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HomeMy WebLinkAbout1993-08-16; City Council; 893-3; Zone 19 Park Land swapCITY OF CARLSBAD - AGENDA BILL AR4 893-3 MTft 8/16/93 OFPT P&R TITLE: ZONE 19 PARK LAND SWAP ( ACTIONS DEPT. HD. HITYATTY CITY MGR u< oo RECOMMENDED ACTION: Approve land swap in concept and direct staff to proceed with the property exchange. ITEM EXPLANATION; As part of the Aviara Master Plan and associated Aviara Parks Agreement, 24.25 acres of park land was dedicated to the City of Carlsbad by Hillman Properties (HPI), the developers of Aviara. The site is located within the Local Facilities Management Zone 19 at the north end of the Aviara development. (Exhibit 1). In April 1986, the Parks and Recreation Commission accepted the Zone 19 park site and on June 27, 1989 the City Council approved the Aviara Parks Agreement which included approval of the site as well as other park related issues. Recently, the City Engineering Department required that the alignment of Poinsettia Lane (which runs to the south of the park site) be revised and shifted to the north. This is a modification from what was depicted on the Aviara Master Plan. The realignment changes the relationship of properties surrounding the park, particularly the 2 acre piece remaining between re-aligned Poinsettia and the park site (refer to cross-hatched area on Exhibit 2). This site was proposed as a church/day care center in the Aviara Master Plan and was originally 4.5 acres. Now that the realignment of Poinsettia has reduced the size of this parcel to 2 acres, HPI assert that this parcel is no longer developable. As a result, HPI requests that an even land swap occur, trading their leftover 2 acre parcel for another 2 acre piece located east of the park cul-de-sac access (refer to Exhibit 3). Staff has reviewed the land swap and finds the proposed new parcel to be suitable for park purposes in accordance with the City's current policies for park land dedication. The topography is relatively flat and no biological, geological or archeological constraints appear to be present based on the technical data available. Therefore, staff is recommending approval of the swap. HPI has prepared two new park concept plans for the purposes of evaluating the land swap related to its effect on park developability. The difference between the two plans is the park program (types of amenities) provided and the grading quantities necessary to provide for the amenities. Alternative Plan 1A (Exhibit 4) provides the same number of ball fields and soccer fields as in the original park concept presented to the Commission in 1986, (one (1) ball field, one (1) soccer field and two (2) multi-purpose fields). However, the grading required in order to provide these amenities would be substantial and would require extensive soil exportation. 012 PAGE 2, AB # Alternative Plan IB (Exhibit 5) eliminates one of the multi-purpose fields and provides more passive recreation. This also allows for a balance grading operation with no export of soil. The Commission does not need to select an alternative park plan at this meeting. The plans are simply to evaluate the land swap and its affect on park development. Zone 19 park is currently not slated for development until the year 2003+ and therefore the park development concept will be reevaluated at that time. FISCAL IMPACT; There is no fiscal impact involved with the land swap. EXHIBITS; 1. Park Location Map 2. Poinsettia Realignment 3. Land Swap 4. Alternative Plan 1A 5. Alternative Plan IB 6. Discussion Paper From Aviara 013 c 014 EXHIBIT 1 RE-ALIGNMENT OF POINSETTIA LANE MASTER PLAN ALIGNMENT OF POINSETT1A LANE Natural Slopes& Vegetation (to be preserved) Legend Entry Tr««tm«nt Vtrvf. Secnle Point VUw Orl«nl«tlon Key Map AVIARA MASTER PLAN EXHIBIT 2 015 PROPOSED PARK BOUNDARY LAND TRADE (2.0 AC.) /EXISTING PARK BOUNDARY / LAND TRADE (2.0 AC.)PA19 ^'-S PROPOSED PARK BOUNDARY.. I'^""~—•-*. r\» --- 7^!H'-.... ^U PA32B CNWRCH/DAY CAR! • AVIARA PHASE III LAND TRADE EXHIBIT JUNE 7. 1993 016 EXHIBIT 3 PA19 Multi-Family Housing 50' SrllKwk : AVIARA Aviara Phase III Park Concept Plan IA 017 EXHIBIT 4 50' Setback Aviara Phase III Park Concept Plan IB P£D m401 Wea 'A' StrML S^M 2500S»i&egaCA 92101 619-232-4466 018 EXHIBIT 5 AV1ARA June 4, 1993 Mr. Dave Bradstreet City of Carlsbad Parks and Recreation 1200 Carlsbad Village Drive Carlsbad, CA 92008 RE: Aviara Phase III - Proposed park trade Dear Dave: As we discussed, enclosed is a discussion paper on the proposed 2.0 acre park trade. I have also enclosed biological, archaeological and soils information as requested. I am looking forward to finalizing this issue as soon as possible prior to our scheduled July 19 Parks Commission hearing. Sincerely, Paul J. Klukas Director of Community Planning s PJK/er v cc: Mark Steyaert ' ( Mike Grfm \ phSparicakz 019 EXHIBIT 6 DISCUSSION PAPER: PROPOSED AVTARA 2 ACRE PARK TRADE-OFF A. Background