HomeMy WebLinkAbout1989-01-16; Parks & Recreation Commission; 189-7; Golf Course Site Study ReviewPARK S RECREATION COMMISSION - AGENDA BILL
ARM 169-7
MTG 1-16-89
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TITLE;
/*/%* v f^f\"n^o9 aTW0 ofitmv BWTOVGOU* COUKBE SITE STUDY REVIEW
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CITY ATTY
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RECOMMENDED ACTION:
Accept report, make appropriate comments, direct staff to
present to the City Council for further direction.
ITEM EXPLANATION:
Staff will present their evaluation and findings of three (3)
different locations that may be considered for a golf and tennis
facility:
1. Macario Canyon Park - Exhibit 1
2. County/Carlsbad Oaks Property - Exhibit 2
3. Lake Calavera - Exhibit 3
The Macario Canyon golf course feasibility study was completed
by Economics Research Associates (ERA) in February, 1987. Three
(3) championship eighteen (18) hole golf course routing
alternatives were prepared with the Commission and Council
selecting Alternative III as the preferred alternative. The
City Council directed staff to consider the findings of the golf
course feasibility study during the Macario Canyon Master Plan
Revision process.
The County/Carlsbad Oaks or McClellan-Palomar Golf Course
Feasibility Study was completed by P & D Technologies in
November, 1988. Two (2) championship 18 hole alternatives and
one (1) 18 hole executive course design was submitted for
consideration.
The Lake Calavera preliminary golf course design was conducted
by David Rainville, Golf Course Architect in January of 1989.
One (1) 18 hole championship golf course layout was prepared for
consideration.
In analyzing the three (3) proposed golf course parcels staff
has compiled a general information fact sheet and an advantage
and disadvantage matrix for each site. The City Council is
scheduled to review the presentation in early February.
FISCAL
Development and operation costs will be discussed during staff
presentation.
EXHIBITS l
1. Macario Canyon
2. County/Carlsbad Oaks Property
3. Lake Calavera 0061
1. HACARIQ CANYON PARK SITE / GOLF COURSE PROPOSAL
GENERAL INFORMATION
Location: South and east of the Inner Agua Hedionda Lagoon between I-
5 and El Camino Real.
The objectives of the Economics Research Association (ERA) study were
to determine the golf demand in the Carlsbad area, could a golf course
be constructed within the study areas and to explore privitization
concepts.
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The study area included Macario Canyon Park one hundred twenty five
(125) acres, Hub Park ninety two (92) acres (leased from SDG&E/and two
parcels of SOG&E land totaling seventy two (72) acres all zoned 05.
Three (3) course routes were proposed between 6,400 • 6,600 yards par
72 regulation size. In February 1987 The Parks and Recreation
Commission and the City Council selected alternative three (III) the
6,500 yard par 72 layout located mostly in the Macario Canyon Park
property as the preferred course layout.
MAJOR FINDINGS OF THE ERA STUDY
1. There is a demand for a municipal or higher quality golf course
in the Carlsbad market area.
2. Of the three (3) golf course route plans, alternative III is
preferred because of design, less environmental issues and it has
development and operational cost advantages over the other
alternatives.
3. There are environmental concerns in alternative III that will
require successful negotiations with environmental agencies.
0062 EXHIBIT 1
4. Development of a resort quality golf course with a hotel complex
was recommended.
5. Alternative III would displace other planned recreational
amenities proposed within the Canyon area as depicted in the
approved 1982 Macario Master Plan.
6. Development of a hotel complex would further displace planned uses
in the Macario Master Plan.
7. Staffs' revised 1987 cost estimates for golf course construction
are, 5.9 - 8.4 million. The estimates do not reflect roads,
sewer, utilities, etc.
STAFF ANALYSIS OF THE REVISED MACARIO MASTER PLAN WITH GOLF COURSE
(PLAN B) [Exhibit (All
1. In Plan B, the golf course complex becomes the primary recreation
land use.
2. All of the proposed recreation amenities, including the golf
course are designed to be environmentally sensitive. The design
concepts respect the existing landforms and will require less
grading compared to other types of developments.
3. The proposed recreation amenities leave intact or enhance
sensitive areas such as wet lands, riparian areas, and slopes over
25%.
4. The proposed plan does not alter the existing alignment of the
Intermittent stream bed.
5. The proposed plan will require further environmental analysis
prior to any development approvals.
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6. Recreational uses that will be displaced from the Revised Plan A,
to incorporate the golf course are:
a. Sports fields in the Canyon Floor (Central Section)
1. Two (2) Small Softball Fields
2. Two (2) Adult Softball Fields
3. Three (3) Soccer/Football Fields
b. Amphitheater (Central Section)
c. Cultural Arts Center (Central Section)
d. Camping (Southeast Section)
e. Botanical Garden (Southwest Section)
7. Sports facilities that will be retained are:
a. One (1) soccer/football fields (HUB area)
b. 8-12 tennis court complex (Northeast Section)
8. The other proposed recreation amenities will co-exist with the
golf course.
