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HomeMy WebLinkAboutRP 05-04; Army & Navy Academy Master Plan; Redevelopment Permits (RP)City of Carlsbad Housing and Redevelopment Department A REPORT TO THE DESIGN REVIEW BOARD AND THE PLANNING COMMISSION DATE: November 5, 2008 ITEM NO. 1 Application Complete Date: Staff: Austin Silva 11/16/2006 Christer Westman Clyde Wickham Environmental Review: Negative Declaration SUBJECT: RP 05-04/CUP 94-02X1A "Army and Navy Academy Master Site Plan": Request of the Design Review Board for a recommendation of adoption of a Negative Declaration and recommendation of approval of a Major Redevelopment Permit; and request of the Planning Commission for the adoption of a Negative Declaration and approval of a Conditional Use Permit amendment and extension to approve an update to the Army and Navy Academy Master Site Plan to be used as a guide for future development generally located north and south of Cypress Avenue, South of Pacific Street, east and west of Ocean Street, and east and west of Carlsbad Boulevard in Local Facilities Management Zone 1. I. RECOMMENDATION Design Review Board That the Design Review Board ADOPT Design Review Board Resolutions No. 334 and 335 recommending APPROVAL of the Negative Declaration and RP 05-04 to the Housing and Redevelopment Commission based on the findings and subject to the conditions contained therein. Planning Commission That the Planning Commission ADOPT Planning Commission Resolution No. 6493 ADOPTING a Negative Declaration and ADOPT Planning Commission Resolution No. 6495 APPROVING CUP 94-02X1A based on the findings and subject to the conditions contained therein. II. DEVELOPMENT APPROVAL PROCESS The subject property is located both within and outside of the Village Redevelopment Area. Because of the split zoning designations on the property, the project's discretionary review is within the purview of both the Design Review Board and the Planning Commission. The proposed project entails a Major Redevelopment Permit because the Village Redevelopment Master Plan and Design Manual requires the Army and Navy Academy (ANA) to have a long range master plan approved prior to the issuance of any permits for improvements and additions to existing facilities. The Redevelopment Permit is within the purview of the Design Review Board since the Design Review Board maintains authority over all Redevelopment Permits within the Village Redevelopment Zone (V-R). The Design Review Board functions as an advisory board to the Housing and Redevelopment Commission. The project also requires an amendment and extension of a Conditional Use Permit for property ARMY/NAVY ACADEMY MASTER SITE PLAN PAGE 2 located outside of the Village Redevelopment Area (VRA) in the Multiple-Family Residential (R- 3), Open Space (OS), and Beach Area Overlay (BAO) zones. The Planning Commission has authority over the portion of the site that exists outside of the VRA and within the current R-3, OS, and BAOZ zoning, with final approval authority over the Conditional Use Permit. The Design Review Board and Planning Commission are being asked to hold a joint public hearing on the permits requested, consider the public testimony and staff's recommendation on the project, discuss the project and then take action to recommend approval and approve the project respectively. III. PROJECT DESCRIPTION AND BACKGROUND The site boundaries include Pacific Avenue to the north, the San Diego Northern Railroad to the east, Cypress Avenue (portions of the site are situated south of and adjacent to Cypress Avenue) to the south, and the Pacific Ocean to the west. The surrounding land uses include single-family and multi-family to the north and south, commercial to the east and south, and the Pacific Ocean to the west. The applicant, Army and Navy Academy represented by Hofman Planning and Engineering, has requested permit approval for a conceptual Master Site Plan to be used as a guide for future development. The detailed design of individual buildings will be reviewed when an application for a Redevelopment Permit or Site Development Plan, and a Coastal Development Permit are submitted to ensure they comply with the criteria of the Army and Navy Master Site Plan and all other applicable City ordinances. The Master Site Plan is not a master plan per City of Carlsbad Municipal Code and does not have its own development standards. The development standards are applied through the Village Master Plan and Design Manual, Title 21, and the Local Coastal Program. The entire project property covers approximately 16 acres and is located in District 9 of the Village Redevelopment Area and in the R-3, OS, and BAO zones which are outside of the Village Redevelopment Area. The site area covers six Master Site Plan planning areas. Three of the six planning areas are in the Village Redevelopment Area and encompass 78.7% of the project area. The largest Planning Area "A" (7.18 acres) consists of the majority of the school facilities including classrooms, dormitories, staff housing, a swimming pool, administrative buildings and a facilities management building. Planning Area "D", (.52 acres), is located south of Cypress Avenue and contains the senior lounge, library, the science building and faculty housing. The remaining Planning Area "E" (5.12 acres) is located east of Carlsbad Boulevard and contains an athletic field and an athletics building. Properties outside of the Village Redevelopment Area (VRA) are 21.3% of the project area. Planning Area "F" (1.51 acres) located along Mountain View drive contains a parking area, tennis courts, and a hockey rink. Planning Area "B" (1.44 acres) is located west of Ocean Street and contains the president's residence, a recreation hall and storage, and the chapel. Planning Area "C" (.53 acres) is located south of Cypress Avenue and contains staff housing. There are currently a total of 29 buildings on campus serving approximately 340 students. The Army and Navy Academy has created a phasing plan that consists of twenty different phases. The order in which the buildings are constructed may change depending on the needs of the academy and the funding sources available. At build out, the academy will have 21 buildings and a maximum enrollment of 440 students. ARMY/NAVY ACADEMY MASTER SITE PLAN PAGE 3 IV.GENERAL PLAN CONSISTENCY TABLE 1 - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use Village A1 A City which preserves, enhances and maintains the Village as a place for living, working, shopping, recreation, civic and cultural functions while retaining the Village atmosphere and pedestrian scale The project provides for a civic and cultural use in an appropriate location within the Village. Yes Land Use Village A2 A City which creates a distinct identity for the Village by encouraging activities that traditionally locate in a pedestrian- oriented downtown area, including offices, restaurants, and specialty shops The project reinforces the pedestrian-orientation desired for the downtown area because of the schools proximity to the Village which provides the students and its employees an opportunity to walk to shopping, recreation, and mass transit functions. Yes Land Use Village A3 A City which encourages new economic development in the Village and near transportation corridors to retain and increase resident-serving uses The project will help to further the goal of providing new economic development near transportation corridors since it is close to existing bus routes and mass transit. Yes Land Use Village A4 A City that encourages a variety of complementary uses to generate pedestrian activity and create a lively, interesting social environment and a profitable business setting The Army and Navy Academy assists in encouraging complementary uses in the Village by having a concentration of teenagers who help in creating a lively and interesting social environment. Yes ARMY/NAVY ACADEMY MASTER SITE PLAN PAGE 4 TABLE 1 - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT Land Use Village Policy C.4 Housing Objective 2.5 USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM Strengthen existing establishments through facade and streetscape improvements and upgrade public and private landscaping Encourage increased integration of housing with non-residential development PROPOSED USES & IMPROVEMENTS The Academy is an existing school that is seeking to remodel buildings, construct new buildings, add new landscaping and make streetscape improvements as required with permits that are applied for in the future. The project will be integrating housing with non-residential development onsite (private school) and with the surrounding neighborhood. COMPLIANCE Yes Yes V. CONSISTENCY WITH VILLAGE REDEVELOPMENT AREA VISION. GOALS AND OBJECTIVES The proposed project will be able to address a variety of objectives as outlined within the Village Master Plan and Design Manual as follows: GoaM:Establish Carlsbad Village as a Quality Shopping, Working, and Living Environment. The housing that will be on the campus of the Army and Navy Academy will place staff and students in close proximity to shops, restaurants, and mass transportation (Bus and Village Coaster Station). Locating housing that is in close proximity to the faculty's place of employment and mixed-use areas with easy access to mass transportation promotes greater job/housing balance and helps solve regional issues such as traffic congestion and air quality Goal 2 does not apply to the Army and Navy Academy Master Plan as it is directed towards commercial, office, and residential projects. It reads as follows: Goal 2:Improve the Pedestrian and Vehicular Circulation in the Village Area. Goal 3: Stimulate Property Improvements and New Development in the Village. The Master Plan and Design Manual was developed in an effort to stimulate new development and/or improvements to existing buildings in the Village. The intent is that new development or rehabilitation of existing facilities will then stimulate other property improvements and additional new development. Two of the objectives of this goal are to increase the intensity of development and to encourage mixed-use development projects in the Village. The proposed project will specifically accomplish both of these objectives. In addition, the proposed project will assist in the continued effort to improve the Village Redevelopment Area by providing for an appropriate intensity of residential development and commercial development that is compatible with surrounding area. ARMY/NAVY ACADEMY MASTER SITE PLAN PAGES Goal 4: Improve the Physical Appearance of the Village Area. The Army and Navy Academy will be using a Spanish Colonial Revival architectural style for its future buildings on campus. While no new buildings are being proposed at this time, the Army and Navy Academy will aid in preserving the village architectural character by having defined