HomeMy WebLinkAboutRP 12-13; Army & Navy Academy Athletic Facility; Redevelopment Permits (RP)
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: May 21, 2012
P.C. AGENDA OF: July 3, 2012 Project Planner: Austin Silva
Project Engineer: Clyde Wickham
SUBJECT: RP 12-13/CDP 12-04 – ARMY & NAVY ACADEMY ATHLETIC
FACILITY – Request for a recommendation of approval of a Major Review
Permit and Coastal Development Permit to allow for the demolition of all existing
structures on site and the construction of a new two-story athletic facility, press
box with stadium seating, maintenance building, and the installation of a new
artificial turf field, lights and a new perimeter fence on the property located at
2605 Carlsbad Boulevard in Land Use District 9 of the Village Review Zone.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 6899 and 6900
RECOMMENDING APPROVAL of RP 12-13 and CDP 12-04 to the City Council based on
the findings and subject to the conditions contained therein.
II. INTRODUCTION
Pursuant to Section 21.35.080 of the Carlsbad Municipal Code, new construction of a building
within the Village Review zone that has a building permit valuation greater than $150,000
requires approval of a Major Review Permit. The project also requires approval of a Coastal
Development Permit because the project is located in the Village segment of the Coastal Zone.
In accordance with Major Review Permit procedures, the two permits are being brought forward
for a recommendation by the Planning Commission and will be submitted for final approval by
the City Council. There are no unresolved issues and staff’s recommendation of approval with
conditions is supported by the following analysis.
III. PROJECT DESCRIPTION AND BACKGROUND
The Army and Navy Academy was initially founded in 1910 as a private, non-profit military
school, and has been at its current location since 1936. The Academy’s location on the coast
provides year round outdoor activities for students. The mission of the Army and Navy Academy
is to be the premier military college preparatory school in the United States and to attain
international recognition as a premier boarding school for young men. There are only eight other
comparable military academies in the United States today.
In 2008, the Housing and Redevelopment Commission approved a Master Site Plan for the Army
& Navy Academy that is to be used as a guide for future development. The Master Site Plan is
not a Master Plan per the municipal code, and does not contain its own development standards. It
is conceptual in nature and indicates the general location, amount and type of development,
potential access points, circulation and the proposed development scheme for the Army and
3
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Navy Academy. The detailed design of individual buildings is to be reviewed at the time of
submittal to ensure conformance with development standards and the design criteria of the
Master Site Plan.
The proposed project consists of a request for a Major Review Permit and Coastal Development
Permit to demolish an existing athletic facility and storage buildings, and construct a 27,349
square foot athletic facility, press box with stadium seating, maintenance building, and the
installation of a new artificial turf field, lights and a new perimeter fence.
Project Site/Setting
The project is located at 2605 Carlsbad Boulevard in District 9 of the Village Review zone as
shown on the attached location map. The subject property totals 220,430 square feet and
contains a multi-purpose field, bleachers, storage containers, and a 1,800 square foot athletic
facility with coach’s offices and football locker rooms. All existing buildings are proposed to be
demolished. The site is bordered by the Scandia Hotel and real estate office to the north, the
main portion of the Army and Navy Academy to the west, several single-family residences, the
California Parks Department office and Village by the Sea mixed-use development to the south,
and the railroad tracks to the east.
Proposed Construction
The applicant is proposing to construct a two-story, 27,349 square foot athletic facility consisting
of a gymnasium, wrestling room, locker rooms, trainer’s room, lobby with concessions, staff
offices and a film room. In addition, a new press box with adjoining exterior stadium seating, a
maintenance building, ticket booth and new parking lots are proposed for construction. The
existing athletic field will be resurfaced with artificial turf, with field lights, dugouts, and a 20
foot high fence along the east property line to prevent balls from flying over into the railroad
right of way. A six foot tall wrought iron fence with stone capped columns is proposed for the
remainder of the property with the exception of a six foot tall retaining wall located along the
north property line.
The Army and Navy Academy Master Site Plan calls for use of the Spanish Colonial Revival
architecture style unified by the use of arches, courtyards, form as mass, plain wall surfaces and
tile roofs. The main athletic building uses white stucco as the building material, tile roofs, arched
openings throughout covered walkways, and recessed windows. The maintenance building, press
box, and ticket booth continue the use of white stucco, tiled roofs, and covered archways making
all buildings on site consistent with the Spanish Colonial Revival architecture style.
Proposed Grading
Cut: 5,350 CY Fill: 4,550 CY Export: 800 CY
Impact on Coastal Resources
The proposal consists of a development in an area that is currently developed; no agricultural
activities, sensitive resources, geological instability, flood hazards or coastal access opportunities
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PAGE 3
exist onsite; and the development does not obstruct views of the coastline as seen from public
lands or public right-of-ways or otherwise damage the visual beauty of the Coastal Zone.
