HomeMy WebLinkAbout2006-03-01; Planning Commission; ; CUP 04-08 - ALGA NORTE COMMUNITY PARKAt City of Carlsbad Planning Department.
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: March 1, 2006
ItemNo. G)
Application complete date: August l 9, 2004
Project Planner: Michael Grim
Project Engineer: Clyde Wickham
SUBJECT: CUP 04-08 -ALGA NORTE COMMUNITY PARK-Request for a Negative
Declaration and Conditional Use Permit to allow the construction and operation of
a 32.11 community park on a 34.4 acre vacant site, generally located north of
Poinsettia Lane and west of Alicante Road, within the Villages of La Costa
Master Plan, in Local Facilities Management Zone I 0.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6039
ADOPTING the Negative Declaration issued by the Planning Director, and ADOPT Planning
Commission Resolution No. 6040 APPROVING Conditional Use Permit CUP 04-03, based
upon the finding~ and subject to the conditions contained therein.
II. INTRODUCTION
The proposal involves a Conditional Use Permit (CUP) to allow the development and operation
of a 32.11-acre community park. The major components of the park would include baseball
fields, basketball courts, tot lots, aquatic complex, passive recreation areas, and various
administration, operations and maintenance, concessions, and restroom buildings. The Alga
Norte Park Master Plan was approved by the City Council on January 14, 2003 and the proposed
park development is consistent with the approved Master Plan. The proposed development
complies with all applicable regulations and staff has no issues with the proposal.
III. PROJECT DESCRIPTION AND BACKGROUND
The City of Carlsbad Recreation Department is requesting approval of a Negative Declaration
and Conditional Use Permit to allow the development and operation of a community park in the
Southeast Quadrant. The site is located on the northwest comer of Poinsettia Lane and Alicante
Road, and within the La Costa Greens portion of the Villages of La Costa Master Plan. North
and west of the park site are natural open space areas. East of the site, across Alicante Road is
natural open space and to the south, across Poinsettia Lane, is the La Costa Resort and Spa Golf
Course. The subject property is designated Open Space (OS) in the City's General Plan has an
underlying zoning of Planned Community (P-C), The Villages of La Costa Master Plan
designates the implementing zoning of the property as Open Space (O-S).
A majority of the 34.4 gross acre park site has been cleared in conformance with the Villages of
La Costa Master Plan development plan, the certified Program Environmental Impact Report,
and other permits. The site slopes from north to south and contains some undisturbed native
0
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March 1, 2006 •
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habitat along the northern and western edges. There are two access points to the site off of
Alicante Road however no public park access would be allowed off of Poinsettia Lane. A right-
in/right-out access to Poinsettia Lane is proposed to allow maintenance vehicles to access the
maintenance building in the southwestern comer of the project site. Approximately 143,500
cubic yards ( cy) of cut, 221,500 cy of fill, and 92,350 cy of import would be necessary to
accommodate the proposed park development. No retaining walls over six feet in height are
proposed.
As shown on Exhibit "W", dated March 1, 2006, the park would include a number of active and
passive recreational opportunities. In the southern portion of the site would be three lighted
baseball fields with seating areas, batting cages, restrooms, and a concessions stand. Also
located in the southern portion would be a dog park and park maintenance building, as well as
passive recreation areas with turf and shade structures. The central portion of the park would
contain three lighted half-court basketball courts, a picnic shelter with barbeque facilities, and a
large turf area that could be combined with the outfield of one of the baseball fields with a
removable outfield fence to accommodate events such as Jazz in the Park. The far northern
portion of the site would contain a skate park, several tot lots designed for different ages, and
more passive recreation areas.
A major component of the Alga Norte Community Park is the proposed aquatic complex, located
in the central and northern portion of the site. The facility would include a competition lap pool
with bleachers, a recreational lap and instructional pool, a therapy pool, tot pool, and a wet play
area with water slides surrounded by a "moving river" water feature. In addition to instruction
and open use, it is anticipated that the swim complex would host competitive swimming, diving,
and water polo events. Also located within the complex would be passive turf areas and a party
area with shade structures located near the outdoor barbeque and concessions area.
