HomeMy WebLinkAbout2001-04-18; Planning Commission; ; CUP 01-01|SP 180F - ZONE 5 PARK INTERIM BALLFIELDT! City of Carlsbad Planning Departml ~il
A REPORT TO THE PLANNING COMMISSION
P.e. AGENDA OF: April 18, 2001
ItemNo. ®
Application complete date: February 18,2001
Project Planner: Eric Munoz
Project Engineer: Frank Jimeno
SUBJECT: CUP 01-01lSP 180(F) -ZONE 5 PARK INTERIM BALLFIELD -Request
for a Conditional Use Permit and Specific Plan Amendment to allow the Parks
and Recreation staff to construct and operate an interim ballfield on a portion of
the future Zone 5 Industrial Park \vithin the Carlsbad Research Center Specific
Plan. and to clarifY signage requirements in the Specific Plan.
I. RECO~IENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4942
APPROVING Conditional Use Permit CUP 01-01 and ADOPT Planning Commission
Resolutions No. 4941 and 4943 RECOl\1MKNDING APPROVAL of the Negative Declaration
and Specific Plan Amendment SP 180(F), respectively, based on the findings and subject to the
conditions contained therein.
II. INTRODUCTION
The City's Parks and Recreation staff is proposing the development of an interim ballfield on a
portion of the future Zone 5 Industrial Park generally located at the southeast comer of Camino
Hills Drive and Faraday Avenue. The need to provide this interim ballfield is due to the planned
development of the city's new Public Works Center proposed for the existing Safety Center site,
which will involve the removal of the ballfield/mixed use turf area currently onsite. This
ballfield/turf area is technically a park as noted in the NE Quadrant parks inventory in the Parks
and Recreation Element of the General Plan. The issue of removing this park and the
corresponding need to adjust the parks inventory compliant with the General Plan and Gro'wth
Management is the subject of GPA 00-08 which is being processed concurrently.
The Public Works Center is being processed and will be scheduled for Planning Commission
consideration in May 2001. That project will undergo environmental review, and the removal of
the existing ballfield will need to be mitigated by the establishment of a replacement facility.
This Interim Ballfield request of CUP 01-01 is intended to provide the entitlements for that
replacement facility in advance of the Planning Commission's consideration of the Public Works
Center project.
III. PROJECT DESCRIPTION AND BACKGROUND
The City purchased this land for park purposes in 1998. The proposed project is depicted on
Exhibit "A", dated April 18, 2001. The design proposed is intended to serve as a replacement
field due to the Safety Center's ballfield removal until the future development and improvement
of the Zone 5 Industrial Park.
o
CUP 01-01 /SP IS0(F) -zA 5 PARK INTERIM BALLFIELD -
April IS, 2001
Page 2
It shows the interim improvements proposed by Park staff and includes a mixed-use turf area
with a baseball diamond and related facilities, a 20-space parking lot, perimeter landscaping, a
portable restroom and some perimeter fencing. No lighting is proposed with this interim
ballfield. The lack of lighting highlights the fact that this park is primarily intended for the
daytime use by employees of the adjacent industrial office developments, and the general public.
The Parks and Recreation Commission considered and recommended approval of this interim
ballfield project on January 22,2001.
Since the project site is located within the Carlsbad Research Center Specific Plan (SP ISO), this
project will require an amendment to that Plan because the construction and operation of a park
is not listed as an allowed or conditionally allowed land use. The specific plan amendment
associated with this project (SP ISO-F) proposes to allow a park use on this specific site subject
to the approval of a conditional use permit.
This Specific Plan amendment also includes an amendment to the General Development
Standards, Landscape Section regarding entryway signs. The specific plan was recently before
the Planning Commission and City Council to repeal the parking and sign sections of the plan.
During the reformatting of the specific plan to reflect the amendments, it was discovered that
there was a reference to signs in the landscape section that was overlooked and should have been
deleted.
IV. ANALYSIS
The project is subject to the following regulations:
1. City's General Plan
2. Carlsbad Research Center Specific Plan
3. Zoning Ordinance -Title 21
4. Conditional Use Permit Findings
City's General Plan
The proposed park use is consistent \vith the General Plan, including Parks and Recreation
Element Park Development Goal A-I and Park Development Objective B-IO for two reasons: 1)
it provides a recreational use for the adjacent working population and provides a quality of life
amenity. The city's ownership of this parcel is a direct result of collecting a fee within the
industrial areas specifically earmarked for the purchase and development of a park in the
industrial office area; and, (2) the proposal for this interim ballfield is part of an overall strategy
designed to mitigate the impact of removal of an existing recreational facility by the future
Public Works Center by providing a replacement for the Safety Center ballfield. A related part
of this approval is General Plan Amendment GP A OO-OS which is being processed concurrently
with this project. The approach is also summarized in a Parks and Recreation staff memo dated
December 19,2000 and attached as Attachment 5 to this report.