entryways, courtyards, and arched arcades. Future construction on the Army and Navy Academy will incorporate appropriate site planning, architectural design and materials that comply with City standards and requirements. VI. CONSISTENCY WITH VILLAGE LAND USE PLAN AND R-3 ZONE (C.M.C.) As set forth in the Village Master Plan and Design Manual, private secondary schools are classified as provisional uses within Land Use District 9 of the Village Redevelopment Area. Provisional uses are defined as those uses which are permitted subject to discretionary approval. They are approved based upon the findings that the use is consistent with the Village vision and goals under specific conditions imposed by the permit. Uses in this category require special scrutiny concerning location, size, and anticipated impact on adjacent uses. For the purposes of land use policy within the Village, the term "provisional use" replaces the term "conditional use" which is used within the Carlsbad Municipal Code. However, the Village Master Plan and Design Manual states that institutional uses which currently exist will be allowed to remain in District 9 with approval of a Master Site Plan for the use and related site. The proposed Master Site Plan supports the Village character for the area. The Army and Navy Academy is located in close proximity to mass transit, parks, the beach, retail, and commercial services. The project is consistent with the Village Master Plan and Design Manual and has also been determined to be consistent with the General Plan, as related to the Village Redevelopment Area. A small portion (Planning Areas B, C and F) of the Army and Navy Academy (ANA) campus is located outside of the Village Redevelopment Area and within the R-3 Zone. The project is consistent with the R-3 zone in that schools are allowed in the R-3 zone with the approval of a Conditional Use Permit (CUP). The original CUP for the ANA Master Site Plan was approved in 1995. This proposed amendment updates the Master Site Plan through graphics and text to illustrate the current vision of how Academy facilities will be distributed onsite as they are constructed in phases. The plan is beneficial and necessary in that it also includes the projection of what public improvements are necessary to support the growth of the ANA campus. There are no new uses introduced into the Master Site Plan that do not already exist within the existing plan. The updated Master Site Plan also creates a better physical layout and relationship between buildings and uses than the existing plan. VII. CONSISTENCY WITH VILLAGE DEVELOPMENT. R-3. and BEACH AREA OVERLAY ZONE STANDARDS Approval of the Master Site Plan will not grant any specific entitlements to construct any of the proposed facilities, but instead, will provide a master plan framework for the review of future development. For the actual physical construction and renovation of each new facility and building location shown on the plan, the applicant will need to apply for individual permits. At that time, the Design Review Board or Planning Commission will determine compliance with the Master Site Plan and the requirements of the underlying zoning. ARMY/NAVY ACADEMY MASTER SITE PLAN PAGE 6 Parking: The parking standards applicable to the Army and Navy Academy are those found in C.M.C. Chapter 21.44 (Parking). A modification to the parking standard is proposed for the Army and Navy Academy due to the specialized nature of the site. Variations in development standards may be implemented by the Design Review Board within the Village Redevelopment Area through a Redevelopment Permit and the Conditional Use Permit process may be used to modify standards outside of the Village Redevelopment Area. The modified standards are described below and are based on the following components. The Army and Navy Academy is a boarding school and on campus students are not allowed to have a car. The only exception to this rule is a select few seniors during the last two months of school. A number of requirements to this rule for obtaining this two month senior privilege, including grades, have historically limited this number to 2-3 students. Therefore, based on the policy that on-campus students do not drive to school and cannot have a car, a more appropriate standard for the Academy would be similar to an elementary school standard of 1 space per employee. To address the potential demand created by day cadets who do not live on campus, the following parking requirement will be used at 1 space per day cadet of driving age. The development of this requirement is based on the following assumptions: • Historically, approximately 10% of the students at the Academy are day cadets • Of this 10%, approximately one third is of driving age Future faculty housing will need to meet the requirements established in the Parking Ordinance as follows: • 2 spaces per 2-bedroom unit • 1.5 spaces per studio or 1-bedroom unit • 0 .5 guest space per unit for the first 10 units • 0.25 guest space per unit for each unit over the first 10 units The Army and Navy Academy is proposing to adjust the number of their required spaces due to the fact that those spaces are required twice. At build out, the Academy projects that there will be 37 staff members that will also live on campus in 37 faculty/staff apartments. Based on the above requirements, parking spaces are required once for the staff's on-site housing and then a second time for their status as an