HomeMy WebLinkAbout1998-12-14; Parks & Recreation Commission; 1298-4; Parksite for Industrial RecreationAB# 12984 INFO TITLE: PARKSITE FOR
RECOMMENDED ACTION :
Accept and file staff report.
ITEM EXPLANATION :
Staff will give an update on recent action concerning the possible expansion to the recently
purchased 10 acres of property to be used as the Industrial Recreation site.
EXHIBITS:
1. Memo to Finance Director from Park Development Coordinator
2. City Council Agenda Bill - "Closed Session for Acquisition of Real Property"
3. Report to the Planning Commission - Item No. 8, December 2, 1998
4. Summary Report, December 2,1998 - Planning Commission
MTG. 12-1 4-98
DATE:
DEPT. CSD
DIV. PRK PLN
STAFF: BEVERLY
INDUSTRIAL RECREATION
ACTION
October 15. 1998
TO: FINANCE DIRECTOR
From: Park Development Coordinator
\
ANALYSIS OF POTENTIAL USES FOR ADDITIONAL PROPERTY
BUSINESS PARK RECREAT/ONAL FACILITY
I
The following is a brief analysis to consider purchasing, for recreational purposes, a 2.93
acre property located on the SE corner of Camino Hills and Faraday (APN #212-050-21).
The property abuts the 10 acre parcel recently purchased for the Business Park
Recreational Facility.
SUMMARY
Purchase of the 2.93 acre parcel would enhance the park planning flexibility of the
recently purchased 10 acre parcel .The site is particularly well suited for a “fitness center”. It
is recommended that the City consider purchasing the property as long as it is
not in lieu of purchasing additional parkland at Alga Norte (refer to DISCUSSION).
DISCUSSION
In 1987, the City Council approved 40 cent / sq. ft. fee on industrial development to provide
recreational facilities to serve the industrial area. I
The report that Council based their action on recommended the following facilities be
constructed on 8-15 acres of land:
fitness center (7,500 - 10,000 sq.ft.) (3) basketball courts
swimming pool (6) tennis courts
(3) ballfields outdoor raquetball / handball
staff recommends that these facilities be reevaluated to take into consideration any changes in recreational trends.
In an effort to inact this plan, the City recently purchased a 10 acre site in Zone 5. The 98-99 CIP calls for design of this park to be commenced next year with construction in the
following year.
During the pre-purchase site evaluation of the 10 acre site, staff prepared a preliminary plan
that explored a potential design. This plan included the following amenities:
Non regulation size multi- purpose field. 0 Fitness center (approx. 10,000 sq. ft.)
Open play or volley ball area 0 Basketball or lap pool area
View and picnic area 0 Parking for apprnx 80 r.2~
EXHIBIT 1
pg. 2 of 4; Bus. Park Rec. Parcel
This Concept Plan was done merely as a feasibility study tool. It is the intent of the
a Recreation Dept. to seek public input from the industrial zone community during the park
planning stage.
Because of topography and the configuration of the site, park planning was challenging.
The “fitness center” was particularly difficult to site and to provide for parking. While the
Concept Plan does work in providing the facilities mentioned above, an additional 2.9 acres
of flat property would greatly enhance the flexibility in the programming of the park.
Additionally, should the City decide to provide, either itself or through privatization, a larger
fitness center than 10,000 s.f., the 2.9 acre site would be an ideal place to do it.
Other potential recreational uses of the 2.9 acre site:
Swimming pool
Open play area
0 Parking
0 Hardcourt games (basketball, tennis, etc.)
The down side to purchasing the additional 2.9 acre parcel is that the cost is relatively high
for recreational uses. Assuming that the parcel costs $1.5 million, that equates to approx.
$525,000 / acre. This same amount of money would buy 8.5 acres at the future Alga Norte
Park at $1 75,000 / acre (where we have an opportunity to expand our acreage over and
above the developer’s dedication requirement). Because of this, given one or the other, staff
would recommend purchasing additional land at Alga Norte.
