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HomeMy WebLinkAbout2004-01-21; Planning Commission; ; GPA 03-12 CUP 00-16A CHASE FIELD LIGHTING UPGRADESS . The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. (~) Application complete date: December 29. 2003 P.C. AGENDA OF: January 21, 2004 Project Planner: Michael Grim Project Engineer: Jeremy Riddle SUBJECT: CPA 03-12/CUP 00-16(A) - CHASE FIELD LIGHTING UPGRADES - Request for a General Plan Amendment to change 2.74 acres from Continuation School (HC) to Open Space (OS) and Conditional Use Permit Amendment to allow the replacement and refurbishment of the existing ball field lighting and electrical system at Chase Field, located at the southwest corner of Harding Street and Chestnut Avenue in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5547, RECOMMENDING ADOPTION of the Negative Declaration issued by the Planning Director, ADOPT Planning Commission Resolution No. 5553 RECOMMENDING APPROVAL of General Plan Amendment GPA 03-12, and ADOPT Planning Commission Resolution No. 5548, APPROVING Conditional Use Permit Amendment CUP 00-16(A), based upon the findings and subject to the conditions contained therein. II. INTRODUCTION The proposal involves two actions. The first action consists of a General Plan Amendment to provide consistency between the General Plan and Zoning designations and the existing recreational uses at Chase Field. The current designation of Continuation School (HC) would be changed to Open Space (OS). The second action involves the replacement of the existing ball field lighting and electrical system at Chase Field. The structural integrity of the existing light poles has degraded and the existing electrical system needs upgrading to conform to current codes. The new poles would be taller, allowing for more direct illumination of the playing fields and would include shielding to lessen the light spillage into adjacent residential areas. III. PROJECT DESCRIPTION AND BACKGROUND The City of Carlsbad Public Works - General Services Department is requesting approval of a General Plan Amendment to change the land use designation of Chase Field from Continuation School (HC) to Open Space (OS) and a Conditional Use Permit Amendment to allow the replacement and refurbishment of the existing ball field lighting and electrical system at Chase Field. The project site is located at the southwest corner of Harding Street and Chestnut Avenue. The 2.74-acre site is designated Continuation School (HC) in the City's General Plan and zoned Open Space (O-S). North of the project site is the future Northwest Quadrant Community Park. West and south of the site are single-family residences and east of the site is a mix of single and multifamily residential uses. Currently occupying the site are three baseball fields and associated * . . GPA 03-12CUP 00-16(A) - CHASE FIELD LIGHTING UPGRADES January21, 2004 Page 2 lighting and seating areas, a concessions stand, restrooms, batting cages and two small picnic areas. The proposed improvements would remove the 14 existing light poles and associated electrical system and replace them with eight new light poles and new electrical system. The existing poles are approximately 55 to 65 feet tall and contain 1000-watt floodlights directed laterally to illuminate the playing fields. They are constructed of wood that has deteriorated and is in need of replacement. In addition, there is currently very little shielding of the lighting to address light spillage into the adjacent residential areas. The proposed light poles would reach 60 to 70 feet tall, allowing a more direct downward illumination of the ball fields, thus allowing fewer light poles. The proposed lighting system also provides shielding to preclude light spillage, as shown in the illumination diagram on Exhibit "D," dated January 17, 2004, and as required by the construction specifications. On February 7, 2001, the Planning Commission approved CUP 00-16 for Chase Field. The Conditional Use Permit had two purposes - to allow the addition of batting cages and a new concessionsrestroom building on the site and to establish a Conditional Use Permit for the Chase Field site. At that time, the General Plan designation was not changed to provide consistency between the General Plan and Zoning designations and the existing recreational uses. Staff is taking the opportunity currently provided by the lighting upgrade project to amend the land use designation. Therefore a General Plan Amendment accompanies the proposed amendment to the Chase Field Conditional Use Permit for the lighting and electrical upgrades. The proposed Chase Field Lighting Upgrades project is subject to the following regulations: A. General Plan; B. Open Space Zone (Chapter 21.33 of the Zoning Ordinance); C. Conditional Use Ordinance (Chapter 21.42 of the Zoning Ordinance); and D. Zone 1 Local Facilities Management Plan. IV. ANALYSIS The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations /policies utilizing both text and tables. A. General Plan The Chase Field Lighting Upgrades project is consistent with the applicable policies and programs of the General Plan. Particularly relevant to the ball field lighting replacement project are the Land Use, Open Space and