on-site employee. The unique situation of providing on-site housing creates a double requirement for 37 parking stalls. To eliminate this redundancy, 37 parking spaces will be credited for the parking provided with the on-site staff housing. Therefore, the new standard for the Academy shall be 171 parking spaces. The following table provides a breakdown of the parking requirements. Build Out Parking Requirements School Employees Students Housing 2 bedroom 1 bedroom Guest parking Parking Requirement 1 space/employee 1 space/day cadet 2 spaces/unit 1.5 spaces/unit .5 space up to 10 units .3 space over 10 units Count 116 15 18 units 19 units 10 units 27 units Spaces Required 116 15 36 spaces 28.5 spaces 5 spaces 6.75 spaces ARMY/NAVY ACADEMY MASTER SITE PLAN PAGE? Build Out Parking Requirements Continued Subtotal Adjust for double count Total Parking Required Parking Requirement Count Spaces Required 207.25 spaces -37 spaces 171 spaces R-3 Multiple-Family Residential Zone and Beach Area Overlay Zone: Three of the project's six planning areas are outside of the Village Redevelopment Area and are subject to the development standards of the R-3 and Beach Area Overlay Zones. The project is consistent with these Municipal Code sections in that the Master Site Plan is a planning document intended to guide the future redevelopment of the Army and Navy Academy but does not contain any development standards. As each development phase of the campus is proposed, an appropriate discretionary permit will be processed and the project will be measured against the development standards of the R-3 and Beach Area Overlay Zones. Furthermore, the project is consistent with the R-3 and Beach Area Overlay Zones in that the designated proposed future and existing uses (private school and staff housing) shown for each of the three planning areas outside of the Village Redevelopment Area are allowed uses in those Zones either by right or through the issuance of a Conditional Use Permit. Inclusionary Housing Requirements: All residential projects within the Village Redevelopment Area, R-3 zone and Beach Area Overlay Zone are subject to the City's Inclusionary Housing Ordinance, Chapter 21.85 of the Carlsbad Municipal Code, and those requirements imposed by Redevelopment Law. In accordance with Redevelopment Law, 15% of the private housing units constructed within a redevelopment area must be affordable to low and moderate income persons, of which not less than 40% (or 6% of the total units) must be affordable to very low income households. Pursuant to Chapter 21.85 of the Carlsbad Municipal Code, 15% of the dwelling units constructed in Planning Areas located outside of the Village Redevelopment Area must be affordable to lower income households. At such time that the Army and Navy Academy requests approval to construct their staff housing, they will be subject to all inclusionary housing requirements applicable at that time. VIM. CONSISTENCY WITH DESIGN GUIDELINES All new projects within the Village Redevelopment Area must make a good faith effort to design a project that is consistent with a village scale and character. In accordance with the design review process set forth in the Carlsbad Village Redevelopment Master Plan and Design Manual, the Design Review Board and the Housing and Redevelopment Commission, as appropriate, must be satisfied that the applicant has made an honest effort to conform to ten (10) basic design principles. These design principles are: 1. Development shall have an overall informal character. 2. Architectural design shall emphasize variety and diversity. 3. Development shall be small in scale. 4. Intensity of development shall be encouraged. ARMY/NAVY ACADEMY MASTER SITE PLAN PAGES 5. All development shall have a strong relationship to the street. 6. A strong emphasis shall be placed on the design of the ground floor facades. 7. Buildings shall be enriched with architectural features and details. 8. Landscaping shall be an important component of the architectural design. 9. Parking shall be visibly subordinated. 10. Signage shall be appropriate to a village character. The detailed design of individual buildings will be reviewed when applications for Redevelopment Permits, Site Development Plans, and Coastal Development Permits are submitted to ensure they comply with the criteria of the Army and Navy Master Site Plan and all other applicable City and State ordinances. IX. ENVIRONMENTAL REVIEW The Planning Department has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the initial study (EIA Part 2) identified no potentially significant environmental impacts and a Notice of Intent to adopt a Negative Declaration was published for the subject project by the Planning Director on August 10, 2008 and made available for public review. No comments were received on the environmental document. Adoption of Design Review Board Resolution No. 334 will recommend approval of the Negative Declaration for this project to the Housing and Redevelopment Commission and adoption of Planning Commission Resolution No. 6493 will approve the Negative Declaration for that portion of the project outside of the Village Redevelopment Area. X. ECONOMIC IMPACT The proposed project is anticipated to have a positive financial impact on the City by serving as a catalyst for other improvements in the area, either new development or rehabilitation of existing buildings. XI. STAFF RECOMMENDATION Staff is recommending approval of