HomeMy WebLinkAbout1995-10-04; Design Review Board; Resolution 2331
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DESIGN REVIEW BOARD RESOLUTION NO. 233
A RESOLUTION OF THE DESIGN REVIEW BOARD OF
THE CITY OF CARLSBAD, CALIFORNIA
RECOMMENDING APPROVAL OF A MAJOR
REDEVELOPMENT PERMIT TO ALLOW THE
CONTINUED USE AND FUTURE REDEVELOPMENT OF
THE ARMY AND NAVY ACADEMY ON PROPERTY
GENERALLY LOCATED ON THE EAST AND WEST SIDE
OF CARLSBAD BOULEVARD BETWEEN MOUNTAIN
VIEW DRIVE AND BEECH AVENUE.
CASE NAME: ARMY AND NAVY ACADEMY
MASTER SI'TE PLAN
CASE NO: RP 94-02
WHEREAS, the Army and Navy Academy has filed a verified application with
the City of Carlsbad which has been referred to the Design Review Board; and
WHEREAS, said verified application constitutes a request for a Major
Redevelopment Permit as provided by Chapter 2135 of the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Municipal Code, the Design
Review Board did, on the 6th day of September, 1995, and on the 4th day of October, 1995,
hold a duly noticed public hearing to consider said application on property described as:
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, 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 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 8,1903; That Portion of Lot 1, Block "A"
of Hayes Land Company Addition 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 of Carlsbad, County of San Diego, State of California.
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all persons desiring to be heard, said Design Review Board
considered all factors relating to RP 94-02.
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review
Board as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Design
Review Board RECOMMENDS APPROVAL OF MAJOR
REDEVELOPMENT PERMI"/RP 94-02, based on the following findings and
subject to the following conditions:
FindinPs:
1. The Design Review Board finds that the project will have no significant impact on
the environment, and has recommended approval of the Negative Declaration for the
project.
2. The Design Review Board finds that the project, as conditioned herein for
Redevelopment Plan RP 94-02, is in conformance with the Elements of the City's
General Plan/Redevelopment Plan, based on the following:
a. Land Use - A private school is a permitted conditional use in the V-R Zone
with a Major Redevelopment Permit;
b. Circulation - The project would provide roadway and frontage improvements,
and there would be no operational deficiencies at intersections and roadways
serving the project;
c. Open Space and Conservation - Based on an archaeological survey and
historical inventory, the project would not significantly impact cultural
resources.
3. The project is consistent with the City-Wide Facilities and Improvements Plan, the
applicable local facilities management plan, and all City public facility policies and
ordinances since:
The project has been conditioned to ensure that building permits will not be issued
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
Element of the General Plan have been met insofar as they apply to sewer service
for this project.
4. All necessary public improvements have been provided or are required as conditions
of approval.
5. This project has been conditioned to comply with any requirement approved as part
of the Local Facilities Management Plan for Zone 1.
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6. The project is consistent with the intent of the Carlsbad Village Area Redevelopment
Plan and the development standards and design criteria required by the Village
Design Manual and Village Redevelopment LCP. The school land use is compatible
with surrounding commercial and residential land uses, and a private school is
allowed in the Village Redevelopment Zone with a Redevelopment Permit. A portion
of the proposed project is located within Sub-area 5 of the plan. Permitted land uses
in Sub-area 5 include visitor serving commercial uses and uses allowed in the R-3
Zone, which includes private schools with a Redevelopment Permit. In the Village
Area Redevelopment Plan the Army and Navy Academy site is not designated for
commercial usage, therefore, the LCP requirement for properties with commercial
land use designations such that "the entire ground floor of all projects shall be
devoted to visitor commercial uses" is not applicable to this project.
7. The Design Review Board 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
project, and the extent and the degree of the exaction is in rough proportionality to
the impact caused by the project.
PlanninP Conditions:
1. The Design Review Board does hereby recommend approval of the Major
Redevelopment Permit for the RP 94-02 project entitled "Army and Navy Academy
Master Site Plan". (Exhibits "A - "J" on file in the 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 or require the Developer
to make all corrections and modifications to the approved documents, as necessary
to make them internally consistent and conform to Housing and Redevelopment
Commission final action on the project. Development shall occur substantially as
shown on the approved exhibits. Any proposed development substantially different
from this approval, shall require an amendment to this approval.
2. If any of the foregoing conditions fail to occur; or if they are, by their terms, to be
implemented and maintained over time; if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right
to revoke or modiq all approvals herein granted; deny or further condition issuance
of all future building permits; deny, revoke or further condition all certificates of
occupancy issued under the authority of approvals herein granted; institute and
prosecute litigation to compel their compliance with said conditions or seek damages
for their violation. No vested rights are gained by Developer or a successor in
interest by the City's approval of this Resolution.
3. The Developer shall comply with all applicable provisions of federal, state, and local
ordinances in effect at the time of building permit issuance.
4. The Developer shall provide the City with a reproducible 24" x 36", mylar copy of the
Site Plan as approved by the final decision making body. The Site Plan shall reflect
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5.
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the conditions of approval by the City. The Site Plan copy shall be submitted to the
City Engineer and approved prior to building, grading, final map, or improvement
plan submittal, whichever occurs first.
Prior to the issuance of a building or grading permit, which ever occurs first,
Developer shall submit to the City a Notice of Restriction to be filed in the office of
the County Recorder, subject to the satisfaction of the Planning Director, notifying
all interested parties and successors in interest that the City of Carlsbad has issued
a Major Redevelopment Permit by Resolution No. 233 on the real property owned
by the developer. Said Notice of Restriction shall note the property description,
location of the file containing complete project details and all conditions of approval
as well as any conditions or restrictions specified for inclusion in the Notice of
Restriction. The Planning Director has the authority to execute and record an
amendment to the notice which modifies or terminates said notice upon a showing
of good cause by the developer or successor in interest.