A 541-space parking lot would be located along the eastern portion of the site, fronting on
Alicante Road. Between the parking area and the proposed aquatic complex would be several
buildings containing the main pedestrian entry booths, administration offices, operations and
mechanical facilities, locker rooms and restrooms, and a concessions area with an outdoor
barbeque. The proposed buildings would measure from 15 to 25 feet in height and be designed
in a Mediterranean architectural style, with stucco exterior walls, sloped clay tile roof elements,
archways, wooden trellises, and decorative ceramic tiles. The architectural style conforms to the
guidelines of the Villages of La Costa Master Plan, while still providing for a civic facility
character. Several courtyards are incorporated into the building design and the mechanical
building would house solar panels on the flat portions of the roof.
The Alga Norte Community Park project is subject to the following regulations:
A. General Plan;
B. Villages of La Costa Master Plan (MP 98-01);
C. Open Space Zone (Chapter 21.33 of the Zoning Ordinance);
D. Parking Ordinance (Chapter 21.44 of the Zoning Ordinance);
E. Conditional Use Ordinance (Chapter 21.42 of the Zoning Ordinance);
F. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance); and
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G. Zone 10 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 follovting analysis
section discusses compliance with each of these regulations/policies utilizing both text and
tables.
A. General Plan
The Alga Norte Community Park proposal is consistent with the applicable policies and
programs of the General Plan. Particularly relevant to the public park project are the Land Use,
Circulation, Parks and Recreation, and Public Safety Elements. Table I below indicates how the
project complies with these particular elements of the General Plan.
TABLE J -GENERAL PLAN COMPLIANCE
Element Use Classification, Goal, Proposed Use and Compliance
Objective, or Program Improvements
Land Use Provide for a sufficient diversity The proposed community park
of land uses so that schools, would provide recreation Yes parks and recreation areas ... are facilities for residents of the
available in close proximity to Villages of La Costa master
each resident of the City. plan and the surrounding area.
Site is designated for Open Public parks are an allowed
Space land uses. use within the Open Space
designation.
Circulation Provide safe, adequate and The proposed parking area
attractively landscaped parking meets all internal circulation
areas. standards, provides more than
the number of parking spaces Yes
required by code and
calculated by the project's
parking demand survey, and is
landscaped with trees, shrubs
and ground cover.
Open Space A city with an adequate amount The proposed park acreage
and and variety of open space for assists in meeting the Growth Yes Conservation outdoor recreation, including Management facility standard
but not limited to parks. for adequacy of park facilities
in the Southeast Quadrant.
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TABLE 1-GENERAL PLAN COMPLIANCE CONTINUED
Element Use Classification, Goal, Proposed Use and
Objective, or Program Improvements
Public Safety Design all structures in All new structures are required
accordance with the seismic to conform to seismic
design standards of the UBC standards and all other
and State building requirements. applicable State building
standards.
Parks and To provide for future park The proposed park includes
Recreation facilities with a balance of both active and passive
active and passive recreational recreational opportunities,
opportunities. including passive water-related
areas.
Compliance
Yes
Yes
Given the above, the proposed Alga Norte Community Park is consistent with the various
elements of the General Plan.
B. Villages of La Costa Master Plan
The project site is located within Neighborhood 1.5 of the La Costa Greens portion of the
Villages of La Costa Master Plan (MP 98-0 l ). The Master Plan contains use allocations,
development standards, and design criteria for the proposed park site. The Master Plan defers to
the Open Space Zone (Chapter 21.33 of the Zoning Ordinance) when addressing permitted and
conditional uses, building height, and accessory structures. Project compliance with the Open
Space Zone is discussed in Section C below. Table 2 below details the project's compliance with
the other provisions of the Villages of La Costa Master Plan.
TABLE 2 -MASTER PLAN COMPLIANCE
Standard Proposed Compliance
Structural Setbacks: Min. 50 feet All structures are placed at least 50 feet
from both Poinsettia Lane and Alicante
Road. Yes
Parking Area Setbacks: The parking area is located 30 feet from
Minimum of 30 feet from Alicante the Alicante Road right-of-way and Yes Road and 50 feet from Poinsettia over 17 5 feet from Poinsettia Lane
Lane. right-of-way.
Landscaping -Open Space: All The proposed landscaping along the
landscaping adjacent to the natural perimeter of the park is comprised of a Yes
open space shall be compatible native plant palette and no invasive
with the existing vegetation. species are proposed.
