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02-15-2011 - Public HearingMaverick/Ridgeriders Park Master Pla - Item 11 Attach 3 (2).doc STAFF REPORT RIDGERIDERS/MAVERICK PARK MASTER PLAN CATEGORICAL EXEMPTION APPLICANT: City of West Covina LOCATION: Ridgeriders/Maverick Park 300 S. Citrus Street (between Vanderhoof Drive and Walnut Creek Parkway) I. DESCRIPTION OF APPLICATION The City is proposing to adopt a park master plan for Ridgeriders/Maverick that will guide new improvements and changes to the 9.5-acre park. Items addressed in the proposed master plan include site drainage, upgrading general and security lighting, upgrading of plumbing and irrigation system, minor modifications to the existing restroom facility, additional seating opportunities (picnic tables and benches), providing designated trails and/or walking paths, establishing wayfinding system, vehicular circulation and parking for trucks, trailers and cars, and establish a trail head to connect to regional trail system. This meeting is a public joint meeting of the Planning Commission and Community Services Commission. II. STAFF RECOMMENDATION Staff recommends the Planning Commission and Community Services Commission recommend approval of the Ridgeriders/Maverick Master Plan to the City Council. III. ENVIRONMENTAL DETERMINATION Pursuant to Section 15304 of the California Environmental Quality Act (CEQA) of 1970, the proposed project is considered to be categorically exempt (Class 4, Minor Alteration to Land) in that it consists of minor improvements to existing park facilities at Ridgeriders/Marverick Park. IV. BACKGROUND The City Council approved Unclassified Use Permit (UUP) No. 24 on February 10, 1958 to allow Valencia Heights Water Company and Ridgeriders to operate a recreational center. The City of West Covina leased the property from the Valencia Heights Water Company for recreational purposes beginning 1958. The property has housed the Ridgeriders Equestrian center and Maverick Field since that time. The use of this property was formally addressed in 1985, when the City entered into a 20-year land lease with Valencia Heights Water Company (VHWC). During the term of this lease agreement, the City invested approximately $460,000 for various improvements to the site, including ball field lights, fencing, bleachers, a new restroom and snack bar, and various improvements to the Ridgerider facility. The lease agreement also made the City responsible for paying all taxes and assessments levied on the property. The agreement included provisions that allowed Valencia Heights to terminate the lease subject to four months notice. It also included a clause that required Valencia Heights to provide the City with four months written notice of intention to sell, depicting the price and condition of sale and provide the City with first right of refusal to purchase the property. On April 22, 1998, Valencia Heights provided written notice to the City stating their intent to exercise their option to terminate the lease on June 1, 1998. At that point, the City explored other options with Valencia Heights, including land acquisition. The negotiations in acquiring the land lasted until January 18, 2001 when City Council approved the purchase of the land, allowing the land to remain a public park. V. SUMMARY OF DATA North: “Medium Commercial” (C-2) and “Service Commercial” (S-C); commercial uses East: “Single-Family Residential” (R-1); single-family residences South: “Single-Family Residential” (R-1); single-family residences West: “Multiple-Family Residential” (MF-20; multi-family residences Zoning Designation: “Residential Agriculture” (R-A), Area District III General Plan Designation: Parks Notices of public hearing were mailed to 84 property owners and occupants within 500 feet of the subject property as well as identified park users. The public hearing to consider the park master plan was published in the San Gabriel Valley Tribune on January 13, 2011. Also, a public hearing notice was posted on site at Ridgeriders/Maverick Park. VI. DISCUSSION The City has a policy of establishing Park Master Plans for park facilities. In this case, while the site has been used for several decades for recreational purposes, no park master plan was established because it was privately owned. The proposed park master plan provides a vision for the park and guides improvements. Ridgeriders/Maverick Park is the only park in the City that does not have an adopted Master Plan. This Master Plan is a working list of action items developed by City staff and the consultant, David Volz Design (DVD). The park is unique because it has historically provided two defined uses – an equestrian center and baseball field. The City’s General Plan identifies this park as a “Special Facility Park”. The Ridgeriders Equestrian center at the park is well known in the Southern California equestrian community for hosting events in an environment shaded with mature trees. The master plan has been developed with input from the public through a community meeting, held on May 9, 2007, City staff and DVD. The input from this meeting has been incorporated into the plan. The overall goals identified served as guiding principles to craft a master plan for the park. The following is a list of the goals identified: Protect existing Baseball Field and Amenities. Protect existing Equestrian Facilities that are in good condition. Generate income by