Carlsbad Research Center Specific Plan
The site is regulated by the Carlsbad Research Center Specific Plan which allows for the
development of industrial or office buildings with specified locations for commercial uses. The
--CUP 01-01/SP 180(F) -ZONE 5 PARK INTERIM BALLFIELD
April 18,2001
Page 3
proposed interim use is for part of a larger site that vIlill eventually be a permanent park that is
specifically intended to serve the working population of the specific plan area and adjacent
industrial office developments. The subject site is in the Carlsbad Research Center (SP 180),
however, the rest of the future park site is not in SP 180. The proposed interim use of this park is
consistent with the long-term use planned for the area, but technically is not a use allowed by the
specific plan at this time. Therefore, this project proposes to amend the specific plan to allow the
development of a park use on the subject site.
This Specific Plan amendment also includes an amendment to the General Development
Standards, Landscape Section regarding entryway signs. During the reformatting of the specific
plan to reflect the recent amendments to the City'S Sign Ordinance applicable to industrial zones,
it was discovered that there was a reference to signs in the landscape section that was overlooked
and should have been deleted. The text. to be deleted in strike-out, reads as follows:
'"All primary entryways to the industrial park shall receive special landscape and sign
treatment. Such treatment shall include a distinctive landscape design consisting of groundcover
and hedgerows combined with contour berming. Signing within the entI)" ... ,ays shall be limited
to ground signs which eontain only the name of the industrial pftfk and eonform to the sign and
graphic standards of this plan. Plans:fuI-the entry\vays shall be submitted to the Land Use
Planning Manager for approval prior to development. Variance Number 340 permits a special
entry Nay sign at El Camino Real and D Strcet. A:s a eondition of approval of the variance, the
City determined that 'no ground signs other than the apPftY,,-ed entI)' sign shall be orientcd to El
Camino Real.'"
The allowance for entry monument SIgnS will be addressed ill an upcoming Zone Code
Amendment to the sign ordinance.
Planning Commission Resolution No. 4943 and the attached ordinance implement the proposed
specific plan changes.
Zoning Ordinance -Title 21
The City's zoning ordinance allows the development of parks in Open Space zones \\'ith the
approval of a conditional use permit. The subject site, however, does not have Open Space
zoning. Therefore, other sections of the code apply that require the approval of a conditional use
permit to allow the development and operation of a park. These other sections include: 1 )
21.42.010 (2) (J) which requires conditional use permits for public and quasi-public facilities in
any zone citywide, and; 2) 21.42.010.(5) (E) which requires conditional use permits for uses
involving an assemblage of people in any zone except residential zones citywide.
Conditional Use Permit Findings
All conditional use permits require that four findings be made. These findings are made in the
CUP resolution of approval for this project, Planning Commission Resolution No. 4942. A
descriptive overview ofthose findings is provided below.
The requested use is desirable for the development of the community in that it will provide an
interim park for recreational use by the workers in the city's industrial office areas around
CUP 01-01/SP 180(F) -Z~ 5 PARK INTERlM BALLFIELD II
April 18,2001
Page 4
Palomar Airport. Also. given the future removal of the Safety Center ballfield as part of the
Public Works Center development, this interim ballfield will provide a replacement field for the
various youth groups that reserve the Safety Center field for sports such as soccer and baseball.
The site is adequate for the improvements proposed as shown on the project exhibit. While the
exhibit depicts a fully improved multi-use field with a baseball diamond, bleachers and backstop,
the improvements may be phased in or adjusted depending on final costs, budget and other
considerations. Therefore, this conditional use permit is structured and conditioned such that
lesser improvements than those shown on Exhibit "A" could be constructed and still be in
compliance with this permit.
All of the features necessary to adjust this use to existing and/or future permitted uses will be
provided, recognizing that this use is intended as an interim use until the city completes the
planning and entitling of the future Zone 5 Industrial Park. Project features include landscaping,
perimeter fencing, a portable restroom and a 20-space parking lot. The future Zone 5 Park will
reconfigure the interim improvements on the site into the larger Park plan providing permanent
parking, restrooms, and other park amenities.
The Camino Hills Drive and Faraday Avenue street systems are adequate to serve the site. The
proposed use will not be generating the type of traffic normally associated with an industrial
office development. Thus, it will be adequately served by the adjacent public street systems
which are designed for traffic capacity at city buildout in this area.
v. ENVIRONMENTAL REVIEW
The Planning Director has determined that the project will not have a significant effect on the
environment and has prepared a Negative Declaration dated March 22, 2001. Environmental
review regarding the repeal of the overlooked sign regulations was conducted previously and
there are no changed conditions or circumstances warranting additional environmental review at
this time.
