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HomeMy WebLinkAboutMS 12-03; CARLSBAD FLORAL TRADE CENTER - 3RD EXTENSION; Minor Subdivision (MS)Ccityof Carlsbad LAND USE REVIEW APPLICATION P-1 Development Services Planning Division 1635 Farciday Avenue (760) 602-4610 www.carlsbadca.1ov APPLICATIONS APPLIED FOR: (CHECK DOKES) PevefOllllH!tltPennhs cFoR DEPT. usE oNLV) Lea1s1a1veP«mfts □ Coastal Da,elopment Pamit D Minor □ Conditional Use Pernit D Minor D Extension □ Day Care J.arge) □ Enuironmental IR1>act Assessment □ Habitat Management Permit D Minor □ Hillside Da,elopment Permit 0 Minor □ Nonconforning Construction Pernit D Planned Da,elopment Permit D Minor D Residential D Non-Residential D Planning Comnisslon Determination D Reasonable Accomnodation D Site Development Plan D Minor D Special Use Pernit IXJ Tentalve Parcel Map (Minor SUbdlulslon) D Tentalve Tract Map (Major 9.lbdlvlslon) D Variance D Minor M5 1~-0~ D General Plan Amendmalt D Local Coastal Program Amendment D Master Plan D Specllc Plan D Zone Change □Amendment □Amendment D Zone Code Amendment Soulh Catsbed Coasml RewewArm Petm/ts D Ra,iew Permit D Administrative D MI nor D Major Wne RewewArea PemtCS D Ra,iew Pernit D Administrative D M lnor D Major '3~e~Stl")'.. (FOR DEPT. USE ONLY) NOTE: A PROPOSED PROJECT REQUIRING APPLICATION SUBMITTAL MUST BES UBM rrTE D B'I' APPOINTMENT". PLEASE CONTACT THE A PP'O INTM ENT SPECIALIST AT (760) 602-2723 TO SCHEDULE AN APPOINTMENT. *SAME DAV APPOINTMENTS ARE NOT AVAILABLE ASSESSOR PARCELNO(S): 211 023 011 00 -------------------------------LOCAT10 N OF PROJECT: Southeast Quadrant -Cannon Road & Car Country Drive (STREET ADDRESS) NAME OF PROJECT: Carlsbad Floral Trade Center & Marketplace (CUP12-10/CDP12-19/MS12-03) BRIEF DESCRIPTION OF PROJECT: See Attached (Request for 3rd Extension) PROJECT VALUE (SITE IMPROVEMENTS) ESTIMATED COMPLETION DATE 10-1-22 FOR CITY USE ONLY Development Nol)E'Y r:z..o '&S Lead Case No. P-1 PaQe 1 of 6 Re'vised03f17 OWNER NAME (PLEASE PRINT) INDIVIDUAL NAME (if applicable): COMPANY NAME (If applicable): CB Ranch Enterprises MAILING ADDRESS: 7220 A venida Encinas, Suite 204 CITY, STATE, ZIP: Carlsbad, CA 92011 TELEPHONE: (760) 431-5600 ------------------EM A IL ADDRESS: ccc@carltas.com --------------- APPLICANT NAME (PLEASE PRINT) INDIVIDUAL NAME (If applicable): Christopher Calkins COMPANY NAME (if applicable): MAILING ADDRESS: 7220 Avenida Encinas, Suite 204 CITY, STATE, ZIP: Carlsbad, CA 92011 TELEPHONE: _( __ 76_0 ..... )_3_10_-_7_93_5 ______ _ EMAIL ADDRESS: ccc@carltas.com I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE OWNER INFORMATION IS TRUE ANO CORRECT TO THE BEST OF MY AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO KNOWLEDGE. I CERTIFY AS EGAL OYJNER THAT THE APPLICANT AS THE BE F MY KNOWL E. SET F HEREIN IS AUTHORIZED REPRESENTATIVE FOR PU ES OFT APP ATION. APPLICANT'S REPRESENTATIVE (Print): N/A ----------------------------MA I LING ADDRESS: CITY, STATE, ZIP: TELEPHONE: EMAIL ADDRESS: I CERTIFY THAT I AM THE REPRESENTATIVE OF THE APPLICANT FOR PURPOSES OF THIS APPLICATION AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. SIGNATURE DATE IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. IMIE CONSENT TO ENTRY FOR THIS PURPOSE P-1 PROPERTY OWNER ACKNOWLEDGES AND CONSENTS TO A NOTICE OF RESTRICTION BEING 0 HIS PROPERTY IF CONDITIONED FOR THE APPLICANT. NOTICE OF RESTRICTIONS RUN WITH CESSORS IN INTEREST. s,,,,kf>-l{-'.5 Page 2 ct6 RECEIVED JUL 2 9 2019 CITY OF CARLSBAD PLANNING !)IVISIOI\J DATE STAMP APPLICATION"RECEIVED RECEIVED BY: Revised 03/17 City Planner Planning Division City of Carlsbad 1635 Faraday Avenue Carlsbad California 92008 Attn: Esteban Danna Associate Planner /"'JI:::.... ~F;) r:::\ \ ' \1 a \,,_ a< R-=r-:-:iv-o· I ,J~ "-''" ' . I C . JUL 2 9 2019 CITY OF CARLSBAD PLANNING DIVISION July 10, 2019 SUBJECT: MS 12-03(DEV12035)-CARLSBAD FLORAL TRADE CENTER-REQUEST FOR 3RD EXTENSION The purpose of this letter is to request a third Minor Subdivision Extension of MS 12-03 -Carlsbad Floral Trade Center from December 4, 2019, the expiration of the current extension, until December 4, 2021. We continue to pursue development of the project, including a proposed rephasing that will permit commencement of development of the project before the expiration of the extended period. Please let us know if you require any further information to consider our request. Very Truly Yours, CB Ranch Enterprises 7220 AVENIDA ENCINAS SUITE 204 • CARLSBAD, CA 92011 TELEPHONE (760) 930-9123 FAX (760) 431-9020 WWW.THEFLOWERFIELDS.COM f '• J' North 40 Urban Farm RECF:IVED Carlsbad Floral Trade Center and Marketplace JUL 2 9 2019 Project Description CITY OF CARLSBAD PLANNING DIVISION March 25, 2019 The Project The Project is a four phase development with a potential of approximately 123,000 square feet in four to eight buildings and 3000 square feet in patios serviced by a right-in right-out access on Cannon Road and an exit on Car Country Drive approximately 2,000 feet south of Cannon Road. The buildings will accommodate a seasonal parking area