the project. The project will have a positive impact on both the City and the Village Redevelopment Area and will assist in fulfilling the goals and objectives of the General Plan and Village Redevelopment Master Plan and Design Manual. ATTACHMENTS: 1. Design Review Board Resolution No. 335 (Negative Declaration) 2. Design Review Board Resolution No. 334 (RP 05-04) 3. Planning Commission Resolution No. 6493 (Negative Declaration) 4. Planning Commission Resolution No. 6495 (CUP 94-02X1A) 5. Location Map 6. Disclosure Statement 7. Master Plan document w/phasing exhibits on file in the Housing and Redevelopment Office (previously distributed to the Design Review Board and Planning Commission) 8. Planning Commission Resolution No. 3797 9. Exhibits "A"-"H" Dated November 5, 2008 SITEMAP NOT TO SCALE Army Navy Academy Master Site Plan CUP 94-02X1A / RP 05-04 p.i;l = _^.i..-»^^ i *j vj ^j j t— $ » .*•«••-— — i City of Carlsbad DISCLOSURE STATEMENT Planning Department Applicant's statement or disclosure of certain ownership interests on ail applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: ~ ? - s ~ . - v Person iscdeflned as "Any Individual firm, co-partnershipJo'nt venture, association, social club, fraterna! organization, corporation, estate,, frusi, receiver, syndicate frfthis and any other county, city arid county city municipality, distnci or other political sliij&vfston or any other group or combination acting as a unit.' s Agents may sign this document; however, (he legal name and enllfy of the applicant and property owner must be provided below 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person John.awyatt Corp/Part, Non-profit Corporation Title Chairman, Board ot.Trustees-- Aimy & Navy Title_ "Academy Address 2605 Carlsbad Boulevard Address . .. Carlsbad, CA 92008 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership- interest in the property involved. Also, provide the nature of the legal ownership (i.e. partnership, tenants in common, non-profit; corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPUCABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person John D.-WyaU • • Corp/Part Non-profit Corporation Title ChjMrm?n. Board ot Trustees - Army & Navy Title Academy Address 2605 Carlsbad Boulevard Address ' Carlsbad, CA 92008 1B35 Faraday Avenue • Carlsbad, CA 92008-7314 • f760> 602-4600 * FAX (760) 602-6559 • www.ri.catlsbad.ca.us Uct 24 08 02:59p Jack UJyatt (903) 277-1939 P.3 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Profit/Trust Army & Navy Academy NOn Profii/TaiSt Title pfease see atechetl sheet for Board of Trustees TjMg Address _ 2605 Carlsbad Boulevard Carlsbad, CA 92008 Address Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary, certify that all the above information is true and correct to the best of my knowledge. /Sfignature of owner/date John D. Wyatt Print or type name of owner Signature of applicant/date iuJOftn D. Wyatt Print or type name of applicant Signature of owr/e^/applicant's agent if applicable/date Bill Hofman Print or type name of owner/applicant's agent H:ADMIrACOUNTER\E«SCLOSURE STATEMENT 12/06 Page 2 of 2 1 PLANNING COMMISSION RESOLUTION NO. 3797 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW THE 4 CONTINUED OPERATION OF A PRIVATE SCHOOL ON PROPERTY GENERALLY LOCATED EAST AND WEST 5 OF CARLSBAD BOULEVARD BETWEEN MOUNTAIN VIEW DRIVE AND BEECH AVENUE. 6 CASE NAME: ARMY AND NAVY ACADEMY 7 MASTER SITE PLAN CASE NO: CUP 94-02 8 WHEREAS, the Army and Navy Academy has a verified application with the 9 City of Carlsbad and referred to the Planning Commission; and 11 WHEREAS, said verified application constitutes a request for a Conditional 12 Use Permit as provided by Chapter 21.42 of the Carlsbad Municipal Code; and 13 WHEREAS, pursuant to the provisions of the Municipal Code, the Planning 14 Commission did, on the 6th day of September, 1995, and the 4th day of October, 1995, hold 15 a duly noticed public hearing to consider said application on property described as:16 Lot 46 and a Portion of Lot 47 of Granville Park According to Map Thereof No. 1782, February 21,1924; Lots 58-73, 75, 76, 94-96, 98-101, 102-130,131, 18 153-170,177-198 Inclusive of Granville Park No. 2, According to Map Thereof No. 2037, June 18, 1927; A Portion of Block 3 of Town Carlsbad, According 19 to Map Thereof No. 755, February 15, 1894; That Portion of Block 1 and 2 of Oceanside Addition To Carlsbad, According to Map Thereof No. 893, April 20 8,1903; That Portion of Lot 1, Block "A" of Hayes Land Company Addition 21 to Carlsbad, According to Map Thereof No. 1221, November 4,1909; all Filed in the Office of the County Recorder of San Diego County, and all in the City 22 of Carlsbad, County of San Diego, State of California. 23 WHEREAS, at said public hearing, upon hearing and considering all testimony 24 and arguments, if any, of all persons desiring to be heard, said Commission considered all 25 factors relating to CUP 94-02. 26 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 28 Commission of the City of Carlsbad as follows: 1 A) That the foregoing recitations are true and correct. 2 B) That based on the evidence presented at the public hearing, the Commission APPROVES Conditional Use Permit, CUP 94-02, based on the following findings and 3 subject to the following conditions: 4 Findings; 5 1. The Planning Commission finds that the project will have no significant impact on 6 the environmental, and approves the Negative Declaration Tor the project. 