ALTERNATIVES
1. +Purchase 2.9 acre site
+Develop all 12.9 acres starting in year 2000
Effect on current CIP budaet: Would require borrowing funds from another account
and paying back through buildout
2. +Purchase 2.9 acre site
+Develop a portion of the 12.9 acres starting in year 2000
Effect on current CIP budaet: - Would require borrowing funds from another account
and paying back up to borrowed amount.
3. +Purchase 2.9 acre site
+Phase development of the 12.9 acre site as funds become available
Effect on current CIP budqet: Revise to reflect purchase of 2.9 acre site and estimate
phased development.
22
pg. 3 of 4; Bus. Park Rec. Parcel
ALTER N ATlV E S I con t .)
4. +Purchase 2.9 acre site
+Seek a private partner to finanace and develop a fitness center on the 2.93
acres
+Phase development of the 12.9 acre site as funds become available
Effect on current CIP budget: Revise to reflect purchase of 2.9 acre site and estimate
phased park development.
5. +Don’t purchase 2.9 acres.
+Develop currently owned 10 acre site starting in year 2000
Effect on current CIP buduet: No change
BUDGET FIGURES
Overall Business Park Recreational Facilitv Budaet (per 98-99 ClP)
Current $4,000,000 Acquisition / Studies
Year 99-2000 $ 250,000 Master Plan i Design
Year 2000-2001 $2.450.000 Development
TOTAL $6,700,000
Budaet - throuah Buildout
Total Budget (thru b.0.) $ 6,700,000
Acquisition of the 10 acre site -2,750,000
Miscellaneous Studies -30.000
REMAIN1 NG $ 3,920,000
Remaining Budget $3,920,000
10 Acre Development Estimate -1,500,000
AVAILABLE BALANCE $2,420,000
(1 0 acres x $1 50,00O/acre; generic costs)
If the Citv Where to Purchase and Develop the 2.93 Acre Site
Available Balance $ 2,420,000
Acquisition of 2.93 Acre Site
. REMAINING BALANCE $ 920,000
-1,500,000 (assume approx. $12/s.f.)
Remaining Balance $ 920,000
Development of 2.93 Acres
REMAINING BALANCE $ 481,000
-439,000 (2.93 acres x ‘$1 50,00O/acre; generic costs)
Does not include costs for a building. A 10,000 s.f. litness center may cost $1.75 million (10,000 s.f. x $175s.l)
pg. 4 Ot 4; Bus. Park Rec. Parcel
BUDGET FIGURES (cont.)
I
Current Budget
Current balance (after purchase of 10 acre site) $ 1,600,000 - 1,500,000
REMAINING $ 100,000
Development of 10 acre site (@$150k/acre)
. Mark Steyaert
c: City Manager
Assistant City Manager
Recreation and Park Planning Manager
Senior Management Analyst, Recreation
.
CITY OF CARLSBAD - AGENDA BILL
AB# TITLE: CLOSED SESSION FOR ACQUISITION OF REAL DEPT. HD.
MTG. 1 1 /lo198
DEPT. CA
biL 4C CITY ATTY.
CITY MGR. -?,\
PROPERTY
-3
AB# TITLE: CLOSED SESSION FOR ACQUISITION OF REAL DEPT. HD.
MTG. 1 1 /lo198 biL 4C CITY ATTY. PROPERTY
RECOMMENDED ACTION:
That the City Council, by motion, authorize a closed session to discuss the acquisition or
potential acquisition of real property located in the Carlsbad Research Center, more specifically
known as:
Lot 96 of Carlsbad Research Center
Property Owner: L/M Properties LLC
Approx. 2.699 acres
APN 212-13021-00
I move that the City Council hold a closed session pursuant to Government Code section
549 56.8.
‘$5 EXHIBIT 2
\ a The City of CARLSBAD Planning Depark nt A REPORT TO THE PLANNING GO MMISSION
P.C. AGENDA OF: December 2. 1998
Application complete date. 1 1 !I S.98
Project Planner Christer Westman
Project Engmeer:
SUBJECT: PCD/GP 1 A ' PR P RTY - Request to amend a
Planning Commission Determination of General Plan Consistency for the
acquisition of property located on the southeast comer of Halley Drive and
Faraday Avenue for a parkhecreational facility use.