of Problem: The Aviara Master Plan, approved in 1988, designated a general alignment for future Poinsettia Lane through Phase III, and demonstrated how surrounding land uses would be distributed and accessed. Since that time, the City Engineer is recommending a modified alignment for Poinsettia Lane, moving the alignment northerly and at a slightly different horizontal angle than that in the approved Master Plan. This modification of Poinsettia Lane affects the interrelationships of adjacent properties on both sides of the road. Properties on the south side of the new alignment now find themselves larger in size than shown on the approved Master Plan, those on the north, smaller. On the eastern side of Phase III along the Poinsettia alignment, this results in little overall impact to the land uses. Multi-family PA 19 is reduced in size, but the expansion of multi-family PA 20 on the south offsets this loss. To the west of these residential neighborhoods, however, realignment of Poinsettia Lane has resulted in the approved church/day care site being reduced from 4.5 acres to only 2.0 acres. A 2.0 acre church/day care site is infeasible. To resolve this problem, Aviara proposes that 4.5 acres of residential property on the south side of Poinsettia Lane be rezoned for church/day care uses. The 2.0 acre remaining property on the northern side of Poinsettia Lane is virtually unusable, however, unless merged as part of the adjacent park. To this end, Aviara proposes that an even swap be conducted between the subject 2.0 acre parcel (traded to City) and a 2.0 acre parcel of parkland (adjacent to residential PA 19) traded back to Aviara. Under this proposal, the City's usable park acreage will stay the same as originally approved, and Aviara's developable acreage and land uses can be accommodated as originally approved. And the Poinsettia Lane realignment can be accommodated. 1989 Park Dedication The Aviara park was dedicated to the City in 1989, as a condition of approval of the Master Plan. Aviara was the first Master Plan to comply with new ordinance requirements that all anticipated buildout park acreage required must be dedicated up-front, prior to beginning development of the Master Plan. 020 A problem inherent in such a policy is that economic factors or agency policies may change during the phased period of Master Plan development, affecting the dedicated parkland. In this particular case, the City realigned the adjacent roadway (Poinsettia Lane), rendering an adjacent private parcel unusable, except if consolidated with the adjacent park. This 1989 Aviara (then the Pacific Rim Country Club and Resort) park dedication involved the requirement to dedicate 24.25 acres of non- constrained, developable property. This acreage met the requirement for original maximum possible Aviara buildout (2836 d/u), plus acreage for maximum buildout of neighboring properties eventually to be developed by others within the entirety of LFMP Zone 19. This 24.25 acres is 8.25 acres in excess of the now expected Zone 19 buildout forecast. Had (1); full dedication of parkland not been required so early in the process, or (2); the alignment of Poinsettia Lane not been changed, this issue of the 2.0 acre park trade would not exist. B. Trade-off Properties The 2.0 acre parcel proposed by Aviara for trade to the City consists of almost totally flat topography, previously under agricultural production. As shown on the attached exhibit, its location fronts on future Poinsettia Lane. The 2.0 acre proposed for return to Aviara consists of naturally sloping topography from elevation 310 at the western edge to elevation 265 at the eastern-central valley of the parcel. Some native chaparral grows in this valley. This property is situated on the south east section of the existing dedicated park land. 1989 Concept Park Layout As part of the 1989 parkland dedication, Aviara was required to conduct environmental, archaeological and soils analysis of the park and provide the results to the City. In addition, Aviara was requested to prepare concept park layout designs for the park to ensure its feasibility. The site design deemed most attractive to the Parks Commission and staff was the October 17, 1988 design which accommodated an extensive array of facilities, including 2 multi-use Softball fields, 2 multi-use soccer fields, one independent softball and one independent soccer field, 5 tennis courts, 5 basketball courts, three handball courts, a community center building, tot lots, open passive areas, parking, and other minor uses. Since the dedicated park site is not flat (no Aviara neighborhood is flat) the extent of grading ( and the provision of broad, flat playing fields) is a judgement call to be ultimately made by the City decision makers. The October 1988 design minimized internal slopes and grade changes, and maximized level play areas to maximize active usability. It also required approximately 490,000 cubic yards of soil export. This soil export can be reduced at the expense of level play area. At a balance earthwork situation with some slopes internal to the site, the above-mentioned facilities appear 021 cramped, and park facilities are probably better served by eliminating one multi-use softball/soccer field, although the City administrators may decide otherwise. 