7 2. That the requested use is necessary or desirable for the development of the „ community, is essentially in harmony with the various elements and objectives of the general plan, and is not detrimental to existing uses or to uses specifically permitted 9 in the zone in which the proposed use is to be located since the use is: a) considered necessary and desirable to satisfy the educational needs of students in the 10 community; b) the architecture and size of some of the school's buildings have residential characteristics which make them compatible with surrounding residential land uses; c) the circulation system is adequate to accommodate the land use; and, 12 d) the school has successfully coexisted with the surrounding residential neighborhood since 1937. 13 e) The project is in conformance with the Elements of the City's General Plan, 14 based on the following: 15 1. Land Use - A private school is a permitted conditional use in the R-3 Zone 16 with a Conditional Use Permit; 17 2. Circulation - The project would provide roadway and frontage improvements, and there would be no operational deficiencies at intersections and roadways serving the project; 19 3. Open Space and Conservation - Based on an archaeological survey and 20 historical inventory, the project would not significantly impact cultural resources.21 22 3. That the site for the intended use is adequate in size and shape to accommodate the use, in that all the proposed future building envelopes and facilities meet City 23 policies and standards, including parking requirements, landscaping guidelines, and building setbacks and lot coverage. All future construction will require additional24 discretionary review to determine compliance with public facility improvement, grading, and building standards, in addition to compliance with the adopted architectural design guidelines. 26 4. All of the yards, setbacks, walls, fences, landscaping, and other features necessary to 27 adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained as illustrated on the approved Exhibits "A - "J", in that 28 the underlying zone code standards are required to be met, and are augmented by PC RESO NO. 3797 -2- 1 adopted Design Guidelines and a conceptual Landscape Plan to control the quality and consistency of the development through the future buildout of the site, the 2 recreational building will be lowered below Ocean Street to create ocean views from the street and campus, and landscaping is provided to visually screen parking areas, and enhance the surrounding public streets and areas within the site. 4 5. That the street system serving the proposed use is adequate to properly handle all 5 traffic generated by the proposed use in that there will be an increase in the number of public parking spaces, roadway operations and level of service will not be 6 negatively impacted, and pedestrian circulation and safety will be improved due to the addition of curbs and sidewalks along all street frontages including - Cypress Avenue, Mountain Mew Drive, Pacific Avenue, Ocean Street, and Beech Avenue. g With the addition of onsite parking, the private school will result in an actual gain of onstreet public parking spaces currently utilized by the school's students, guests, 9 and staff. ^ 6. The project is consistent with the City-Wide Facilities and Improvements Plan, the , 1 applicable local facilities management plan, and all City public facility policies and ordinances since: 12 The project has been conditioned to ensure that building permits will not be issued 13 for the project unless the District Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the District Engineer is satisfied that the requirements of the Public Facilities 15 Element of the General Plan have been met insofar as they apply to sewer service for this project. 16 7. All necessary public improvements have been provided or are required as conditions 17 of approval. 18 8. This project has been conditioned to comply with any requirement approved as part 19 of the Local Facilities Management Plan for Zone 1. 20 9. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the 22 project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. 23 Planning Conditions; 24 25 1- The Planning Commission does hereby approve the Conditional Use Permit for the Private School "Army and Navy Master Site Plan". (Exhibits "A - "J" on file in the 26 Planning Department and incorporated by this reference, dated September 6,1995), subject to the conditions herein set forth. Staff is authorized and directed to make 27 or require the Developer to make all corrections and modifications to the conditional use permit documents, as necessary to make them internally consistent and conform to Planning Commission's final action on the Project. Development shall occur PC RESO NO. 3797 -3- 1 substantially as shown on the approved exhibits. Any proposed development substantially different from this approval, shall require an amendment to this 2 approval. g 2. Approval of CUP 94-02 is granted subject to: 1) Approval of the Negative 4 Declaration, Resolution No. 3796; and 2) Housing and Redevelopment Commission approval of RP 94-02, and CDP 94-02. CUP 94-02 is subject to all conditions 5 contained in Design Review Board Resolution No. 233 and 234 for RP 94-06 and CDP 94-02.6 7 3. This Conditional Use Permit is granted for a period of ten years. This Conditional Use Permit shall be reviewed by the Planning Director on a yearly basis to determine 8 if all conditions of this permit have been met and that the use does not have a substantial negative effect on surrounding properties or the public health and welfare. 