Building permits will not be issued for development of the subject property unless
the District Engineer determines that sewer facilities are available at the time of
application for such sewer permits and will continue to be available until time of
occupancy.
This project shall comply with all conditions and mitigation measures which are
required as part of the Zone 1 Local Facilities Management Plan and any
amendments made to that Plan prior to the issuance of building permits.
Approval of RP 94-02 is granted subject to: 1) Approval of the Negative Declaration,
Resolution No. 233; 2) Approval of CDP 94-02; and 3) Planning Commission
approval of CUP 94-02. RP 94-02 is subject to all conditions contained in Design
Review Board Resolution No. 234 and Planning Commission Resolution No. 3797.
Prior to issuance of any grading or building permit, whichever occurs first, for
development shown within the V-R Zone on the master site plan, the developer shall
obtain an individual permit and/or an amendment to this permit RP 94-02. All
development shall be consistent with the adopted master site plan, the Design
Guidelines (Exhibit "J"), and the conceptual landscape plan (Exhibit "I"). The
Design Guidelines, Exhibit "J" shall be amended to state that the implementation
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.
Engineering Conditions:
10. 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.
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
phase, the applicant shall install, or agree to install and secure with appropriate
security as prodded by law, improvements shown on the site plan, which consist of,
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the following:
Public Immovement Phasing Promm
Phase A - North side of Cvpress Avenue
1. Half street improvements to Cypress Avenue from Carlsbad Boulevard to
Garfield Street.
2. Relocate utility pole 16 as needed.
Phase A - South side of Cvpress Avenue
1. Half street Improvements to Cypress Avenue from the most easterly property
line to Garfield Street.
2. Half street improvements to Garfield Street from Cypress Avenue to the most
southerly property line.
3. Underground utility segment 15.
4. Relocate utility pole 13 as needed.
Phase 1 - At Carlsbad Boulevard and Mountain View Drive
1. Half street improvement to the west side of Carlsbad Boulevard from the
northerly property line to Mountain View Drive.
2. Relocate utility pole 20 as needed.
3. Half street improvement to the north side of Mountain View Drive from
Carlsbad Boulevard to the most westerly property line (Le., to the Phase J
westerly boundary line).
Phase B
1. Half street improvements to the east side of Ocean Street from Pacific Avenue
to Cypress Avenue.
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 Ocean
Street to Garfield Street.
5. Underground utility segments 7 and 8.
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6. Relocate utility pole 5 as needed.
Phase C
1. Half street improvements to the west side of Ocean Street from Pacific
Avenue to Cypress Avenue.
1. Half street improvement to the north side of Beech Avenue along the project
frontage.
2. Underground utility segments 22 and 23.
Phase E - FrontinP Garfield Street
1. Half street improvements to Garfield Street from Cypress Avenue to the
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.
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.
Phase G
1. Half street improvements to Mountain View Drive from Carlsbad Boulevard
to Pacific Avenue.
2. Underground utility segments 2, 3 and 21 an the utility line from pole 1 to
pole 20.
Phase H
1. Underground utility segment 1.
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2. Complete items 1 through 3 of Phase F if not already completed.
Phase J
1. Underground utility segment 24.
Concurrent with any development of the site, the phase 1 portion of the parking lot
shall be constructed along with items 1 through 3 of the Phase 1 - At Carlsbad
Boulevard and Mountain View Drive improvements.
In accordance with the above Public Improvement Phasing Program, full
improvements shall include but not be limited to the following:
Concrete curb, gutter and sidewalk.
Asphalt/Concrete or Concrete roadway pavement widening.
Installation of handicap ramps.
Storm Drain facility improvements.
Sewer facility improvements.
Water facility improvements.
Installation of Street Light Standards.
Installation of Fire Hydrants.
Improvements listed above shall be constructed within 18 months of approval of the
secured improvement agreement or such other time as provided in said agreement.
Fire Conditions:
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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.
Provide additional public fire hydrants at intervals of 300 feet along public streets
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.
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.
The plan should include offsite fire hydrants within 200 feet of the project.
Applicant shall submit a site plan depicting emergency access routes, driveways and
traffic circulation for Fire Department approval.
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
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
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cease until the condition is corrected.
All required water mains, fire hydrants and appurtenances shall be operational before
combustible building materials are located on the construction site.
Prior to final inspection, all security gate systems controlling vehicular access shall be
equipped with a "Knoxtt, key-operated emergency entry device. Applicant shall
contact the Fire Prevention Bureau for specifications and approvals prior to
installation.
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.
All buildings having an aggregate floor area in excess of 10,OOO 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.
Water Conditions:
20. 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
be met.
21. The Developer shall be responsible for all fees, deposits and charges which will be
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.
22. Sequentially, the Developers Engineer shall do the following:
A. Meet with the City Fire Marshal and establish the fire protection
requirements. Also obtain GPM demand for domestic and irrigational needs
from appropriate parties.
B. Prepare a colored reclaimed water use area map and submit to the Planning
Department for processing and approval.
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).
23. 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.
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Code Reminders:
The project is subject to all applicable provisions of local ordinances, including but not
limited to the following code requirements.
24. 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.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Design
Review Board of the City of Carlsbad, California, held on the 4th day of October, 1995 by
the following vote, to wit:
AYES: Vice-Chairperson Welshons, Board Members Compas,
Marquez, Savary, and Vessey
NOES: None
ABSENT: None
ABSTAIN: None
KI~ WELSHONS, Vice-Chairperson
DESIGN REVIEW BOARD ATTEST:
/-
EVAN BECKER
Housing and Redevelopment Director
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