I. RECOMME"
That the Planning Commission ADOPT Planning Commission Resolution No. 4446
APPROVING PCD/GPC 98-02(A), based upon the findings contained therein.
11. INTRODUCTION
This project, the acquisition of a 2.93 acre parcel to add to a 10 acre site previously acquired
located near the College Boulevard/Faraday Avenue intersection, is being presented to the
Planning Commission for a determination of General Pian Consistency. This property would be
acquired with the intent of using it for development of a parkkecreational facility. Section 65402
. of the California Government Code requires that any proposed acquisition of property for public
purposes be reviewed for conformity with the adopted General Plan. Staff has reviewed the
proposed acquisition and is recommending that the acquisition of the subject property for the
anticipated use is consistent with the General Plan.
111. PROJECT DESCRIPTION AND BACKGROUND
The requested determination of consistency covers the acquisition of a 2.93 acre site located at
the southeast comer of Halley Drive and Faraday Avenue for use as a parklrecreational facility.
The site would be designed to meet industrial park and recreation standards which will include a
variety of active uses as well as onsite parking. No construction of facilities is being proposed at
this time and facilities have not yet been designed. The current project involves only a Planning
Commission determination that the acquisition of the property for parkhecreation use is
consistent with the General Plan.
Prior to development of the parkhecreational facility, the project would require approval of a
Conditional Use Permit (required for parks in all zones except Open Space). The park design
would be subject to review under Title 19 (Environmental Protection) of the Carlsbad Municipal
Code and CEQA.
EXHIBIT 3
PCDiGPC 98-02(A) - Z(
December 2, 199s
Page 2
IV. ANALYSIS
E 5 PARK PROFERT]'
J
The General Plan designation on the subject property is P.I. The vision of the General Plan
includes providing a City with adequate public facilities to preserve the quality of life of its
residents and those who work within the City limits. The acquisition of this property and its
future development as a parkhecreational facility would contribute toward realizing that vision.
A. General Plan
The following is a list of pertinent goals, objectives, and policies contained in the General Plan
which relate to the proposed property acquisition and anticipated use:
J,and Use E lement
Allow, by conditional use permit, ancillary commercial, office and recreational uses
when clearly oriented to support industrial developments and their populations.
These include but are not limited to commercial services, conference facilities,
daycare centers, recreation facilities and short term lodging. (Industrial Lands, Policy
C.9)
Require private industrial developers to provide for the recreational needs of
employees working in the industrial area. (Industrial Lands, Policy C. 13)
A City which ensures the timely provision of adequate public facilities and services to
preserve the quality of life of residents. (Growth Management & Public Facilities,
Goal A.l)
A City which maintains a system of public facilities adequate for the projected
population. (Growth Management gL Public Facilities, Goal A.2)
Require compliance with public facility performance standards, adopted September
23, 1986, to ensure that adequate public facilities are provided prior to or concurrent
with development. (Growth Management & Public Facilities, Policy C.2)
The Land Use Element requires the adequate provision of public facilities and services.
Development in Zone 5 pays a fee of $.40 per square foot of development to go toward
development of a park for the zone. The proposed property acquisition for use as a
parkhecreational facility will ensure that adequate recreational facilities are available to the users
of the nearby industrial parks by providing a 12.93-acre recreation site to meet that requirement.
Therefore, the proposed property acquisition for the parkhecreational facility use discussed is
consistent with the Land Use Element of the General Plan.
PCD/GPC 98-02(A) - 1 4E 5 PARK PROPERTY
December 2, 1998
~
Open Space & Conse nation Elemen,. t
0 A city which provides for the open space needs of its citizens. (Obtaining Open
Space, Goal A.l)
Initiate, coordinate, and supervise specific implementation programs for both shon-
range and long-range plans, including among other items the acquisition of fee and
less than fee rights to land. (Obtaining Open Space, Policy C.3)
The Open Space and Conservation Element requires that the City provide for the open space
needs of the citizens including, among other methods, acquisition of land for such uses. The
proposed property acquisition for the parklrecreational facility use discussed is consistent with
these goals, objectives, and policies in that it will provide a 12.93-acre parkhecreation site to
meet the needs of the industrial areas of the City and satisfy growth management requirements
for provisions of a park for Zone 5. Therefore, the proposed property acquisition is consistent
with the Open Space and Conservation Element of the General Plan.