9 If the Planning Director determines that the use has such substantial negative effects, the Planning Director shall recommend that the Planning Commission, after providing the permittee the opportunity to be heard, add additional conditions to 11 reduce or eliminate the substantial negative effects. This permit may be revoked at any time after a public hearing, if it is found that the use has a substantial 12 detrimental effect on surrounding land uses and the public's health and welfare, or the conditions imposed herein have not been met. This permit may be extended for 13 a reasonable period of time not to exceed ten years upon written application of the 1. permittee made no less than 90 days prior to the expiration date. The Planning Commission may not grant such extension, unless it finds that there are no 15 substantial negative effects on surrounding land uses or the public's health and welfare. If a substantial negative effect on surrounding land uses or the public's 16 health and welfare is found, the extension shall be denied or granted with conditions which will eliminate or substantially reduce such effects. TTiere is no limit to the number of extensions the Planning Commission may grant. 18 4. Prior to issuance of any grading or building permit, whichever occurs first, for 19 development shown within the R-3 Zone on the master site plan, the developer shall obtain an individual permit and/or an amendment to this permit CUP 94-02. All20 development shall be consistent with the adopted master site plan, the Design 21 Guidelines (Exhibit T), and the conceptual landscape plan (Exhibit "I"). "The Design Guidelines, Exhibit "J" shall be amended to state that the implementation 22 and interpretation of the Design Guidelines shall also be subject to the review and approval of the City's final decision-maker for all applicable development." 23 5. Prior to approval of grading or building permits, whichever occurs first, the Developer shall receive approval of a Coastal Development Permit issued by the 25 California Coastal Commission that substantially conforms to this approval. A signed copy of the Coastal Development Permit must be submitted to the Planning Director. 26 If the approval is substantially different, an amendment to CUP 94-02 shall be required. 28 PC RESO NO. 3797 -4- 1 Engineering Conditions: 2 6. The future building development of the Army/Navy Academy may be accomplished in the order shown on exhibit "G" labeled "Phasing Plan," dated September 6,1995. 3 Plans, specifications, and supporting documents for all public improvements shall be prepared to the satisfaction of the City Engineer. Prior to issuance of any grading or building permits for the construction of any facilities within a given 5 phase, the applicant shall install, or agree to install and secure with appropriate security as provided by law, improvements shown on the site plan, which consist of, 6 the following: 7 Public Improvement Phasing Program Q Phase A - North side of Cypress Avenue 9 1. Half street improvements to Cypress Avenue from Carlsbad Boulevard to 10 Garfield Street 11 2. Relocate utility pole 16 as needed. 12 Phase A - South side of Cypress Avenue 13 1. Half street improvements to Cypress Avenue from the most easterly property 14 line to Garfield Street 2. Half street improvements to Garfield Street from Cypress Avenue to the most 16 southerly property line. 17 3. Underground utility segment 15. 18 4. Relocate utility pole 13 as needed. 19 Phase 1 - At Carlsbad Boulevard and Mountain View Drive 20 1. Half street improvement to the west side of Carlsbad Boulevard from the 2"1 northerly property line to Mountain View Drive. 22 2. Relocate utility pole 20 as needed. 23 3. Half street improvement to the north side of Mountain View Drive from 24 Carlsbad Boulevard to the most westerly property line (Le., to the Phase J westerly boundary line).25 26 Phase B 27 1. Half street improvements to the east side of Ocean Street from Pacific Avenue to Cypress Avenue.28 PC RESO NO. 3797 -5- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 • • 2. Underground utility segments 9 through 11. 3. Relocate utility pole 10 as needed. 4. Half street improvements to the south side of Pacific Avenue from Street to Garfield Street. 5. Underground utility segments 7 and 8. 6, Relocate utility pole 5 as needed. Phase C 1, Half street improvements to the west side of Ocean Street from Avenue to Cypress Avenue. Phase D Ocean Pacific 1. Half street improvement to the north side of Beech Avenue along the project frontage. 2. Underground utility segments 22 and 23. Phase E - Fronting Garfield Street 1. Half street improvements to Garfield Street from Cypress Avenue southerly property line. 2. Underground utility segments 14 and 17. Phase E • Fronting Ocean Street 1. Half street improvements to Ocean Street along the project frontage. 2. Underground utility segments 12 and 13. Phase F to the 1. Half street improvements to the south side of Pacific Avenue from Garfield Street to Mountain View Drive. 2. Underground utility segments 4, 6, 18, 19 and 20. 3. Relocate utility pole 1 as needed. .... PC RESO NO. 3797 -6- t Phase G 2 1. Half street improvements to Mountain View Drive from Carlsbad Boulevard to Pacific Avenue. 