Conservation, and Public Safety elements. Table 1 below indicates how the project complies with these particular elements of the General Plan. . . GPA 03-12/CUP 00-16(A) - CHASE FIELD LIGHTING UPGRADES January 21, 2004 Page 3 TABLE 1- GENERAL PLAN COMPLIANCE Element Use Classification, Goal, Proposed Use and Compliance Objective, or Program Improvements Land Use Provide an orderly balance of The proposed upgrade of the ball both public and private land field lighting will increase the Yes uses within convenient and compatibility of the existing compatible locations, public use. Proposed change to Open Public parks are an allowed use in Space land use designation. the Open Space land use Yes desicrnition. Parks and Implement the use of energy Upgraded lighting and electrical Recreation saving technology in all system will he more energy Yes rehabilitation and new park efficient. development projects. Public Safety Minimize injury, loss of life, Proposed upgrades to electrical and damage to property system will bring it into Yes resulting from fire, flood, conformance with current codes crime, hazardous material, or and reduce the potential for seismic disaster. injury. Given the above, the proposed Chase Field Lighting Upgrades project is consistent with the applicable portions of the General Plan. B. Open Space Zone The project site is zoned 0-S and is therefore subject to the regulations contained in Chapter 21.33 of the Zoning Ordinance. The OS zone allows for public parks, City playgrounds and picnic areas. It also allows for accessory uses and structures required for the conduct of permitted uses, such as restrooms, fencing, and lighting. Playflelds and athletic fields are allowed in the OS zone with the approval of a Conditional Use Permit. Section C below discusses the project's compliance with the Conditional Use Regulations. With regard to development standards, the OS zone regulates lot area and building height. The OS regulations state that the size of the lot shall be dependent upon the existing or proposed use. No subdivision of land is proposed with the ball field lighting and electrical upgrades and the size of the lot is adequate for its use. The maximum building height allowed in the OS zone is 25 feet unless, as stated in Section 21.33.060 of the ordinance, additional height is allowed through a Conditional Use Permit approved by the Planning Commission. Chapter 21.42 (Conditional Uses) states that the height and area regulations of the underlying zone (e.g., the 0- S Zone) in which the project is located shall prevail unless a specific finding is made to allow an exemption to the underlying limit/requirement. The proposed height of the light poles (60 and 70 feet) exceeds the height allowed by the underlying 0-S Zone (25 feet); therefore, an exemption is required to approve the additional height. . . GPA 03-12/CUP 00-16(A) - CHASE FIELD LIGHTING UPGRADES January 21, 2004 Page 4 The proposed height of the lighting poles is necessary to reduce the amount of spillage and obtain effective lighting coverage at field level and is typical of the lighting at other parks within the City, including the future Northwest Quadrant Community Park immediately to the north of Chase Field. Staff believes that, given that the lighting poles are similar or the same as in other parks and the increased height allows for more direct illumination and less light spillage, the proposed 60 to 70-foot high lighting poles would be compatible with the surrounding uses and structures. Therefore, staff has included a finding in the attached CUP resolution to allow the requested height limit exemption. C. Conditional Use Ordinance According to Sections 21.33.040(3). (4), and (7), playfields and athletic fields, public structures, and other related cultural, entertainment, and recreational activities and facilities are permitted in the Open Space zone with the approval of a Conditional Use Permit. Four findings must be made in order to approve a Conditional Use Permit. These findings, elaborated in Planning Commission Resolution No. 5548, deal mostly with the project's consistency with the General Plan, desirability for the community, and compatibility with its site and surroundings. As discussed in Section A above, the proposed Chase Field Lighting Upgrades project is consistent with the applicable portions of the General Plan. The proposed lighting and electrical upgrades to Chase Field are desirable for the community in that they would decrease the number of lighting poles and amount of light spillage while maintaining or improving the field level illumination. Upgrade of the existing lighting and electrical system would also bring the system up to current code compliance and allow the continued evening use of the park. By decreasing the number of light sources and decreasing the amount of light spillage, the project would increase the compatibility with the surrounding residential uses. The upgrade of the lighting and electrical system would not cause any increase in public facilities or services, or traffic generation of the site. Given the above, the required findings for a Conditional Use Permit can be made for the proposed Chase Field Lighting Upgrades project. D. Zone 1 Local Facilities Management Plan