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TABLE 2-MASTER PLAN COMPLIANCE CONTINUED
Standard Proposed
Landscaping -Aesthetics: The entire 30 foot parking lot setback
Planting should soften views of the from Alicante Road is proposed for
parking area and buildings from numerous trees and shrubs which will
Alicante Road and local trail. soften public views of the park
buildings and parking areas.
Lighting: All lighting adjacent to All proposed lighting is shielded and
the natural open space shall be directed downward to avoid spillage
selectively placed, shielded, and into the open space and other
directed away from the open space. surrounding areas.
Compliance
Yes
Yes
Given the above, the proposed Alga Norte Community Park project is consistent with the
provisions of the Villages of La Costa Master Plan.
C. Open Space Zone
As stated above, the master plan defers to the Open Space zone for use allocations, building
height, and accessory structures within Neighborhood 1.5. The proposed uses consist of public
parks, ballfields and courts, public structures, and swimming pools, which are permitted or
conditionally allowed uses within the Open Space zone. The maximum building height within
the Open Space zone is 25 feet; the proposed buildings measure from 15 to 25 feet in height.
With regard to accessory structures, the Open Space zone allows public restrooms, barbeques,
playground equipment, pool filtering equipment, fencing, and other similar accessory structures
required for the conduct of the permitted use. The accessory structures proposed within the park
include restrooms, concessions stands, tall fencing for batting cages and ballfields, bleachers,
picnic and shade structures, play equipment, and water slides and play equipment. All of the
proposed accessory structures are associated with the permitted and conditional uses within the
park. Therefore, the proposed Alga Norte Community Park project is consistent with the Open
Space zone.
D. Parking Ordinance
The Parking Ordinance contains the parking standards for a variety. of uses. Since the ordinance
is silent on many of the uses contained within community parks, Recreation Department and
Planning Department staffs have developed parking standards for the various components of
community parks based upon estimated and actual demand. These parking standards have been
applied to Poinsettia Community Park, Aviara Community Park, Holiday Park, Laguna Rivera
Park, La Costa Canyon Park and, in an adjusted form, Pine Community Park. A breakdown of
the various components of these parking standards is shown on Exhibit "A" dated March I,
2006.
The Alga Norte Community Park contains a use not previously seen within Carlsbad, that being a
large aquatic complex with multiple pools and a water play area. Therefore, the Recreation
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Department commissioned a parking study from Aquatic Design Group, based upon a survey of
the parking demand of other similar facilities. The resulting anticipated parking requirement for
the aquatic complex totaled 338 spaces. By adding the aquatic complex parking need to the
remainder of the community park, the total parking requirement is 5 I 5 spaces.
The proposed parking lot would contain 541 spaces, which is more than required. All parking
spaces and aisles meet the minimum required dimensions stated in the Parking Ordinance. As
mentioned in the project description, it is anticipated that the park will be used on occasion for
large events, such as swimming meets and baseball tournaments, therefore the potential for
overflow parking must be addressed. There is capacity for over 70 additional public parking
spaces along the western edge of Alicante Road. ln addition, the Recreation Department has
studied the potential for use of other off-site parking areas, including City-owned sites and
nearby schools. To address the potential need for overflow parking, the CUP is conditioned such
that an overflow parking plan be submitted with a park reservation application for any large
event. This plan must demonstrate how any additional parking demand will be accommodated
and must be reviewed and approved by the Recreation Director.
Given the conformance with the accepted community park parking standards, the empirically
derived aquatic complex parking standard, and the provision for overflow parking, the Alga
Norte Community Park is consistent with the Parking Ordinance.
E. Conditional Use Ordinance
According to Section 21.33.040(3), ( 4), and (7) of the Zoning Ordinance, athletic fields and
courts, swimming pools, public buildings, and other related cultural, entertainment, and
recreational activities and facilities are allowed in the Open Space zone with the approval of a
Conditional Use Permit (CUP). Four findings must be made in order to approve a CUP. These
findings, elaborated in Planning Commission Resolution No. 6040 deal with the project's
consistency with the General Plan, desirability for the community, and compatibility with its site
and surroundings.
The proposed community park is desirable and necessary in that it provides recreational facilities
for the residents of the Villages of La Costa Master Plan and surrounding areas, as well as
contributing to the Growth Management park performance standard for the Southeast Quadrant.
