello-
Roos Districts, General Obligation Bonds or other forms of benefit districts, each of
these will require some form of voter approval before it can be implemented (General
funds are limited by Code Section 1.24 - Proposition H).
If Council wishes to use P.I.L. funds to purchase land before these funds would
otherwise become available (accelerate the C.I.P.), some form of inter fund loan will be
required. Staff will review these options identified if Council directs staff to pursue the
projects described above.
Currently in the approved 1990-91 C.I.P. budget there is $877,000 of P.F.F. funds
scheduled for seven (7) acres of park development in FY 1995-2000. There is also
$2,250,000 of P.F.F. funds scheduled for a community center in the year 2000+. It
should be noted that to reallocate these funds to an earlier date may require a
reprioritization of other approved P,F,F, projects,
The Maintenance and Operation costs identified in each specific project would become
a General Fund Obligation and would be requested during the fiscal year in which the
project comes on line.
EXHIBITS:
1. Northwest Quadrant Park Enhancement Report
m
NORTHWEST QUADRANT
PARK ENHANCEMENT REPORT
July 3, 1990 Prepared by a Subcommittee of th
Parks & Recreation Commissio
John Strayer, Cindy Ward, Kim Welshol
Report presented, accepted, and approved (6-0:
by the Parks and Recreation Commission at the July 23,1990 Meetin
. 0 a
TABLE OF CONTENTS
BACKGROUND ........................ Bo 2
S~CONS~~~ONS ................... Pg- 3
DISCUSSION ......................... pg . 4-11
RJ3co"ENDED PARK ENHANCEMENT SITES
FOR NORTHWESI'QUADRANT ................ ~g . 12-18
CONCLUSION ......................... pg . 20
e e
Backaround
In November 1989, the City Council was presented with two reports o
Northwest Quadrant Park Issues. One report was presented by a Northwe:
Quadrant Citizens’ Group, and one report was presented by the Park Site an,
Facility Planning Subcommittee of the Parks and Recreation Commission. Both c
these groups met many times over several months in a cooperative effort to addres
park enhancement possibilities as identified in both reports.
After the report presentations, the Council directed staff to work with th
Commission to further evaluate potential park sites identified in the Commission’
and Citizens’ report in an effort to develop a five (5) year plan to enhance par1
facilities in the northwest quadrant. To that end, staff has met with a Parks anc
Recreation Subcommittee to further evaluate all potential sites as outlined in bot1
reports presented on November 14,1989.
The following is a listing of all sites jointly identified and investigated for par1
development potential by the Subcommittee of the Parks and Recreatiol
Commission in conjunction with the Citizens’ Group representing the northwes
quadrant. In addition, there are two sites suggested as a result of a Carlsbac
Athletic and Recreation Association (C.A.R.A.) meeting held March 28, 1990.
After visually inspecting each site, discussing the existing use, and evaluatinc
the park development potential, the subcommittee has made the following comment!
and recommendations pertaining to each site for City Council consideration for park
enhancement projects within the northwest quadrant.
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' - Establishment of a Trail System Pa 4
0 Property north of Denny's Restaurant PS. 4
0 Parks and Recreation Administration and Maintenance Yard* PS. 4
0 Parking Lot (Fire Station No. 1)*
0 Pine School (Future Community Park)
Pa 4
P9* 5
0 Property North of Holiday Park P9 6
0 Property Adjacent to Chase Field P9. 6
0 Buena Vista Reservoir* P9. 7
Q Cannon Lake
0 Bike Trails around Lagoons
Y.M.C.A. Property
0 405 Oak*
PB. 7
P9- 7
PS- 8
Pg* 9
0 Pi0 Pic0 Park
0 Oak Park
0 afi@ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8f . . . . . , . . .,
0 Property Adjacent to Y.M.C.A. Parcel**
. . . . . . . . . . . . . . . . . . . . . .
P9- 9
P9. 9
P9. 1(
P9*1(
0 Close off Valley Street** pg. I:
pg. 1:
Pg- 1'
pg. 1;
pg. l!
*Table II Northwest Quadrant Citizen Group New Potential Park Sites
**C.A.R.A. Suggestions ~~crmmrmzCedili~~~~~~~~~n~~~~~~~j~~
. .......................................... . . . . . . . . . . . . . . . . . . . . :.: .~.. ........................................................................................................................ '... ............................................. . . . .. ... .... . . ..,.
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Discussiohi
a Establishment of a Trail Svstem
As a result of the Open Space Committee’s report to the City Council, a
Executive Committee was formed to address a number of issues including th
feasibility of a Citywide trail system. The feasibility study was prepared by
Consultant, staff, Planning and Parks and Recreation Commission represenlativet
as well as members of the Executive Committee. Currently, the feasibility study i
undergoing review by the Parks and Recreation Commission, Planning Commissior
and City Council.
