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.