Chase Field is located within Local Facilities Management Zone 1. There are no special development conditions in the zone plan that would apply to this lighting and electrical upgrade project. Overall compliance of the park with Growth Management was analyzed in the original Conditional Use Permit approval and the proposed lighting and electrical upgrades create no new facilities impacts. All public facilities needed to serve the use are already in place. In addition, the project is conditioned to comply with all requirements of the zone plan. Therefore, the proposed project is consistent with the Local Facilities Management Plan for Zone 1. V. ENVIRONMENTAL REVIEW The proposed Chase Field Lighting Upgrades project was reviewed for any potential adverse impacts to the environment pursuant to the California Environmental Quality Act (CEQA). The proposed lighting and electrical system upgrade, as designed and conditioned, would not create significant adverse environmental impacts. No sensitive habitat or agricultural operations exist . . GPA 03-12/CUP 00-16(A) - CHASE FIELD LIGHTING UPGRADES January 21, 2004 Page 5 on the park site. The project is consistent with the applicable regulations and the upgrade of the lighting system would decrease any existing light spillage impacts to neighboring residential areas. Given the environmental analysis, a Notice of Intent to Issue a Negative Declaration was posted on December 26, 2003. No public comments were received during the 20-day review period. ATTACHMENTS: 1. Planning Commission Resolution No. 5547 (Neg. Dec 2. Planning Commission Resolution No. 5553 (GPA) 3. Planning Commission Resolution No. 5548 (CUP) 4. Location Map 5. Disclosure Statement 6. Background Data Sheet 7. Planning Commission Resolution No. 4907 7. Exhibits "A!'- "D" dated January 17, 2004 . . =IM Sri '1 - iiul IIIw 0 is SITE CHASE FIELD LIGHTING UPGRADES GPA 03-12/CUP 00-16(A) ~!tT 0 0 City of Carlsbad oPJannDeart DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership Interests on all applications '. hich iii require discretionary action on the part of the City Council or any appointed Board. Commission or Committee The following information MUST be disclosed at the time of application submittal Your pro:ecl cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual. firm, co-parmership, joint venture. associ ation. social club. fraternal organization. corporation. estate. trust. receiver. s ndicate. in this and anx other counr. cir and count'. di) municlpailt\. district or other political subdivision or any other group or combination acting as a unit.' Agents may sign this document; however, the legal name and entity of the applicant and propern owner must he pros ided belo. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10 11 0 of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES. PLEASE INDICATE NON APPLICABLE (NA) IN THE SPACE BELOW If a publicly-owned corporation. include the names. titlefr, and addresses of the corporate officers. (A separate page may be attached if necessary. Person t4L A. 4u- Corp/Part C I'T 0E caLc -) Title ?)&f C... L)t)i1L'a PA 5'€— Title__________________________ Address 4O ~' b#pL CMI? UOK Address____________________ OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit. corporation. etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 1001'0' of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person_________________ Corp/Part Title Title Address - Address________________________________ 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 is . S NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to I or (2) above is a nonprofit orcanizanon or a tru. names and addresses of ANY person serving as an officer or director of th non-nrcfi organization or as trustee or beneficiary of the. Non Profit Tru Non Profit Trust Title Title Address Address 4. Have you had more than S250 worth of business transacted with any member of City staff. Boards. Commissions. Committees and or Council within the past twelve (12) months? Yes o If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. I cI hat all the ab 1 information is true and correct to ty best of my kn wiedge. )Z/17 Signature of owner' ate Signature of applicant date DAL _Lue_ Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMlN\COUNTERDISCLOSURE STATEMENT 5198 Page 2 of 2 Zoning Site 0-S North 0-S South R-3 East R-3 West R-3 HC OS (pending) RM RMB RM General Plan Chase Field Future Community Park Single/Multifamily Res. Single/Multifamily Res. Single family residential Current Land Use . . BACKGROUND DATA SHEET CASE NO: GPA 0342/CUP 00-16(A) CASE NAME: Chase Field Lighting Upamdes APPLICANT: City of Carlsbad REQUEST AND LOCATION: Request for a General Plan Amendment to change 2.74 acres from Continuation School (HC) to Open Space (OS) and a Conditional Use Permit Amendment to allow the replacement and refurbishment of the existing ball field lighting and electrical system at Chase Field, located at the southwest corner of Harding Street and Chestnut Avenue. LEGAL DESCRIPTION: Block 61 of the Amended Map of the Town of Carlsbad. in the City of Carlsbad. County of San Diego, State of California. according to Map No. 775. filed in the Office of the Counts' Recorder in the County of San Diego on March 12. 