IV. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation; and
B. Village Review Zone (CMC Chapter 21.35), District 9 (Village Master Plan and Design
Manual); and
C. Coastal Development Regulations for the Village Segment of the Local Coastal Program
(CMC Chapter 21.81 and Village Master Plan and Design Manual); and
D. Army and Navy Academy Master Site Plan; and
E. Growth Management.
The recommendation for approval of this project was developed by analyzing the project’s
consistency with the applicable regulations and policies. The project’s compliance with each of
the above regulations and policies is discussed in the sections below.
A. Village (V) General Plan Land Use designation
The Carlsbad General Plan includes the following goals for the Village: 1) 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; 2) 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; 3) a City which encourages new economic development in the Village and near
transportation corridors to retain and increase resident-serving uses; and 4) 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 proposed project is consistent with the goals and objectives for the Village, as outlined
within the General Plan, because it enhances an existing civic and cultural use in an accepted
location within the Village as described in goal one. This in turn serves to enhance and maintain
the Army and Navy Academy as it is the only military boarding school in California. The
project addresses goal two by reinforcing the pedestrian-orientation desired for the downtown
area because the school’s proximity to the Village provides the students and its employees an
opportunity to walk to shopping, recreation, and mass transit functions. In relation to goal three,
with the project being close to existing bus routes and mass transit, it will help to further the goal
of providing new economic development near transportation corridors. Furthermore, the project
is consistent with goal four because the Army and Navy Academy assists in encouraging
complementary uses in the Village and adding diversity to the Village population that helps
create and/or enhance a more lively and interesting social environment.
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B. Village Review Zone (CMC Chapter 21.35), District 9 (Village Master Plan and
Design Manual)
The proposed project meets the goals that have been identified in the Village Master Plan and
Design Manual by enhancing an existing civic and cultural use with the new construction of a
private school athletic facility and replacement of an athletic field in the Village. A private
secondary school (and accessory uses) is considered a provisional use in the District 9.
Provisional uses are those 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. In 1995, with approval of the Village Master Plan and
Design Manual, a long range master plan for the Army and Navy Academy must have been
approved prior to the issuance of any permits for improvements and additions to existing
facilities. As mentioned previously, a Master Site Plan was approved in 2008. Therefore, the
proposed project is consistent with zoning requirements of District 9 of the Village Review
Zone. The specific development standards for new development within Land Use District 9 are
as follows:
Building Setbacks
The Village Master Plan and Design Manual set forth the standard for the front, rear and side
yard setbacks for the property. In Land Use District 9, the setback requirements are as noted
below:
Front: 5-20 feet.
Side: 5-10 feet.
Rear: 5-15 feet.
The top of the range shall be considered the desired standard for setback requirements. However,
a reduction in the standard to the minimum, or anywhere within the range, may be allowed if the
project warrants such reduction due to good project design and/or the provision of the projects
features which benefit the Village Area.
With the proposed project, the front yard setback is five feet. The north side has a setback of
five feet and the south side has a setback of ten feet. The rear yard has a 20 foot tall fence that
has a proposed five foot setback from the rear property line.
Due to a combination of field dimensions, building and landscaping enhancements, minimal
building frontages and massing, the project warrants a reduction in setback requirements. The
athletic field is the focus of the property, requiring all other ancillary structures to be located
around the perimeter of the field. Due to dimensions of the ball fields, the press box and athletic
building are setback five feet from the front and side property line.
Along the front yard setback is the press box, which has an attractively designed covered arcade
with a series of arches, in addition to a stair tower with two large arched openings. These two
structures combined make up 120 feet (20%) of the 588 foot street frontage along Carlsbad
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Boulevard. The rear of the main athletic building sits along the north (side) yard setback with a
classic Spanish Colonial Revival façade to match the front, field facing side of the building. A
twenty foot tall chain link fence is proposed along the east (rear) property line which will prevent
baseballs from flying within the railroad right-of-way and will make up for the smaller baseball
field dimensions. Red trumpet vines will be planted along the fence to help screen and beautify
it.
Building Coverage
Commercial projects in Land Use District 9 may have up to 80-100% building coverage. This
amount of building coverage allows for more intense development in a downtown area,
encouraging a more pedestrian friendly environment. For the proposed project, the athletic field
covers majority of the lot, leaving little room for actual building coverage. The building
coverage is 13.7%, which is consistent with the building coverage standard.