As mentioned above, the project is consistent with the General Plan in that the proposed uses are
allowed in the Open Space land use designation, the landscaped parking areas are designed to
accommodate the parking demand, and all buildings will be constructed in accordance with
seismic safety regulations. All of the proposed improvements can fit within the existing site
without encroachment into adjacent natural open space, tall retaining walls, or the need for
variances to setback standards. As stated in the project-specific traffic report, the surrounding
roadway system can accommodate the traffic generated by the community park through buildout
of the General Plan. Therefore, the proposed Alga Norte Community Park is consistent with the
Conditional Use Ordinance.
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F. Growth Management Ordinance
•
The Alga Norte Community Park is a non-residential project and, therefore, is subject to only
some of the provisions of the Growth Management program. Table 3 below details the project's
compliance with the standards of the Growth Management Ordinance.
TABLE 3 -GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Standard Compliance
City Administration NIA NIA
Librarv NIA NIA
Waste Water Treatment 104 EDU Yes
Parks NIA NIA
Drainage PLDAD Yes
Circulation 3,150 ADT Yes
Fire Station #2 Yes
Open Space NIA NIA
Schools C.U.S.D. NIA
Water 27,962 GPD Yes
G. Zone 10 Local Facilities Management Plan
The Alga Norte Community Park project site is located in Local Facilities Management Zone 10.
No special development requirements, such as major roadway or drainage facilities extensions,
apply to the community park project. The LFMP does require that all facilities and services
required to serve the proposal be in place concurrent with, or prior to, need. The surrounding
streets are constructed and water, sewer, and drainage facilities are available to be connected to
the site. Therefore, the proposed Alga Norte Community Park project is consistent with the Zone
10 LFMP.
V. ENVIRONMENTAL REVIEW
The potential environmental impacts associated with the construction and operation of a
community park within Neighborhood 1.5 of the La Costa Greens was reviewed through the
certified Program Environmental Impact Report for the Villages of La Costa Master Plan (EIR
98-07). The analysis contained in the certified Program EIR regarding aesthetics, agricultural
resources, biological resources, cultural resources, hydrology and water quality, land use and
planning, mineral resources, noise, population and housing, public services, and recreation still
apply to the proposed community park. Therefore the park development qualifies as being in
prior environmental compliance in these areas.
Additional grading of the site is needed to accommodate the park design. A detailed analysis of
the traffic generation and sewer demand of the proposed park development revealed that the
potential impacts were greater than those envisioned in the Program EIR, therefore additional
environmental review for geology and soils, transportation, and utilities and service systems was
necessary. The traffic generation was analyzed in a project-specific traffic report that found the
roadways serving the project site could accommodate the increase in traffic and maintain
CUP 04-08 -ALGA NORT~OMMUNITY PARK
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adequate levels of service. The Carlsbad Sewer District analyzed the additional sewer demand
and found that the proposed systems were adequate to accommodate the increase in sewerage.
Based upon this analysis, the Planning Director determined that no significant adverse
environmental impacts would result from the construction and operation of the Alga Norte
Community Park and issued a Notice of Intent to Issue a Negative Declaration for public review
on February 9, 2006. No comments were received during the mandatory 20-day review period.
ATTACHMENTS:
1. Planning Commission Resolution No. 6039
2. Planning Commission Resolution No. 6040
3. Location Map
4. Disclosure Statement
5. Local Facilities Impact Assessment
6. Background Data Sheet
7. Exhibits "A" -"AA" dated March 1, 2006
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SITE MAP
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NOT TO SCALE
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Alga Norte Community Park
CUP 04-08
• •
City of Carls,bad
14 GI ,i ., I ,I· I •J4-Ei; 4, ,t J ,SI
DISCLOSCRE STA TE\lE\T
i Apph::ant's statement or disclosure oi certain ownersh1p 1r.terests or. all appi:.:.:1i1on~ wh:.::-: \\ ;J; r~Ju1~c
1 d1sc-:-euonary acuor. on the part o:"the Cny Council or an~· ;1poomreC Bo.;1rC. Com::-::ss1on c,~ Cl,;:~:7::::et.·
Tne io!iowmg miorma11on !\IL'ST be disclosed at the 11me of appilca11on subm:r:J: You, ~r,1.1ec: ~o~r.,,:
be renewed until this mformauon 1s completed. Please pnnt.
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Person is d:fi.ned as .. Any individual, firm. co-partnership. joint venture. assoc1arion. soc1ai dub. frJt.:rnJ!