ATTACHMENTS:
1. Planning Commission Resolution No. 4941 (Negative Dec)
2. Planning Commission Resolution No. 4942 (CUP)
3. Planning Commission Resolution No. 4943 (SP)
4. Location Map
5. Memo re: NE Quadrant Parks Issue, dated December 19,2000
6. Exhibit "A", dated April 18, 2001
EM:cs:mh
ZONE 5 PARK-
INTERIM BALLFIELD
cUP 01-01
December 19, 2000
TO: ASSISTANT CITY MANA?-~
VIA: RECREATION DIRECT~
From: Park Development Coordinator
NORTHEAST QUADRANT PARK ISSUES
.Public Works Center Ballfield Removal
.Zone 5 Interim Ballfield
.Larwin Park
.N.E. Quadrant Land Acquisition
'. / -....
This report discusses the inter-connective nature of issues related to the topics above and makes
recommendations for a comprehensive solution to those issues.
SUMMARY OF RECOMMENDED ACTIONS:
1. Construct a ball field on the lower pad of the Zone 5 Park to replace the field being
eliminated in Phase II of the Public Works Center. Construct concurrent with Public
Works Center.
2. Immediately pursue development of Larwin Park to satisfy the Growth Management
Plan. Process a mid year CIP adjustment to begin the park development process this
year.
3. Continue to pursue acquisition of additional park acreage in the NE Quadrant for ball
fields.
BACKGROUND
PUBLIC WORKS CENTER
The Public Works Center will remove 2 acres of ballfieJds. This is partially offset by the recent
addition of 1 acre of Skate Park. The Public Works Department is processing a General Plan
Amendment (GPA) to eliminate the ballfield and add the Skate Park. They have successfully gone
through the Parks and Recreation Commission and are now anticipating a hearing at the Planning
Commission in April 2001.
Two issues have arisen related to this process:
1. We are currently in a park deficit in the NE Quadrant. The elimination of one acre of park at the
Public Works Center will accentuate the problem and will need to be addressed in the GPA report.
2. The Growth Management Plan has a provision that no City facilities shall be removed without
being replaced. The Planning Department has preliminarily interpreted that provision to mean that
Pg.2 of 3, NE QUAD PARK Issls
the ballfield being eliminated at the Public Works Center must be replaced. Staff is recommending
that this occur at the Zone 5 Park lower 3 acre pad site on an interim basis.
ZONE 5 PARK BALLFIELD
To show compliance with the requirement described above, it is recommended that a CUP for
Zone 5 Ballfield be processed after the first of the year and that the project be submitted in the 01-
02CIP.
The actual implementation of the project is recommended to be dove-tailed into the Public Works
Center Project. The Public Works Center consultant could prepare the plans and the project could
be bid as part of the Public Works Center project. This would minimize impacts on staff workload
and provide for better bid prices than doing a small stand alone project.
Because there essentially no funds left in the Zone 5 Business Park account (after purchasing the
land several years ago), funding for the ballfield project will need to come from an alternative
source (possibly the General Fund). It is recommended that a budget of approximately $300,000
be established for this project.
Currently, staff from the Recreation Department, City Manager's Office, and Community
Development are working on a goal of community outreach in the industrial zones to gather input
into what might ultimately serve that segment of the communities recreational needs. In addition,
we are testing the water for interest in private participation. Because of the uncertainty of future
development plans for this site, staff is recommending that the replacement field be considered
temporary, keeping the constructio"n simple and development costs to a minimum.
LARWINPARK
As previously mentioned, the NE Quadrant is currently experiencing a park deficit that needs
immediate attention. We are currently 10 acres in arrears, not counting the current new housing
projects coming on line. Last year, the marginally developable Larwin Park was moved out in the
CIP in favor of what, at the time, promised to be the acquisition of 10-15 acres of developable park
acreage in the Robertson Ranch (the joint use flood control basin/park). After closer analysis of
the site revealed potential development constraints, land appraisals came in higher than staff felt
the land warranted, and the timing of access to the site via Cannon and College became
uncertain, we are recommending moving Larwin back up in the CIP to address the Growth
Management shortfall.
Staff is recommending that a new plan for Larwin Park be developed. Although no park planning
has occurred on the "new plan", it is anticipated that the recently approved temporary Dog Park
would be incorporated into "upper" Larwin Park and that improvements to "lower" Larwin Park be
kept to a minimum (walkways, lawn, picnic areas, and possibly a tot lot). Trails could be used to
connect upper and lower Larwin and to connect to the City Wide Trail System. The ultimate plan
would of course be subject to the usual input (public outreach, Commissions, and Council). Cost
for this type of development would be significantly lower than the $2,090,000 currently
appropriated in the CIP.