renting park facilities. Maintain the rural character of the park. Protect healthy trees. Provide/Protect trail access to Walnut Creek. Provide better pedestrian circulation. Provide a more identifiable Park Sign at entrance. Based on the guiding principles above, the following is a list of improvements in the form of action items to implement the vision crafted for the park. These improvements may be completed in phases when funding is available through capital improvements, budgeting and/or grants. Address site drainage deficiency. Upgrade the park’s general and security lighting. Upgrade plumbing and irrigation system. Modify existing restroom to provide better access – from both sides of the structure (ball field and equestrian). Provide more seating opportunities (picnic tables and benches). Provide designated trails and/or walking paths to improve the general pedestrian/equestrian circulation. Improve parking for cars, trucks and trailers to better serve both user groups. Establish Wayfinding System (signage). Improvements include appropriately designed and placed signage to link the park to Cortez Park and to Walnut Creek Trail. Enhance the rustic character in new construction of structures, walls, columns, fencing and shade shelters. Establish Trail Head to connect to regional trail system. There was consensus from the community to protect and maintain the existing facilities at the park in good condition, to protect and maintain the rustic/natural character of the park, and to protect the existing mature trees that provide much needed shade for park users. The park master plan calls for protecting and preserving the existing trees that are part of the natural feature and setting of the park. The Community Services Department and Public Works Department will continue to provide ongoing programs, as well as maintenance to all structures, lighting, landscape and irrigation at the park. Participants also indicated the desire to establish a trailhead that connects to the regional trail system. Although, the City of West Covina General Plan does not identify this connection as a goal, the Open Space Element of the Countywide General Plan calls for the linkage of trails within the region. The Los Angeles County’s Strategic Plan calls for “making our communities more desirable places to live by continued provision of recreational facilities, such as multi-use trails, encourages physical activity that promotes the health and social and emotional well-being of children and families”. The County’s plan also promotes the development of a system of equestrian and hiking trails to be linked with recreational facilities where possible. Furthermore, Green Linkages: A Vision for the City of West Covina (A study prepared by a Cal Poly-Pomona studio team in 2006) also identifies the existing staging at Ridgeriders/Maverick by equestrians as a helpful connection point. Therefore, providing this connection would be a significant progress for the City and regional – countywide efforts. Earlier drafts of the plan included paved parking and striped parking stalls on the equestrian portion of the park. However, it is difficult to delineate parking stalls to serve horse trailers being towed by trucks to the park since these vehicles would need a larger space. In addition, trailers vary in size exacerbating the challenges in designating and designing parking areas. Also, paving parking areas would be detrimental to the character of the park, which is rustic. In order to continue meeting the parking needs of both uses, the park master plans calls for 72 paved parking spaces serving Maverick Field with additional overflow gravel parking. The master plan has taken into consideration the various Valencia Heights Water Company water easements that exist throughout the site. These water easements may constrain future improvements as structures cannot be built on the easements. The existing water well within the fenced area has been abandoned but the well and their appurtenances have not been removed. However, these easements and water utilities have not affected the use of the park. Conclusion Members of the community raised concerns regarding site drainage, inadequate lighting, glare from park lights spilling over into adjacent properties, scheduling of events, vehicular conflicts along the first base dugout of the baseball field, and dust control from the equestrian facility. The list of improvements envisioned in this master plan includes addressing these concerns to improve the overall safety and operational plan of the park. The action items listed above address the concerns brought by the community regarding the future of the park. The intent of the master plan is to craft a vision and create a working plan that will guide future improvements at the park. In addition, the master plan will enable the City to apply and compete for grants that are offered through numerous governmental agencies and non-profit organizations. VII. RECOMMENDATION Staff recommends the Planning Commission and Community Services Commission recommend approval of the Ridgeriders/Maverick Master Plan to the City Council. ______________________________ Fabiola Wong Senior Planner REVIEWED AND APPROVED: ______________________________ ______________________________ Jeff Anderson, AICP Michele McNeill Acting Planning Director Community Services Director Attachments: Attachment 1 – Planning Commission Resolution