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Agents may sign this document; however, the legal name and entity of the applicant and property 0"11er must be
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APPLICA.i',T (Not the applicant's agent) ·
Provide the COMPLETE. LEGAL names and addresses of ALL persons havmg a financial
interest m the apphcauon. If the applicant includes a corporauon or pannership. include the
names, mle, addresses of all individuals owning more than 10% of the shares. IF NO
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Title /t r?JL/,zll,Q./',AC -::.O/<?.~.
Address ___________ _ Address /~ ~ '(!~PR,
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Provide the COMPLETE. LEGAL names and addresses of ALL persons havmg any ownership
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PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publiclv-
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Corp/Pan Ql7Y cF~t!JAz:?
Title ;4 M71/4IC-lr'Ac CC),,e P,
Address /2Co C-~dri;OVI~,
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If ar.y persor. 1dent:fieC pursuant to ( 1) or(: J a·:,o\-e 1s a nonprofit o~g~n:zJt10; 0:-: ~..:~"
. names and addresses of A!\·y pers;; _serving :1.s ar: c-:·::cer c~ d:recror of:.~~ ~.':-:-:,·:
organrzauon or as rrusree or beneficra:-o:" :h=
\on Proii,TrJst_________ \or. Proli(T:-.; ___________ _
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11 the above information is true and correct to the bes
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Pnnt or type name of 0M1er1apphcant 's agent
• CITY OF CARLSBAD •
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMP ACT ASSESSMENT:
FILE NAME AND NO: Alga Norte Community Park-CUP 04-08
LOCAL FACILITY MANAGEMENT ZONE: l O GENERAL PLAN: Open Space (OS)
ZONING: Open Space (O-S)
DEVELOPER'S NAME: "'C"'itJ-y--"o"--f .,.C,,,ar"'ls"'b.,,,ad,,__ ________________ _
ADDRESS: 1200 Carlsbad Village Drive, Carlsbad, CA 92008
PHONE NO.: 760-434-2856 ASSESSOR'S PARCEL NO.: =2~13~-l~l=0~-0~4 ______ _
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): =32=.l,_,1 _____ _
ESTIMATED COMPLETION DATE: January, 2008
A. City Administrative Facilities: Demand in Square Footage= NIA
B. Library: Demand in Square Footage= NIA
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 104 EDU
D. Park: Demand in Acreage = NIA
E. Drainage: Identify Drainage Basin = PLDAD
F. Circulation: Demand in ADT = 3 150
G. Fire: Served by Fire Station No. = 2
H. Open Space: Acreage Provided = NIA
1. Schools: Carlsbad Unified
J. Sewer: Demands in EDU 104
K. Water: Demand in GPD = 27 962
~ACKGROUND DATA SHEET •
CASE NO: CUP 04-08
CASE NAME: Alga Norte Community Park
APPLICANT: City of Carlsbad Recreation Department
REQUEST AND LOCATION: Request for a Negative Declaration and Conditional Use
Permit to allow the construction and operation of a community park on a vacant site. generally
located north of Poinsettia Lane and east of Alicante Road. in Local Facilities Management Zone
10.
LEGAL DESCRIPTION: Lot 5 of Carlsbad Tract No. 99-03 -La Costa Greens.
according to Map No. 14543. filed in the Office of the County Recorder of the County of San
Diego on February 12. 2003. in the City of Carlsbad. County of San Diego, State of California.
APN: 213-110-04 Acres: 32.11 Proposed No. of Lots/Units: n/==a _________ _
GENERAL PLAN AND ZONING
Land Use Designation: =O-"'p=en~S,.p=ac=e~{~O~S"'}~-------------------
Density Allowed: =n/~a~------
Existing Zone: ~P--C~-------
Density Proposed: =n/~a~-----------
Proposed Zone: "-P....,-C"-------------
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site P-C OS Vacant
North P-C OS Natural open space
South P-C OS La Costa Golf Course
East P-C OS Open Space
West P-C OS Natural Open Space
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad ===~----
Equivalent DweUing Units (Sewer Capacity): .e.l-"-04-'--"'E"'D~U"----------------
ENVIRONMENTAL IMPACT ASSESSMENT
~ Negative Declaration, issued '"'M"'a,,_r"'ch"--'-1'-'2"'0~0~6~---------------
D Certified Environmental Impact Report, dated ______________ _
D Other, ____________________________ _