and Recreation ElemeM
A City that provides a diversified, comprehensive park system utilizing contemporary
concepts and planning strategies. (Park Development, Goal A. 1)
To ensure adequate recreational amenities for the current and future industrial base
population in the City of Carlsbad. (Park Development, Objective B.lO)
To ensure that parks are developed prior to, or concurrent with need, as defined by the
Growth Management Plan. (Park Development, Objective B. 13)
The Parks and Recreation Element requires that a diversified, comprehensive park system is
provided in the City and further requires that park areas be acquired and developed in accordance
with the City's Growth Management program. The proposed property acquisition will assist in
attaining these objectives and policies by providing the necessary park for Zone 5 to serve the
industrial base population. The project is, therefore, consistent with this Element of the General
Plan.
v. ENVIRONMENTAJ, RE VIEW
The Planning Director has determined that the acquisition of the subject property for use as a
parklrecreational facility site is exempt from CEQA as a Class 16 categorical exemption [ 15316
(a)]. This section includes the acquisition of land in order to establish a park where the land is in
a natural condition and the management plan for the park has not been prepared.
\ PCD/GPC 98-02(A) - Z( E 5 PARK PROPERTY
December 2, 1998
VI. SUMMARY
In summary, staff recommends that the Planning Commission find that the proposed propeny
acquisition for a parkkecreational facility use as discussed is consistent with the City's General
Plan.
ATTACHMENTS:
1.
2. Location Map.
Planning Commission Resolution No. 4446
CW ch
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PLANNI NG CO N NO. 4446 , MMlSSION RESOLUTIO
A RESOLUTION OF THE PLA”G COMMISSION OF THE
CITY OF CAFUSBAD, CALIFORNIA, APPROVING A
PLAN CONSISTENCY ON PROPERTY GENERALLI’
LOCATED ON THE SOUTHEAST CORNER OF HALLEY
DRIVE AND FARADAY AVENUE IN LOCAL FACILITIES
MANAGEMENT ZONE 5.
CASE NAME: ZONE 5 PARK PROPERTY
CASE NO: PCDGPC 98 -02(A)
PLANNING COMMISSION DETERMINATION OF GENERAL
WHEREAS, the City of Carlsbad , “Developer”, has filed a verified application
with the City of Carlsbad regarding property owned by, “Owner”, described as
Lot 96 of Carlsbad Tract No. 85-24, Unit 5, Carlsbad Research
Center, in the City of Carlsbad, County of San Diego, State of
California, according to Map thereof No. 12815, filed in the
Office of the County Recorder of San Diego County, May 16,
1991.
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Planning
Commission Determination of General Plan Consistency as provided by ZONE 5 PARK
PROPERTY, PCD/GPC 98-02(A), and Section 65402 of the California Government Code;
and
WHEREAS, the Planning Commission did on the 2nd day of December, 1998,
consider said request; and
WHEREAS, at said hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Cornmission considered all factors
relating to the Planning Commission Determination of General Plan Consistency; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the foregoing recitations are true and correct.
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\ B) That based on the evidence presented at the hearing. the Comrnlsslol,
APPROVES ZONE 5 PARK PROPERTY. PCDKPC 98-02(A), based on t11e
following findings:
Findim:
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This project is consistent with the goals, objectives, and policies of the City's General
Plan in that it ensures and requires the provision of adequate public facilities and
services concurrent with or prior to actual demand.
The project is consistent with the Land Use, Open Space and Conservation, and Parks and
Recreation Elements of the General Plan in that the project satisfies the goals,
objectives, and policies of providing a diversity of land uses, providing for the open
space needs of the citizens, providing a comprehensive park system, providing
recreational amenities for the citizens, and providing parks prior to, or concurrent
with, need as defined by the Growth Management Plan.
As provided for in the General Plan, the proposed property acquisition for use as a
parkhecreational facility is consistent with the City's Growth Management Plan in that it
will ensure that necessary improvements are provided for in accordance with the
performance standards of Growth Management.