CommentslRecommendatns:
It is the Subcommittee’s recommendation to defer any action or recommendatio
regarding the establishment of a trail system until the outcome of the Trail
Feasibility Study has been determined.
a Prmertv North of Dennv’s Restaurant
CommentslRecommendafns:
The current philosophy for park development is to provide larger communit
parks and not smaller “mini-parks”. The total acreage of this site is approximatell
two (2) acres. The Subcommittee is not recommending the acquisition o
development of this site for park purposes.
0 Parks and Recreation Administration and MaintenanceYard/Parking Lot (Fire Statior
No. 1 )/Community Garden
These sites generally located in the vicinity of City Hall were originall!
suggested for the potential to create a civic center parklike theme surrounding Cit!
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Hall. While longterm use of this property should not exclude the opportunity fo
recreational development, the Subcommittee considers current uses to bc
significant. The Greenwood property located immediately west of City Hall currentl,
houses the Parks and Recreation Administration and Maintenance yard. A tim
frame for future plans for the relocation of this facility have not been positivel!
defined. Because this parcel is owned by the City, if the property is vacated, thc
opportunity of a longterm lease revenue for this site may outweigh the benefits o
providing a park on this parcel.
The site of the present Community Garden immediately north of the Librar
currently provides for plots of land which many citizens lease from the City at i
nominal fee to participate in a recreational gardening experience. Thc
Subcommittee feels that this site currently provides a recreational opportunity fol
citizens to participate in.
CommentslRecommendations:
It is the recommendation of the Subcommittee regarding these three (3) site:
that no action relating to park enhancement projects be taken at this time.
8 Pine School Future Communitv Park
As a result of the original committee proceedings with the Northwest Quadrani
Citizens’ Group, the reality of the City’s ability to acquire Pine Street School site ir
the future for use as a community park is uncertain at this time, Consequently, i
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 Lieu) and P.F.F.
(Public Facilities Fees) as identified in the C.I.P. (Capital Improvement Program)
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Budget for the Pine School site may be appropriate.
Comments/Recommendations:
The identification and reallocation of funds for another future community park sit1
needs to be readdressed in the Parks and Recreation Element. However, Pin1
School future acquisition should remain within the Element to provide for futur
development as a community park should the property become available.
e Prooertv North of Holidav ParWPropertv Adiacent to Chase Field
During the original committee meetings, the acquisition of additional propeq
adjacent to Holiday Park and/or Chase Field was discussed for the purpose o
providing a site for the development of a community center/gymnasium
Subsequent to these meetings, the Subcommittee that recommended revisions tc
the 1989 Parks and Recreation Element was also envisioning a concept to expanc
the Pine School site in conjunction with Chase Field through acquisition o
additional land. The purpose was to create a larger community park site. However
during the Northwest Quadrant Park Enhancement Committee meetings, it wa:
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 o
the Parks and Recreation Commission.
CommentslRecommendations:
The Subcommittee believes that the constraints involved with the acquisitior
of land adjacent to these sites outweighs the merit of that which is recommendec
for a community park site at another location. Therefore, the Subcommittee is no
recommending to acquire or develop additional property in this vicinity for i
community facility.
6
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e 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 (2l/') acres
in size and is not considered to be conducive with today's park developmenl
philosophy.
CommentslRecommendations:
The Subcommittee is not recommending acquisition or development of this
site at this time.
e Cannon Lake
This future park site is currently identified in the 1990191 C.I.P. Budget fol
development in the years 1995 through 2000. Conceptual development plans fol
this site have been the discussion at several Parks and Recreation Commissior
meetings. During the May 1986 meeting, the Commission endorsed a conceptua
development plan for this site which emphasizes passive day use and associatec
recreation amenities.
CommentslRecommendatio~s~
The Subcommittee has not recommended to alter the current developmeni
schedule of this site.
e Bike Trails Around Laqoons
The development of bike trails (or trails offering any recreation use) arounc
lagoons should, and in all likelihood, will be required of development approvals 01
be subject to the requirements of Local Coastal Plans. The establishment of thc
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mixed recreational use on trails is currently an issue being discussed by the Oper
Space Trails Committee. The recommendation of this Subcommittee is to defel
options for use based upon the outcome of the Trails Study and those uses whicj
may be mandated by other regulatory agencies. The revised Macario Canyol
Master Plan currently identifies a trail system on the south side of the Agui
Hedionda Lagoon. However, environmental sensitivity in specific areas of al
lagoons may hinder the development of bicycle trails around Carlsbad’s lagoons
The Subcommittee encourages the development of trails as conditions o
development approval created at the Planning Commission level.