for The Flower Fields™ and other harvest seasons, a mix of farm product sales, food and beverage production, service, and distribution, and accessory uses. The project will be accompanied with an agricultural development of a mix of food and floral production elements in open agricultural areas to the east and south, as well as immediately adjacent on the north. All aspects of the facility and site improvements will be developed consistent with preservation of a farming /agricultural theme and use. Only Phases one and two are proposed for immediate development and full site plan review. Phase 1-The seasonal parking area The area designated for future use area will be minimally improved and access added from Car Country Drive to accommodate periods of heavy attendance during the peak Flower Fields season. The area may also accommodate other onsite harvest related special events Trails. 2 new trails will be opened for controlled public use using existing farm roads. With continuing farm operations over the entire area, access will be managed consistent with a trail protocol (attached). Phase one may be developed before recordation of a final map. Phase 2-The Marketplace and Floral Trade Center As an untested concept, development of a portion of the project will be a phased floral centered enterprise originating as wholesale, but open to the public,. The initial physical improvements will Project Description Page 1 support a booth style trade center with divisible coolers and administrative space, or alternatively large wholesaler facilities. In addition to the floral vendors the marketplace will be developed for small food producers and vendors, encouraging production on site utilizing where feasible products grown on site, and specialty food for consumption. The central market area may permit a weekend farmers and crafts market along with other festival goods and services to create a public destination space. Initial build out will target 48,598 square feet offloral and food producers/retail vendors, 11048 square feet of brewery and 4486 square foot winery production and tasting facilities including patios and gardens, and a 2194 square foot multi-purpose culinary center. Field areas will be continue to be planted from the south in ranunculus and other flowering crops, ending at blueberry, coffee and other food crop areas and culminating in a large olive grove, demonstration vineyard, and hops plantings. While the entire approximately 17 acre area that ultimately will accommodate all phases will be rough graded, only the area which will accommodate the floral trade center and marketplace building, winery/brewery, and culinary center will be finished and improved. The remaining area will be returned to farming until demand justifies proceeding with the additional phases of development. The floral trade center and marketplace building will be a farm style steel building on concrete slab with metal shed roofs and a central raised shed area roofed with translucent fiberglass or other rigid material. The north, east, and west elevations of the building which will be visible to visitors as well as surrounding properties and will be dressed with faux stone or faux wood to emphasize the agricultural character. Exterior finish on the service road side of the building (west) will be metal. No equipment will be supported on the roof. Subject to food handling requirements, the building will not be insulated nor will it have any climate control other than a range of clerestory windows/vents along the central ridge of the roof extending the length of the building. Individual tenants will improve spaces on the perimeter to accommodate back office, support needs and address specific environmental needs. Primary tenant equipment will be compressors and related refrigeration equipment located outside the building in shielded or otherwise generally not visible locations. The central floor area will be largely open with product display areas. A clear 14'-wide central path will transverse the building north-south with large entries at each end. The main entry on the east side will front on an asphalt service road and parking area improved with permeable surface (likely decomposed granite). The building will include loading docks accommodating two trucks at a time. The service road will loop around the building providing fire access and limited tenant parking for loading and unloading on the rear (east) side of the building. The winery/brewery will be an open plan farm building with a split level area for large tank/barrel storage and tasting rooms. The facility will be designed for production, although accommodating the public in tasting room environments. The two operations (brewery and winery) will be demised within the single building. Project Description Page 2 Phase one may include a culinary education center for the training and utilization of locally grown agricultural crops, foods and flowers. The facility will be adjacent to the winery while the concept is tested for public acceptance. If public acceptance is