· Pg. 3 of 3; NE QUAD PARK IS.S
Public Works staff is also recommending that a "Mid-Year" CIP adjustment be made to appropriate
funds for Larwin Park for this fiscal year. We are recommending that $50,000 for preliminary
design and miscellaneous project management be appropriated out of the $2,090,000 (PFF) funds
currently scheduled in FY 2010-2020. This will show a commitment to meeting the Growth
Management shortfall and allow staff to start on this project at the first of the year.
NE QUADRANT LAND AQUISITION
The 2000-2001 CIP appropriated $2, 625,000 for acquisition of park land for ballfields in the NE
Quadrant. As previously mentioned, the anticipated acquisition of a flood control basin on
Robertson Ranch that could have served dual use as ballfields is appearing less likely due to land
constraints and appraised land costs. While staff has not completely abandoned the possibility
that the Robertsons (or subsequent owners) might negotiate a favorable deal on the property, staff
is planning to proceed with further investigation of alternative sites in the NE Quadrant. Because
the availability of developable land continues to become harder to find (and more expensive), staff
will continue to move forward toward this goal.
Staff is seeking confirmation to proceed with the recommendations above.
Mark Steyaert
c: City Manager
Public Works Director
Public Works Manager, Cook
Senior Civil Engineer, Hammann
Planning Director
Assistant Planning Director
Principal Planner, Rideout
Senior Planner, Munoz
Senior Management Analyst, Beverly
Finance Director
Senior Accountant, Stover
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ORDINANCE NO. ___ _
Exhibit "A"
Dated April 18, 2001
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, AMENDING THE CARLSBAD
RESEARCH CENTER SPECIFIC PLAN (SP 180-E) TO
DESIGNATE A PARK SITE ON THE SE CORNER OF CAMINO
HILLS DRIVE AND FARADAY AVENUE IN LOCAL FACILITIES
MANAGEMENT ZONE 5 AND AMEND SIGNAGE
REQUIREMENTS
CASE NAME: ZONE 5 PARK INTERIM BALLFIELD
CASE NO.: SP 180(F)
The City Council of the City of Carlsbad, California, does ordain as follows:
WHEREAS, the City Council of the City of Carlsbad, California, has reviewed and
considered a Specific Plan Amendment to revise the list of permitted uses within Area 1 to
specifically designate Lot 96 of the Carlsbad Research Center (APN: 212-130-21) as a city park
site; and
WHEREAS, after procedures in accordance with the requirements of law, the
City of Carlsbad has determined that the public interest indicates that said specific plan
amendment be approved.
NOW, THEREFORE, the City Council of the City of Carlsbad, California, does
ordain as follow:
SECTION 1: That the CARLSBAD RESEARCH CENTER Specific Plan
Amendment, SP 180(F), dated April 18, 2001, on file in the Planning Department, and
incorporated by reference herein, is approved. The Carlsbad Research Center Specific Plan
Amendment shall constitute the zoning for this property and all development of the property
shall conform to the Plan. The amendment to the specific plan is the designation of Lot 96 as
the site of a city park intended to serve workers of the industrial office parks in the area. It
requires the addition of the following item #12 to the list of Permitted Uses for Area 1, as found
on page 12, to read as follows:
"Lot 96 at the southeast corner of Camino Hills Drive and Faraday Avenue (APN:
212-130-21) is designated as a city park site subject to the approval of a conditional use permit"
1 SECTION 2: The amendment to the specific plan is the repeal of text in the
2 General Development Standards, Landscape Section regarding signage which is struck out as
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follows:
"All primary entryways to the industrial park shall receive special landscape aru:l
5 si§fl treatment. Such treatment shall include a distinctive landscape design consisting of
6 groundcover and hedgerows combined with contour berming. Signing within the entry't't'ays
7 shall be limited to ground signs \,.'hich contain only the name of the industrial park and conform
8 to the sign and graphic standards of this plan. Plans for the entryways shall be submitted to the
9 Land Use Planning Manager for approval prior to development. Variance Number 340 permits
10 a special entry way sign at EI Camino Real and D Street. As a condition of approval of the
11 variance, the City determined that 'no ground signs other than the approved entry sign shall be
12 oriented to EI Camino Real. '"
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SECTION 3: That the findings and conditions of Planning Commission
Resolution No. 4943 shall also constitute the findings and conditions of the City Council.
EFFECTIVE DATE: This ordinance shall be effective thirty days after its
adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be
published at least once in a publication of general circulation in the City of Carlsbad within
fifteen days after its adoption.
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• •
INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City
Council on the ___ day of ____ 2001, and thereafter.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Carlsbad on the __ day of _____ 2001, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CLAUDE A. LEWIS, Mayor
ATTEST:
LORRAINE M. WOOD, City Clerk
(SEAL)
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