9. The golf course as outlined in the ERA report will be a compact
and tight layout (approximately 122 acres).
10. Additional SDG&E land in the "HUB" area will require leasing on
an acre per acre trade basis.
11. The Golf Course Plan B will reduce the long range maintenance and
operation cost of Macario Canyon Park as the golf course will be
subsidized by fees which will make it a self-sustaining activity.
0064
COWENTS:
If the approximate 117 acre golf course plan is incorporated within the
288+ acre Macario Canyon Community Park, it will leave a net 58 + acres
that can be used to meet community park purposes. The net
environmentally constrained land that will not be developed totals
113 ± acres.
The Parks and Recreation Element as well as the Growth Management Plan
have identified that out of the total 288 Macario Canyon Park that 100
acres, 25 acres credit to each quadrant of the City would be used to
meet the City's overall Community Park standard of 3 acres/1,000
population.
A policy decision will be required to determine if a part of the golf
course acreage should be used to meet the Community Park Standard.
It should be noted that none of the HUB park acreage 1s used to meet our
community or special use standard. The HUB park 1s classified as a
special resource area.
0065
HACARIO
PAR 72 - 6,500 YARDS (APPROVED ALT)
ADVANTAGES
1. Approximate center of City
2. Established a demand
3. City owned
4. Close to freeway systems
5. No ground lease payments
6. Lower green fees
7. City controlled
8- Hotel development possible
9. Higher profit possibilities
10. Reduces overall M/0 Impact of
Macario Canyon Park
11. Room for tennis complex
12. Compatible with other recreation
uses
13. Reduces long range development cost
of Macario Canyon Park
14. Reclaimed water system possible
15. Less wind factor
DISADVANTAGES
1. No access
2. Requires further EIR analysis
3. Possible environmental
constraints
4. Displaces other recreation uses
5. No room for sport facilities
6. Requires land trade (acre for
acre) with SDG&E
7. Course layout, compact/tight
8. May effect current community
park standard
9. Poor location of driving range
10. Effect the original intent of
the Macario Community Park
0061)
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Comparison of Recreational Uses
CTJY WIDE COMMUNITY PARK vs. CITY WIDE COMMUNITY PARK/GOLF COURSE
PLAN A PLAN B
City Wide Community Park City Hide Community Park Golf Course
Golf Course
Conference Center Conference Center
Picnicking Picnicking
Tennis Tennis
Interpretive Center Interpretive Center
Nature Study Boardwalk Nature Study Boardwalk
Boating Facility Boating Facility
Beaches Lagoon Access Beaches Lagoon Access
Viewpoints Viewpoints
Trails Trails
Riparian Preserve Corridor Riparian Preserve Corridor
Wetland Preserve (located off-site) Wetland Preserve (located off-site)
Park Service Yard Park Service Yard
f*Playfields (one soccer field to renaln 1n HUB area)
; *Amphitheater
\ *Cultural Arts Center
) *Camping
^Botanical Gardens
*DISPLACED BY GOLF COURSE IN PLAN B
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EXHIBIT II
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0071
2. COUNTY/CARLSBAD OAKS PROPERTY
GENERAL INFORMATION
Location: Central Carlsbad, east of El Camino Real, north of Palomar
Airport Road.
The study objectives were to determine if a regulation/championship or
an executive 18 hole golf course; a tennis complex and if sufficient
area for industrial development could be accommodated within the study
area.
The study area comprises of two hundred five (205) acres of County
property, zoned OS and one hundred sixty five (165) acres of Carlsbad
Oaks property, zoned PC.
Three (3) golf course alternatives were proposed:
Alternative 1 - Plan A - Par 72 - 6,700 yards regulation size.
Alternative 1 - Plan B - Par 72 - 6,630 yards regulation size.
Alternative 2 - Par 62 - 4,115 yards executive size.
MAJOR STUDY FINDINGS
Based on P & D Technologies' assessment of opportunities and constraints
the following 1s submitted for consideration.
1. Only an 18 hole executive length golf course can be developed
solely 1n the County property in conjunction with any proposed
County Industrial development. One (1) alternative presented.
2. There 1s adequate land within the County and the Carlsbad Oaks
property to build either an 18 hole regulation or an executive
golf course and provide opportunities for industrial or other
suitable development. Two (2) alternatives presented.
EXHIBIT 2
0073
3. There is no room for a tennis complex if either type of golf
course is constructed.
4. It is suggested that any industrial development should be directed
toward a higher intensity R & 0 office use type.
5. In addition to any golf and industrial development there are
significant potential cost associated with major off-site
improvements, i.e., sewer collection system and roadways.