PC RES0 NO. 4446 -2-
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PASSED, APPROVED AND ADOPTED at a regular meeting of the Planninz 1 -1
Commission of the City of Carlsbad, California, held on the 2nd day of December, 1998. by
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
BAILEY NOBLE, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
MICHAEL J. HOLZMILLER
Planning Director
PC RES0 NO. 4446
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ZONE 5 PARK PROPERTY
PCD/GPC 98=02(A)
1\L1111 LICb CIUk
PARKS & RECREATION
DECEMBER 3,1998
TO:
FROM: Planning Director
MAYOR LEWIS and COUNCIL MEMBERS
SUMMARY OF PLANNING COMMISSION MEETING OF DECEMBER 2,1998:
1.
2.
3.
4.
5.
6.
7)
CDP 96-13(A) - KELLY RANCH VILLAGE “E” - By a 6-0 vote, (Monroy absent) the
Commission approved an amendment to Coastal Development Permit CDP 96-13 to
allow grading within the winter season as defined by the Mello II segment of the
Carlsbad Local Coastal Program on approximately 45 acres of land generally located
south of Cannon Road and west of El Camino Real.
CDP 98-49 - CAMPBELL RESIDENCE - The Commission approved (6-0) a Coastal
Development Permit to allow for the construction of a single family residence within the
City’s Coastal Zone, located on the eastern side of Surfside Lane within the La Costa
Downs subdivision.
CDP 98-36 - ROWAN RESIDENCE - A Coastal Development Permit to allow for the
construction of a single family residence within the City’s Coastal Zone located on the
eastern side of Franciscan Road within the La Costa Downs subdivision was approved
(6-0).
CDP 98-53 - DAKMIN APARTMENTS - By a 6-0 vote, the Commission approved a
Coastal Development Permit to allow for the construction of two duplex apartment units
within the City’s Coastal Zone located on the north side of Laguna Drive between
Jefferson Street and Kremeyer Circle.
SDP 98-O8/CDP 98-37 - NISSAN NEW CAR DEALERSHIP - The Commission
recommended approval (6-0 vote) of a Negative Declaration, Site Development Plan
and Coastal Development Permit for the construction of an automobile dealership on
property generally located in the northwest quadrant of the city, west of Car Country
Drive, south of Cannon Road and north of Paseo Del Norte, in the Car Country Specific
Plan.
CT 98-081CP 98-06 - MEADOW VIEW TOWNHOMES - By a 6-0 vote, the Commission
approved a Negative Declaration, Tentative Tract Map, and Condominium Permit for
the airspace subdivision of an eleven unit condominium on two infill lots located on the
east side of Romeria Street between La Costa Avenue and Gibraltar Street in the RD-M
zone and Local Facilities Management Zone 6.
ZC 97-061LCPA 97-081CT 97-151HDP 97-16ICDP 97-39 - LOHF SUBDIVISION - The
Commission voted 6-0 to recommend approval of a Mitigated Negative Declaration,
Mitigation Monitoring and Reporting Program, Zone Change, Local Coastal Program
Amendment, Tentative Tract Map, Hillside Development Permit and Coastal
Development Permit to change the zoning from Limited Control (L-C) to One Family
Residential with a Qualified Development Overlay (R-l-7,500-Q), and to subdivide and
grade for 73 single-family lots with three open space lots on 36 7 arres nPnPrnllv lncatecl
west of El Camino Real, between Cassia Road and Dove Lat
3 c 4 EXHIBIT 4
Planning Commission Summary of December 2. 1998
DECEMBER 3,1998
Paqe 2
8) PCDlGPC 98-02tA) - ZONE 5 PARK PROPERTY - By a 6-0 vote, the Commission
approved a Planning Commission Determination of General Plan Consistency for the
acquisition of property located on the southeast corner of Halley Drive and Faraday
Avenue for a parWrecreational facility use. .
MICHAEL J. HOLZMILLER
c: City Manager
Assistant City Manager
Department Heads
Sue Spickard/'eith;BeverlyWark Steyaert
Connie Beardsley, Mgr. Arts Office
Commission Staff Liaisons