Commentslffecommendations:
The recommendation is to encourage trails around the lagoons as condition!
of development approval contingent upon the review by appropriate environmenta
agencies.
0 Y.M.C.A. Propertv
On November 14, 1989, the City Council directed staff to investigate thc
possibility of acquiring the subject Y.M.C.A. property. Upon completion of stal
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, thc
Council referred this matter to the Open Space Committee for inclusion in any ope1
space general obligation bond issue or land acquisition program they migh
develop.
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CommenfslRecommendations:
The Subcommittee defers any recommendation pending outcome of the oper
space issue.
405 Oak
This property is an asset of the Water Enterprise Fund and is currently utilizec
for City maintenance purposes. Development of this site would displace a1
important City function currently based at this site. The Subcommittee suggest'
future consideration for acquisition of possible park development in relationship tr
a railroad right-of-way linear park, should that project come to fruition, and if th,
maintenance function is relocated in future years.
CommentslRecommendations:
It is not recommended for acquisition or development at this time, and
should be noted that there may well be competing uses for that property (i.t
parking, low income housing). The use of Redevelopment funding should b
considered for acquisition and development.
Pi0 Pic0 Park/Oak Park
During original Subcommittee meetings, these two park sites were discusse
for the potential to buy, sell, lease, or trade for additional park sites. These sites ar
currently listed in the Park Inventory and were acquired by the City through the us
of P.I.L. funds.
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CommentslRecommendations:
While these sites may not receive the degree of use that other park!
throughout the quadrant experience, the Commission is not recommending tc
change the current status of these sites.
e Zone 8
The acquisition of property for use as a community park site was considerel
during the original committee meetings as a requirement of Zone 8 and 24. It wa
suggested this property (+ 10 acres) be located adjacent to the Agua Hediond
Lagoon and Park Drive. Due to environmental concerns related to development c
a community park site in close proximity to the lagoons and the fact that this sit
was in the immediate vicinity of Laguna Riviera Park and the future 288 acre Macari
Canyon Community Park, the Subcommittee is not recommending the acquisitio
or development of this site.
CommentslRecommendations~
During the presentation of this report at the July Parks and Recreatio
Commission meeting, staff was directed to further investigate the possibility fc
acquiring property in this vicinity for providing additional land for park an
recreation purposes.
e Prooertv Adjacent to Y.M.C.A. Parcel
CommenfslRecommendations:
Relative to the action regarding the acquisition of the Y.M.C.A. property i
previously discussed in this report, the Subcommittee is not recommending tt
acquisition or development of this site,
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Close Off Vallev Street
A suggestion made during the C.A.R.A. meeting of March 1990 was to closc
off Valley Street between Magnolia Avenue and Andrea Way in an attempt to expanc
the potential to provide additional activity playfields.
CommentslRecommendatons~
Due primarily to concerns regarding traffic circulation requirements and thl
limited return on investment in terms of providing an additional recreation area, thl
Subcommittee is not recommending this suggestion.
e Oak Avenue and Vallev Street
CommentslRecommendations:
An additional site considered by the Subcommittee during a visual inspectio
of all sites was property located on the southwest corner of Oak and Vallel
However, after consideration and in lieu of the recommendations as listed below, th
site was no longer considered for park development.
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Recommended Park Enhancement Sites for N.W. Quadrant
The following four (4) sites have been recommended by the Subcommittee a!
enhancement opportunities for additional park development within the northwes
quadrant. After considerable discussion and evaluation of all sites identified in thi!
report, the following sites were considered to be the most beneficial in terms of thl
City’s ability to fund the acquisition and/or development. The sites which are bein
recommended are:
0 Hosp Grove
0 Property adjacent to Valley Junior High School
0 Maxton Brown Extension
Community Garden
* Agua Hedionda Lagoon (+ 11 acres Zone 8)
* In addition to the subcommittees recommendation for park enhanceme
projects related to the above mentioned sites in the northwest quadrant, tl
Commission on July 23, 1990, further recommended staff to continue investigatic
regarding the acquisition of property immediately adjacent to the north side of Agl
Hedionda Lagoon in the vicinity of Park and Neblina Drive. The ultima
development of this property in terms of recreational use also needs to I
determined.
The following comments will further define the Subcommittec
recommendations.
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I. HOSP GROW
The Committee has recommended a passive/active development scenaric
which would include picnic facilities, parking, pathways, tot lot amenities, and minol
landscape improvements on approximately 8 acres immediately adjacent to, anc
across Jefferson Street from the previous duck feeding area.
The subcommittee recommended this particular site for park enhancement fol
the following reasons:
City owned property
0 Would provide a popular recreational use area in conjunction with thc
newly constructed parking lot and duck feeding area
0 It is anticipated the majority of enhancement development of this site
can be funded with 1988 State Park Bond funds ($172,000).