6. There are sensitive biological areas in both study areas that
should be studied further.
7. The subject study area would require land acquisition and/or lease
and possible lease payments if the City was to build a golf or
tennis complex.
8. To be economically feasible, agreements must be made regarding
grading issues, land acquisition, land uses and Intensities,
allocation of cost, and various infrastructure improvements.
9. Industrial and golf course grading should planned and constructed
simultaneously.
10. Use of reclaimed water requires further analysis.
11. FAA has not made an official ruling to date.
12. Cost estimates excluding offsite and other required Infrastructure
have been anticipated to be between 7.4 to 8.8 million dollars.
0074
13. LAND USE SUMMARY (ACREAGE)
Alternate 1 - Plan A
Alternate 1 - Plan B
Alternate 2 - (Executive)
Total
372
370
205
Golf
Course
136
132
87
County
* I.D.
48 Net
46
29 Net
Private
* I.D.
5
25
N/A
* 1.0. - Industrial Development
0075
COUNTY/ CARLSBAD OAKS
PAR 72 - 6,630 YARDS
PAR 62 - 4,115 YARDS (PREFERRED ALT)
ADVANTAGES
1. Centrally located
2. Close to Major arterials
3. County property, excellent
location (executive course)
4. Reclaimed water possible
5. Balance cut and fill If joint
development
6. County Industrial development
possibility
7. May increase Industrial
development value
DISADVANTAGES
1. Not City property
2. Regular size golf course
requires two (2) property
sources
3. No room for tennis complex
4. Requires further environmental
review
5. Requires some development of
Faraday
6. Requires realignment of Faraday.
7. Requires three (3) party land
lease/acquisition
8. Would not effect community park
standards
8. Requires joint grading with the
county
9. Possible FAA limitations
10. Requires land lease payments
11. Higher green fees
12. Reduces profit margin
13. Requires access, roadways, etc.
14. Requires sewer collection system
15. Course layout relative tight and
compact
16. Moderate wind factor
17. Clubhouse on private property
for longer course
18. May displace some industrial
development
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3. LAKE CALAVERA SITE
GENERAL INFORMATION
Location: Northeast section of the City boarding the City of
Oceanside.
The study objectives were to determine if an 18 hole regulation size
golf course could be accommodated within the Lake Calavera property to
determine if there was sufficient room for a tennis complex.
The study area comprised of the City owned the two hundred fifty two
(252) acre Lake Calavera parcel which 1s an asset to the City's water
enterprise fund. The site 1s zoned OS and 1s designated OS In the
General Plan.
The 252 acre Lake Calavera property has been under City ownership since
1958 and, by agreement since May 25, 1983, 1s currently maintained by
Costa Real municipal water district. The dam, which was constructed in
1942 created a 35 (+/-) acre open water storage basin for irrigation
purposes until the late 1960's. During the mid 1970's the site was
being considered for use as a possible county regional park, however,
financial constraints created by Proposition 13 has indefinitely
postponed county development.
One (1) course routing plan 1s proposed, a first rate Par 72, 6,710
yards with considerable variety to the holes.
EXHIBIT 3
0031
MAJOR STUDY FINDINGS:
1. The proposed preliminary conceptual routing plan will require
further environmental, biological and hydrological review.
2. Because of the steeper terrain in the southern half of the site,
grading requirements are 30% to 40% greater than the average stand
alone golf course.
3. There is sufficient room for other recreational enhancement within
the study area, i.e., tennis complex, passive/natural areas and
jogging trails.
4. Water service agreement between City and CRMWD requires the City
to contribute the proceeds from the sale or lease of Lake Calavera
to a water system capital development fund.
5. Temporary access 1s possible from the northeast section.
6. Total golf course area, Including roughs 1s estimated to be
197 ± acres.
7. The proposed layout does not require conformance with adjacent
development, I.e., joint grading, etc.
8. Golf course development cost Including clubhouse, but excluding
other Infrastructure requirements are 7.8 to 8.7 million dollars.
0082
LAKE CAUWERA
PAR 72 - 6,710 YARDS (ONLY ALT)
ADVANTAGES
1. City Owned
2. Expands service area
3. Quality course layout with
with variety in holes
5. Would not effect Community Park
standards
6. Future permanent access provided
7. Temporary access available
8. No land lease requirements
Lower green fees
10. Higher profit margin
11. Room for tennis complex and other
passive recreation uses
12. Creates revenue source for water
enterprise fund
13. Less environmental Issues
14. Excellent use of available land/
compatibility
»
15. Lake available for water source
16. Reclaim water possibility
17. Does not displace other uses
18. Preserves lake/dam
19. Jogging trail possibilities '
;. Reduces liability exposure
DISADVANTAGES
1. Not centrally located
2. May require temporary access
3. Requires further biological
hydrological and environmental
analysis.
4. Grading requirement may be
greater
0083
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