3 2. Underground utility segments 2, 3 and 21 an the utility line from pole 1 to 4 pole 20. 5 Phase H 6 1. Underground utility segment 1. 8 2. Complete items 1 through 3 of Phase F if not already completed. 9 Phase J 10 1. Underground utility segment 24. Concurrent with any development of the site, the phase 1 portion of the parking lot 12 shall be constructed along with items 1 through 3 of the Phase 1 - At Carlsbad Boulevard and Mountain View Drive improvements. 13 In accordance with the above Public Improvement Phasing Program, full 14 improvements shall include but not be limited to the following: Concrete curb, gutter and sidewalk. 16 Asphalt/Concrete or Concrete roadway pavement widening. Installation of handicap ramps. 17 Storm Drain facility improvements. Sewer facility improvements. Water facility improvements. ^ 9 Installation of Street Light Standards. Installation of Fire Hydrants. 20 Improvements listed above shall be constructed within 18 months of approval of the 21 secured improvement agreement or such other time as provided in said agreement. 22 23 Fire Conditions: 24 7. Prior to the issuance of building permits, the Fire Department shall evaluate building plans for conformance with applicable fire and life safety requirements of the state and local Fire Codes. 26 8. Provide additional public fire hydrants at intervals of 300 feet along public streets 27 and private driveways. Hydrants should be located at street intersections when possible, but should be positioned no closer than 100 feet from terminus of a street or driveway. PC RESO NO. 3797 -7- 1 9. Applicant shall submit a site plan to the Fire Department for approval, which depicts location of required, proposed and existing public water mains and fire hydrants. 2 The plan should include offsite fire hydrants within 200 feet of the project. o 10. Applicant shall submit a site plan depicting emergency access routes, driveways and 4 traffic circulation for Fire Department approval. 5 11. An all-weather, unobstructed access road suitable for emergency service vehicles shall be provided and maintained during construction. When in the opinion of the Fire 6 Chief, the access road has become unserviceable due to inclement weather or other reasons, he may, in the interest of public safety, require that construction operations cease until the condition is corrected. 8 12. All required water mains, fire hydrants and appurtenances shall be operational before9 combustible building materials are located on the construction site. 13. Prior to final inspection, all security gate systems controlling vehicular access shall be 11 equipped with a "Knox", key-operated emergency entry device. Applicant shall contact the Fire Prevention Bureau for specifications and approvals prior to 12 installation. 13 14. Prior to building occupancy, private roads and driveways which serve as required access for emergency service vehicles shall be posted as fire lanes in accordance with the requirements of Section 17.04.020 of the Carlsbad Municipal Code. 15 15. All buildings having an aggregate floor area in excess of 10,000 square feet must be protected by automatic fire sprinkler systems. Plans and specifications must be approved by the fire department, and a permit obtained prior to installation. 18 Water Conditions; 19 16. The entire potable water system, reclaimed water system and sewer system shall be evaluated in detail to ensure that adequate capacity, pressure and flow demands can 20 be met. 21 17. The Developer shall be responsible for all fees, deposits and charges which will be 22 collected before and/or at the time of issuance of the building permit. The San Diego County Water Authority capacity charge will be collected at issuance of application for meter installation. 18. Sequentially, the Developers Engineer shall do the following: 25 A. Meet with the City Fire Marshal and establish the fire protection 26 requirements. Also obtain GPM demand for domestic and irrigational needs from appropriate parties. 28 B. Prepare a colored reclaimed water use area map and submit to the Planning Department for processing and approval. PC RESO NO. 3797 -8- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 C. Prior to the preparation of sewer, water and reclaimed water improvement plans, a meeting must be scheduled with the District Engineer for review, comment and approval of the preliminary system layouts and usages (ie - GPM-EDU). 19. This project is approved upon the expressed condition that building permits will not be issued for development of the subject property unless the water district serving the development determines that adequate water service and sewer facilities are available at the time of application for such water service and sewer permits will continue to be available until time of occupancy. This note shall be placed on the final map. Code Reminders; The project is subject to all applicable provisions of local ordinances, including but not limited to the following code requirements. 20. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provide herein. PC RESO NO. 3797 -9- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 4th day of October, 1995, by the following vote, to wit: AYES: Chairperson Welshons, Commissioners Compas, Erwin, Nielsen, Noble and Savary. NOES: None ABSENT: Commissioner Monroy ABSTAIN: None JKAMm^ KIM WELSHONS, Chairperson ' CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL J. HO: Planning Director ER PC RESO NO. 3797 -10-