Building Height
The maximum building height limit for Land Use District 9 is 45 feet. The heights of the
proposed buildings are noted below:
Main athletic building: 45 feet 5 inches
Maintenance building: 18 feet 10 inches
Press box: 26 feet 9 inches
Ticket booth: 13 feet 1 inch
The main athletic building has decorative parapet that extends five inches above the height
allowance. Protrusions above the height allowance used as architectural features are permitted by
the Municipal Code (Chapter 21.46.020), if additional floor space is not created. Therefore, the
proposed building heights are in compliance with the standard set forth in the Village Master
Plan and Design Manual.
Roof Pitch
All projects in Land Use District 9 are required to have a 5:12 roof pitch on at least 50% of the
total roof structure. The roofs for the buildings on the proposed project incorporate a 5:12 pitch
on the entire roof structure, which ensures its compliance with the roof pitch development
standard.
Open Space
A minimum of 20% of the property must be maintained as open space. The open space must be
devoted to landscaped pedestrian amenities in accordance with the City of Carlsbad’s Landscape
Manual, and, per the Village Master Plan and Design Manual, open space may be dedicated to
landscaped planters, open space pockets and/or connections, roof gardens, balconies, and/or
patios. Qualified open space for the proposed project includes landscape areas and the athletic
turf field. The project provides for a total of 134,694 square feet of open space, which represents
61% of the site and is consistent with the open space standard.
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Parking
The approved Master Site Plan establishes the total parking requirement for the site. A
modification to the parking requirement was approved as part of the Master Site Plan due to the
specialized nature of the site. The parking requirement for the site totals 171 parking spaces and
is based on a maximum school enrollment of 440 students and 116 employees. The site of the
proposed athletic facility is located in Planning Area E of the Master Site Plan, which calls for 63
parking spaces between the north and south lots. The north lot contains 13 parking spaces, and
the south lot contains 50 parking spaces, totaling 63 spaces, which is consistent with the
approved Master Site Plan.
C. Coastal Development Regulations for the Village Segment of the Local Coastal
Program (CMC Chapter 21.81 and Village Master Plan and Design Manual)
The site for the proposed project is located within the Village Segment of the Coastal Zone.
Consistency with the Village Local Coastal Program is required for this project. The Village
Master Plan and Design Manual function as the Local Coastal Program for the Village area.
Staff finds the proposed project to be consistent with the Village segment of the Local Coastal
Program in that views of the coastline, as seen from public lands or the public right-of-way, will
not be obstructed by the proposed project, nor otherwise damage the visual beauty of the coastal
zone. No agricultural uses currently exist on the site, nor are there any sensitive resources located
on the property. The project site is not located in an area of known geologic instability of flood
hazard. Although the site is located in close proximity to the coast, no public opportunities for
coastal shoreline access are available from the public site. Furthermore, the site is also not suited
for water-oriented recreation activities.
D. Army and Navy Academy Master Site Plan
The purpose of the Army and Navy Academy Master Site Plan is to provide a guide for future
development of the private boarding school campus. The Master Site Plan is conceptual and
indicates the general location, amount and type of development, potential access points,
circulation and the development scheme for the school. The Academy has developed the
following goals to guide the development of the campus over time:
1. Provide facilities to help realize the Academy’s mission.
2. All planning should build and sustain upon the Academy’s reputation for excellence in
the civilian/military community.
3. The Academy campus should be designed so that administration, educational, residential,
support facilities, and other activities are within easy walking distance of each other.
4. The character of the Academy should be consistent with the surrounding community.
5. All planning should include design characteristics that will attract people to the
Academy.
6. The Academy should help conserve resources and minimize waste.
With the construction of a new athletic facility, athletic pursuits will be better supported and
physical conditioning of students will be enhanced. This assists in achieving the Academy’s core
mission of motivating young men to realize their full potential. The proposed athletic facility is
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located within close walking distance to other facilities of the campus, supporting goal number
three. The Spanish Colonial Revival architecture style continues the existing theme and respects
the existing buildings on campus and surrounding community.
The athletic facility site is located in Planning Area E of the Master Site Plan, which calls for
three separate phases (out of 20) of development. Phase 1 includes the removal of storage
buildings and construction of a south parking lot, Phase 6 consists of the demolition of the
existing athletic building and construction of a new athletic building and north parking lot, and
Phase 14 involves the construction of a maintenance building and second south parking lot.
It has been acknowledged that development of the campus may not occur in the exact order of
the phases, but rather when funding becomes available. The proposed project is consistent with
the vision and phasing for Planning Area E of the Army and Navy Academy Master Site Plan.
E. Growth Management Regulations
The proposed project is located within Local Facilities Management Zone 1 in the northwest
quadrant of the city. The impacts on public facilities created by the project, and its compliance
with the adopted performance standards, are summarized in Table A below.