confirmed, then a permanent facility may be proposed in a future site plan amendment. Located immediately adjacent to the culinary education center is a large "kitchen garden" where vegetables, herbs, flowers and other crops will be grown and will link the initial field food production with the product in use. Landscaping throughout the project will focus on fruiting trees, shrubs, vines and flowering plants that are representative of the San Diego regional agricultural and floral growing industries. The landscape of the parking area will utilize low impact design concepts and where feasible is seen as an extension of the proposed orchard located to the east. The parking areas will be paved with permeable decomposed granite surfacing and include vegetated bio-swales for the treatment of any excess storm water runoff. Site Improvements Consistent with the thematic land use characteristics, the site improvements away from the main building site will be minimal. The main circulation will be farm in character with no curb, gutter or sidewalk and with minimal lighting in the first phase of development. Additional improvements consistent with use may be proposed for later phases. Thus in lieu of sidewalks some unimproved or partially improved trail may be proposed with the additional phases, and if nighttime uses become significant then additional lighting will be incorporated. In lieu of formal landscaping (other than perhaps at the Cannon Road and Car Country Drive entries}, the farm orchards, vineyards and agricultural crop areas will be extend right up to the roads and parking areas, thereby providing the agricultural theme as the "landscape" of the project. Improvements at the Cannon Road access are proposed to include entry monumentation .. The Car Country Drive entry may be built in Phase 1. Completion of the interior circulation will occur when traffic demand requires it in phases 2-4. The Car Country Drive entry will be monumented but will not have deceleration or entry lanes. Drainage management A storm water treatment/detention basin will be designed to accommodate all phases of the development, but built in stages with the phases of impermeable development, all consistent with RWQCB standards. Tenant Improvements For floral tenants, improvements will be of a character and scale similar to those in the current trade centers, i.e., self-contained coolers, small back office areas and miscellaneous storage areas. Standard specifications will be developed for pre-approved Tl's; others will require landlord review and compliance with City standards. Project Description Page 3 Marketplace, brewery, winery tenant improvements will be consistent with each tenants operations and the overall theme and approach of the center. Future Phases, 3, and 4 Phase 3-4 will build out the site with an appropriate mix of supporting uses and will be subject to future design review/CUP/CDP applications. If seasonal parking continues to be required for the Flower Fields, future improvements will be designed and scaled to accommodate the continued support. Phases 3, and 4 are identified on the site plan by generic building pad envelops for 24,300 square feet, circulation and service access, and potential parking areas, all of which will be subject to review as amendments to the site plan. Each future phase is identified in a logical expansion relationship to the initial buildings and are intended to use the same architectural vocabulary. The buildings may have a greater variety of services and products related to food and flower production, such as olive oil production, beer or wine production, processed fruit and vegetable facilities and food service. The mix will be centered on the onsite agricultural production (e.g. hops for beer, grapes for wine, etc.). Agricultural Plan The project is accompanied by a proposed agricultural plan that illustrates farm areas for food production in the immediately adjacent 20-25 acres. The plan includes areas designated for a variety of tree and field crops, separated by farm roads and planting delineations. Production of locally appropriate products and those supporting key San Diego County strengths (such as hops for craft beers) will be included. The agricultural areas will be developed with an objective of creating an environment that can be made accessible to the public, both for the development and implementation of school/educational programs, as well as a direct recreational experience within a farming environment. Entitlement Matters Land Use: The project is proposed as a permitted and accessory agricultural and open space use consistent with (1) the Carlsbad Ranch Specific Plan and (2) the zone for Cannon Road Agricultural/Open Space Zone .. Development standards: The project will include a request for a series of variances to City standards including the following: 1. Design standards that support a "farm "character to the development including internal roads without curb, gutter, or sidewalk and limited lighting, parking areas with a permeable surface, no curbs, and a landscape designed around productive plants like olives, citrus, kiwi fruit, etc. Project Description Page4 2. A parking ratio that is consistent with the hybrid nature of the agricultural/industrial/wholesale uses but open to the public. 