1993 Concept Studies At the City's request, two concept facility layout studies have been prepared for the park assuming the proposed land trade. Once concept study proposes an earthwork export condition (approximately 390,000 cubic yards). Active facilities have been provided per City input. An alternative concept study demonstrates a balance earthwork condition. One multi-use field is eliminated in this study, however a larger open play area is provided. C. Remaining Issues 1) The proposed Phase III grading for Poinsettia Lane results in a zero to 35 foot high manufactured slope on the trade piece that the City receives. Will this slope encumber the usability of the parcel for park purposes? The City Engineering standards dictate the vertical grades and alignment for future Poinsettia Lane. As a result of these standards, Poinsettia Lane must be constructed up to 35 feet lower in elevation than surrounding natural grade along the park trade piece frontage. This area of the future park, however is the highest portion of the park, and is logical excavation (cut) material during park construction. As a result, studies have shown that final park grades will achieve grades equal to or approximate with Poinsettia Lane. Any resulting manufactured slopes will be minimal in size and should not affect the usability of the parcel for park purposes. 2) Approval of the proposed trade will result in park frontage along Poinsettia Lane. This could become a disadvantage if playing fields are designed where balls could readily fly or roll into Poinsettia Lane travel lanes. Under the proposed alternative design schemes, the nearest Softball field home run line is some 100 feet from Poinsettia Lane. The nearest soccer field sideline is over 60 feet. In addition, park perimeter fencing along the Poinsettia Lane frontage should readily control balls and playthings from venturing into the travel lanes. 3) Does Aviara have a responsibility to relocate the existing 18" water line that transverses the park site? Aviara does not believe they have a responsibility to relocate the water line. If the park is graded, however after on-site Phase III Poinsettia Lane improvements are installed, the majority, and probably all, of this line will be relocated by Aviara. This is of course, subject to a) Aviara Phase III grades prior to the park; and b) off-site zone 21 owners construct the line up to the Phase III boundary at Poinsettia Lane. Both of these conditions appear to be highly likely. 022 4) Are there any soils, biological or archaeological features on the 2.0 acre trade property that would impact park development? Enclosed with this discussion paper are the following: a) Letter re: Biological resources on the trade property. No significant resources exist. b) Archaeological Studies (testing and data recovery) for the nearest archaeological site (south of park and future Poinsettia Lane). No archaeological sites were found within the park trade area. c) Soils Report for entire Aviara project. Geotechnical map shows the trade site to be ridge terrace deposits, consisting of sandstone. Excavation may be accomplished with ordinary heavy earth-moving equipment. 5) The proposed trade-off will result in a less rectangular-shaped park, and generally a more "L1'-shaped park. Does this factor negatively affect park design? Several concept park layout studies have been conducted reflecting the "L"-shape. These studies conclude that the net acreage is the same, that the same park facilities can be constructed, the interrelationships of uses remain intact, and a logical construction phasing program can be accommodated. These studies do not conclude that the change hi the overall park shape is a negative feature. 6) The City presently has reserved the right to purchase a 1.75 acre park reserve (potential expansion area) adjacent to the park. What is Aviara's proposal relative to this reserve acreage? The City has conditioned Aviara to reserve 1.75 acres of Aviara land for possible purchase by the City for future park expansion. This condition gpgfethfeKCi^ uijtU July 1, 1995 to determine wheth^ to purchase or aot tojiglrt of the reduced Zone 19 residential intensity, and that as a result Zoire 19 has ever-dedicated some 8 acres of parkland, Aviara requests ;&at the City remove their claim to right of purchase at this time. It is-*not anticipated that this reserve acreage will be needed for Park District 3 needs, certainly not within the next two years. parfctiadakz 023 AVIARA PHASE III Land Trade Exhibit 0AO Tbcftn*o«M 024 Figure 4 SCALE.nr.