1915. APN: 204-193-01 Acres: 2.74 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Land Use Designation: HC (proposed to change to OS) Density Allowed: N/A Density Proposed: N/A Existing Zone: 0-S Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): ENVIRONMENTAL IMPACT ASSESSMENT LtLNj Negative Declaration, issued January 21, 2004 Certified Environmental Impact Report, dated___________________________________ Other, . . PLANNING COMMISSION RESOLUTION NO. 4907 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD. CALIFORNIA. APPROVING A CONDITIONAL USE PERMIT TO ALLOW IMPROVEMENTS AT, AND ESTABLISH A CUP FOR. CHASE FIELD. AN EXISITNG CITY PARK. IN LOCAL FACILITIES MANAGEMENT ZONE 1. 6 CASE NAME: CHASE FIELD CASE NO.: CUP 00-16 S WHEREAS, City of Carlsbad Parks and Recreation Department. 9 "Developer." has filed a verified application with the City of Carlsbad regarding property owned 10 by the City of Carlsbad. Owner," located at the southwest corner of Chestnut Avenue and 11 Harding Street ("the Property"): and 12 WHEREAS, said verified application constitutes a request for a Conditional Use 13 Permit as shown on Exhibits 'A" - 'E" dated January 17, 2001, on file in the Carlsbad 14 Planning Department. CHASE FIELD - CUP 00-16, as provided by Chapters 11.32, 21.42, and 15 16 21.50 of the Carlsbad Municipal Code; and 17 WHEREAS, the Planning Commission did, on the 17th day of January 2001 and 18 on the 7th day of February 2001, hold a duly noticed public hearing as prescribed by law to 19 consider said request; and 20 WHEREAS, at said public hearing, upon hearing and considering all testimony 21 and arguments, if any, of all persons desiring to be heard, said Commission considered all factors 23 relating to the CUP. 24 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 25 Commission of the City of Carlsbad as follows: 26 A) That the foregoing recitations are true and correct. 27 B) That based on the evidence presented at the public hearing, the Commission 28 APPROVES CHASE FIELD - CUP 00-16, based on the following findings and subject to the following conditions: . I Findings: The proposed use is: a) necessary and desirable for the development of the communit% ir that the community benefits from the availability of baseball facilities as a recreational resource: b) consistent with the General Plan in that the General Plan School land use designation does not preclude the provision of baseball facilities: and the General Plan calls for the joint use of facilities between local school districts and the general community and. C) not detrimental to permitted uses in the OS zone in that the design and operational features of the facility (i.e. park hours of operation. 24 hour lighting. etc.) minimize its potential for negative impacts to the surrounding community: 2. The proposed site is adequate in size and shape to accommodate the use in that the proposed improvements can be easily accommodated on the site vdth only minimal removal of existing landscape materials: 3. All features necessary to adjust the requested use to the existing uses are pros ided in that the facility will have limited hours of operation consistent with other City parks: 4. The Street system servingthe proposed use would not be significantly impacted by the proposed conditional use in that additional vehicle trips would be minimal and generated outside of peak traffic periods. Conditions: If any of the following conditions fail to occur; or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny or further condition issuance of all future building permits; deny, revoke or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Conditional Use Permit. 2. Staff is authorized and directed to make, or require the Parks and Recreation Department to make, all corrections and modifications to the Conditional Use Permit documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibit and as described in the Planning Commission staff report. Any proposed development different from this approval, shall require an amendment to this approval. 3. The Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 4. A. This Conditional Use Permit shall be reviewed by the Planning Director on a yearly basis to determine if all conditions of this permit have been met and that PC RESO NO. 4907 -2- 4 h S 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1 4 6 S 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 . . the use does not have a substantial negative effect on sunoundin prop'rii the public health and welfare, if the Planning Director deterniincs th.n ihc uc h.. such substantial negative effects, the Planning Director shall recommend that th Planning Commission, after providing the permittee th opportunity te h add additional conditions to reduce or eliminate the substantial negative effects. PASSED. APPROVED AND ADOPTED at a re gular meeting of the Planniii Commission of the City of Carlsbad. California. held on the 7th day of February 2001 h\ thc following vote, to wit: AYES: Chairperson Segall. Commissioners Baker. Compass. Heineman. L'Heureux. Nielsen. and Trigas NOES: ABSENT: ABSTAIN: JE41~h N. EG.Chairperson CARLSBAD PLANNING COMMISSION ATTEST: lmlliLN~(~ MICHAEL ,L OL Planning Director PC RESO NO. 4907 -3-