3. Potential roof heights above 25' (the limit in the OS zone) for certain building elements in phases 2-4. 4. Management of trail operations and locations pursuant to a mutually agreed protocol. 5. Modifications to standard City landscape requirements (refer to conceptual landscape plan) to reflect the more rural agricultural theme. Minor Subdivision: The project contemplates a minor subdivision of four lots with three lots for the proposed building development sites and one lot for the remaining farming area. Phase 1 may be developed before recordation of a final map. Project Description Page 5 Flower Fields/ North 40 Urban Farm /Lot 3 Trail Protocol March 14, 2019 Draft The purpose of this memorandum is to outline a proposed protocol for creation and management of trails affecting Lot 3 incident to approval of the proposed North 40 Urban farm project. The plan contemplates that 2 trails will be provided: Trail A along the eastern boundary of Lot3, and Trail B, a link to Car Country Drive from Trail A. The proposed trails are intended to function in a manner consistent with the ongoing commercial farming on Lot 3. Accordingly management of their installation, maintenance and operation must reflect the competing requirements for farm operation and security, public safety, and public access. The trails will utilize existing farm roads generally on native soils, and will be susceptible to wear and impact from both farm operations and environmental conditions (including rain, dust, erosion, and vehicular tracking). Trails will be closed by the farm operator during farm operations that may create conflict with the public use and safety. Trails will only be open during daylight ho~rs, and leashed dogs only allowed. Location and condition of the trails will change as the development of Lot 3 proceeds, consistent with the scope of improvements with each phase of development, as summarized below: Phase 1-Creation of seasonal parking area and driveway to Car Country Drive. During Phase 1, substantially all of Lot 3 will continue to be used for farm operations, except during the Flower Field season when the parking area is utilized. • During the Flower Field Season, Trail A will be generally open except when in conflict with proximate farming activities. Trail B will be identified, signed and fenced or otherwise delimited, linking Trail A to the seasonal parking area and a path adjacent to the Car Country Driveway. Trail B will generally be open except when inconsistent with farming operations. • During all other times, Trail A will be generally open except when in conflict with proximate farming activities. Given the contiguous farming operations during the offseason, Trail B will be identified during this period as the sidewalk on Cannon from Trail A to Car Country Drive. • Food safety requirements affecting some of the crops adjacent to the trail may require limiting access for users with dogs, and further limit times of usage Phase 2-Construction of the Marketplace, Trade Center and Microbreweries/Winery During after construction of Phase 2, farming operations will generally be outside the 17 acre portion of Lot 3 occupied by the project, but continuing adjacent to all of Trail A and approximately½ of Trail B. . . . . .. • During and after Phase 2, Trail B will be identified, signed and its boundary delimited. Trail B will be generally open except when inconsistent with proximate farming operations. The segment from the internal roadway to Car Country Drive (Segment 2) will be signed and delimited for continuous use during any period that the project facilities are open. Segment 2 will also be surfaced consistent with the adjacent areas (for example, DG in the parking area). • The location of the segment of Trail B from Trail A to the internal roadway (Segment 1) may vary according to planting, crop mix, and other farming considerations, and will be subject to restriction when inconsistent with farming operations. Surfacing of Segment 1 of Trail Band all of Trail A will continue to be natural grade, maintained to internal farm road standards. • Both Trail A and Segment 1 of Trail B will be open only during daylight hours. • Gates, fences and other control devices may be installed consistent with the plan of operation. Operational Relationship with City Given the operational requirements, the owner of Lot 3 will enter into a license agreement with the City providing for public access consistent with the plan of operation, and continued maintenance at farm road standard by the owner. Signage and delineation of the trail locations, and any changes, will be subject to reasonable City approval. In the event farming is abandoned and the property converted to other uses, the owner will convey easements for both Trail A and B consistent with the foregoing and any approved alternate use.