TABLE A – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment No change Yes
Parks N/A N/A
Drainage 10.72 CFS Yes
Circulation 442 ADT (No change) Yes
Fire Station No. 1 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System No change Yes
Water No change Yes
V. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class
32 Categorical Exemption. The project is consistent with the General Plan as well as with the
Zoning Ordinance, the project site is within the City limits, is less than 5 acres in size, and is
surrounded by urban uses; there is no evidence that the site has value as habitat for endangered,
rare, or threatened species; approval of the project will not result in significant effects relating to
traffic, noise, air quality, or water quality; and the site can be adequately served by all required
utilities and public services. The project is exempt from further environmental documentation
pursuant to Section 15332 of the State CEQA guidelines. A Notice of Exemption will be filed by
the City Planner upon final project approval.
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ATTACHMENTS:
1. Planning Commission Resolution No. 6899 (RP)
2. Planning Commission Resolution No. 6900 (CDP)
3. Location Map
4. Background Data Sheet
5. Local Facilities Impact Assessment Form
6. Disclosure Statement
7. Reduced Exhibits
8. Exhibits “A” – “Y” dated July 3, 2012
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RP 12-13/CDP 12-04
Army & Navy AcademyAthletic Facility
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Revised 01/06
BACKGROUND DATA SHEET
CASE NO: RP 12-13/CDP 12-04
CASE NAME: ARMY & NAVY ACADEMY ATHLETIC FACILITY
APPLICANT: Hofman Planning & Engineering
REQUEST AND LOCATION: To allow for the demolition of all existing structures on site
and the construction of a new two-story athletic facility, press box with stadium seating,
maintenance building, and the installation of a new artificial turf field, lights and a new perimeter
fence on the property located at 2605 Carlsbad Boulevard.
LEGAL DESCRIPTION: Lots 153-170 and Lots 177-198 inclusive of Grandville Park No. 2 in
the City of Carlsbad, County of San Diego, State of California, according to parcel map 2037,
filed in the Office of the County Recorder June 18, 1927.
Together with that portion of Cypress Avenue and Del Mar Avenue lying northeasterly of the
northeasterly right of way line of Coast Highway, also together with that portion of the unnamed
alley adjoining said lots 153-170 inclusive, on the northeast and lying southerly a line drawn
radially from the northwest corner of lot 178, also together with all that portion of Sycamore
Street, as all were vacated and closed to public use by order of the Board of Supervisors, filed in
the Office of the County Recorder, April 13, 1933 in Book 207, Page 217 of official records.
APN: 203-051-03, 203-052-01, 203-052-02, 203-053-01-99 Acres: .31
Proposed No. of Lots/Units: N/A
GENERAL PLAN AND ZONING
Existing Land Use Designation: V (Village)
Proposed Land Use Designation: V (Village)
Density Allowed: 23 du/ac Density Proposed: N/A
Existing Zone: VR (Village Review), District 9 Proposed Zone: VR (Village Review), District 9
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site VR (Village Review) V (Village) Athletic Facility and
field
North VR (Village Review) V (Village) Commercial(office &
motel)
South VR (Village Review) V (Village) State Parks office,
single family residences
and mixed-use
development
East VR (Village Review) V (Village) Railroad right-of-way
West VR (Village Review) V (Village) Army & Navy Academy
campus
Revised 01/06
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: Village
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: Mixed-Use
Proposed LCP Land Use Designation: Mixed-Use
Existing LCP Zone: VR Proposed LCP Zone: VR
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): Existing
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, Section 15332 (In-fill development project on less than 5 acres)
Negative Declaration, issued
Certified Environmental Impact Report, dated
Other,
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Army & Navy Academy Athletic Facility – RP 12-13/CDP 12-04
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: V (Village)
ZONING: VR (Village Review) – District 9
DEVELOPER’S NAME: Army & Navy Academy
ADDRESS: 2605 Carlsbad Blvd., Carlsbad, CA 92008
PHONE NO.: (951) 314-0562 ASSESSOR’S PARCEL NO.: 213-051-03, 213-053-01, 213-052-
01&02, 203-041-02
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 4.7 AC./34,190 SQ. FT.
ESTIMATED COMPLETION DATE: 2013
A. City Administrative Facilities: Demand in Square Footage = N/A
B. Library: Demand in Square Footage = N/A
C. Wastewater Treatment Capacity (Calculate with J. Sewer) No change
D. Park: Demand in Acreage = N/A
E. Drainage: Demand in CFS = 10.72
Identify Drainage Basin = A
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 442
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 1
H. Open Space: Acreage Provided = N/A
I. Schools: N/A
(Demands to be determined by staff)
J. Sewer: Demands in EDU No change
Identify Sub Basin = N/A
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = No change