0 Development of this site can also act as a staging area, should future
trails development within Hosp Grove or on a Citywide 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 $1 72,000
towards a passivelactive 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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ZI. PROPERTY ADJACENT TO VALLEY JUNIOR HIGH SCHOOL
One recommendation which accompanied the Commission’s report 01
Northwest Quadrant Park Issues to the City Council on November 14, 1989, was tc
identify an additional community park site in the northwest quadrant to replace thf
Pine Street site as identified in the park inventory. The recommendation was mad4
as a result of the uncertainty to acquire Pine School from Carlsbad Unified Schoo
District (C.U.S.D.) in the future for use as a community park. A recommendation tc
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 01
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
cerner. 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 polyvisqueen 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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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 fol
acquisition of land in the northwest quadrant. The actual cost to acquire thic
subject site is not known. However, it is anticipated to range between $300,000 tc
$500,000 per acre. Although current C.I.P. funds would not be sufficient to acquirc
the entire 14 acre site, it may be sufficient to acquire the 5.34 acre parcel. Due tc
the status of this parcel, it is recommended to pursue acquisition of this sitc
immediately and to identify the remaining property in the Parks and Recreatiol
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. Budge1
Acquisition of the remaining property and a phased development of the entire sit(
could be pursued as additional funds can be made available.
After review and discussion of this subject property, the Parks and Recreatiol
Commission, at the June meeting unanimously (6-0) recommended to continul
efforts to acquire this site as City owned property for the purpose of par
development. This concept received positive public comment with regards to th
development of a community park during Commission discussion.
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III. MAXTON BROW EXTENSION
The subcommittee reviewing enhancement opportunities in the northwesi
quadrant recommended a long range phased development of this site for park
purposes. In addition, they recommend to pursue the possibility of creating acces:
to and development of recreational opportunities on open space easements whict
exist on property immediately west of Maxton Brown Extension between the A.T.S
& F. Railroad and the Pacific Ocean. Essentially, this development concept woulc
create safe pedestrian access from Maxton Brown Park on Laguna Drive to Maxtol
Brown extension along Carlsbad Boulevard across the railroad right-of-way (vi;
pedestrian bridge) to an existing public access and recreation use easement arei
extending to the Pacific Ocean.
The Maxton Brown Extension site currently houses a sewer pump statio1
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 developmen
of recreational opportunities through underground construction of the existing puml
station and elimination of the existing concrete settling basin. The Maxton Brow1
Extension site is owned by the City of Carlsbad and is approximately one and one
half (1%) acres in size, and it could be developed into a special use area, enhancin!
recreational opportunities for fishing in the Buena Vista Lagoon, providing picnil
facilities, landscaping, parking, and a staging area for a public access point to thl
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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N. COMMUNITY GARLIEN
The SubGommittee has recommended to include the Community Gatden sitr
within the current Parks Inventory. After inspecting the site, the Subcommittet
acknowledged the Community Garden as a recreational opportunity afforded by tht
City. Although the site is located on City owned property approximately one ant
one-half (1%) acres in size, they feel the community gardening experience has noi
been accredited nor received the publicity to create community awareness of its
availability. Accordingly, the Subcommittee has also recommended to staff thai
information regarding the Community Garden be addressed in the Recreatior
Brochure which is published three (3) times annually. Furthermore, if increasec
publicity creates additional demand which cannot be accommodated at the existing
site, the Subcommittee has recommended to expand the Community Garden site tc
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 of 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 W *
The Parks and Recreation Commission was directed by the City Council tc
establish a five (5) year plan to enhanc5 park facilities within the northwes
quadrant. After considerable effort, the Subcommittee(s) that were assigned thi
task by the Commission has recommended several park enhancement opportunitie
as outlined in this report. The Subcommittee further recommends that funding fo
these projects be identified in the C.I.P. Budget and Parks Inventory to clearly definc
the objectives towards fulfilling the goal of Growth Management requirements anc
park enhancement in the northwest quadrant.
In addition, the Subcommittee recommends to include in the Parks Inventor!
the recently completed Duck Feeding Area and the Ocean Street Sculpture Par1
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 have been recommended by the Parks anc
Recreation Commission for northwest quadrant park enhancement opportunities.
0 Hosp Grove 5.54 Ac
0 Property adjacent to 5.34 AC - 13.97 Ac
Valley Junior High School
0 Maxton Brown Extension 1.15Ac - (+-)515 Ac
Community Garden 1.33 Ac
0 Duck Feeding Area .66 Ac
0 Sculpture Park .17 Ac
* Agua Hedionda Lagoon (Zone 8) I+-)ll Ac
TOTAL 25.1 9 Ac 37.02 Ac
*Requires further review
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