HomeMy WebLinkAboutRP 05-04; Army & Navy Academy Master Plan; Redevelopment Permits (RP) (3)Citv of Carlsbad
Housing & Redevelopment Department
January 29, 2009
HOFMAN PLANNING & ENGINEERING
ATTN: MICHELLE ALVES
3152 LIONSHEAD AVENUE
CARLSBAD CA 92008
SUBJECT: Army and Navy Academy Master Site Plan (RP 05-04)
Dear Michelle:
As you are aware, on January 6, 2009 the Housing and Redevelopment Commission
conditionally approved Major Redevelopment Permit No. RP 05-04 for a Master Site
Plan. Enclosed please find a signed copy of the final resolutions of approval. These
resolutions contain the conditions of approval for the project.
It has been a very rewarding experience working with you and the rest of the team on
this project. If you have any questions and/or comments regarding this
correspondence, please contact my office at (760) 434-2813.
Sincerely,
AUSTIN SILVA
Assistant Planner
C: General Stephen Bliss, Army and Navy Academy
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2397 • (760) 434-2810/2811 • FAX (760) 720-2037 @
November 3, 2008
Austin Silva
City of Carlsbad Housing and Redevelopment Department
2965 Roosevelt St.
Carlsbad, CA 92008
Case Name: RP 05-04/CUP 94-02xl(A) - Army/Navy Academy Master Site Plan
Mr. Silva:
This correspondence is in response to the Notice of Public Hearing referenced above.
I represent the owners ofthe three residential condominiums located at 2599,2601,2603 Ocean Street,
Carlsbad, California. These properties are located immediately adjacent to the Chapel of the Army/Navy
Academy.
I do not object to the Army/Navy Master Site Plan as currently presented. The Army/Navy Academy has
been a good neighbor for over two decades.
I am, however, acutely concerned about the manner in which the Academy has been allowed by the City
of Carisbad to build the large dormitory buildings and to perform other major improvements without
the corresponding improvements to streets, sidewalks, curbs and gutters, undergrounding of utilities,
and traffic control.
The fact is that the problems with parking, traffic flow, drainage and related items on Ocean Street and
Cypress Ave are acute, particularly in summer months.
I respectfully request that the City condition any further major development on the Academy property
on full completion ofthe above listed public Improvements. Furthermore, it Is my opinion that street
and related improvements required as a result of past major construction be funded and completed as
soon as possible.
Thank you for your consideration.
Puesta del Sol, Homeowners Association
By:
City of Carlsbad
Housing & Redevelopment Department
July 17, 2008
HOFMAN PLANNING ASSOCIATES
ATTN: LESLIE WEINHEIMER
3152 LIONSHEAD AVENUE
CARLSBAD, CA 92008
SUBJECT:
Leslie,
Army & Navy Academy Master Site Plan (RP 05-04, CDP 05-11, CUP 94-
02X1 A)
Thank you for submitting the most recent version of the Master Plan document. The Planning
Department has suggested some changes be made. Please see the attached corrections.
Please do not submit the entire Master Plan document in whole. You may submit only the
pages that require corrections and we will insert those pages ourselves.
Please contact my office at (760) 434-2813, if you have any questions.
Sincerely,
AUSTIN SILVA
Assistant Planner
c: Debbie Fountain, Housing & Redevelopment Director
Christer Westman, Planning
Clyde Wickham, Engineering
File
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2397 • (760) 434-2810/2811 • FAX (760) 720-2037
Hofnnan
Planning & Engineering
TRANSMIHAL OF DOCUMENTS
TO: AUSTIN SILVA
FROM: LESLIE WEINHEIMER
DATE: 6/26/08
SUBJECT: ARMY NAVY MASTER SITE PLAN (RP 05-04/CDP 05-11/CUP 94-02X1 A)
Austin,
Included with this re-subnnittal of the Army Navy Master Site Plan are the following:
• Three (3) copies of the Master Site Plan text and phasing
For your reference, the only changes to the text since the lost submittal are in Chapter 5. The
Facility Improvements section has been revised per comments and language worked out
with Engineering (see pages 22-23). Per your email that is attached, wording has also been
added to page 26 regarding approvals for the bridge. No other comments or revisions were
requested to the remainder of the document.
Please feel free to contact me at (760) 692-4014 if you have any questions or need additional
information.
Thanks,
Leslie Weinheimer
3152 Lionshead Avenue Carlsbad CA 92010 760-692-4100 Fax 760-692-4105
Page 1 of 2
Austin Silva - RE: Army Navy Master Site Plan
From: Clyde Wickham
To: Leslie Weinheimer
Date: 06/25/2008 9:25 AM
Subject: RE: Army Navy Master Site Plan
CC: Austin Silva; Christer Westman; Glen Van Peski; Jeremy Riddle
I'll try to be complete as I can ... From the top....The Street Section was modified to separate the
Altemative Streets from Beech and Carlsbad Blvd. Is this rewording QK?
The List of Streets and "Development Status" was added to summarize what and when street
improvements would be addressed. Is this format and wording QK?
Section "B" is fme
Section C: Lets re-consider the last sentence to state that the current SUISMP Standards in effect at the
time of permit application will be followed or complied with. That is, when the project
proposes building improvements 2 years from now, the SUSMP requirements in effect at the time of
application (2 years from now) will be controlling.
Section D: "Pursuant to Municipal Code" is broader than "Carlsbad Building Code" I'm not sure what
Carlsbad Building Code you are referring to, but we also have other titles and standards that could be
more useful, as an example. Title 18 "Dedication and Improvements" has a section 18.40.050 that
applies. I would be comfortable stating "Pursuant to Carlsbad Municipal Code and applicable
standards, all overhead utilities adjacent to the Army Navy Academy shall be considered to be under-
grounded. A comprehensive study shall be initiated concurrent with development that will address,
inventory and consider phasing of under-grounding of overhead utilities. This activity may be
combined with Altemative Street Process or with City initiated improvement programs or other
improvement activities at the discretion of the City Engineer.
I know we are almost done, and with a little effort the Master Site Plan Text will be fme. I anticipate
very little conditions or comments to add to the resolutions of approval.... if we can resolve these
sections
>» "Leslie Weinheimer" <lweinheimer@hofmanplarming.com> 06/25/2008 8:50 AM »>
Hi Clyde,
Are you referring mainly to the Overhead Utilities section? I have attached proposed wording for that section
that keeps the meaning and intent but just rephrases some sentences. Let me know if this works for you.
This section is the only one with changes, so if the proposed wording is fine with you I can get you a copy of the
Master Site Plan by the end of the day.
As for the last part of your email, regarding the conditions - I'm not sure what you are asking for. The last we
talked 1 thought you were going to take a look at your conditions and potentially eliminate some based on your
conversation with Glenn since the majority of them are expressed through the Master Site Plan text.
Thanks,
Leslie Weinheimer
f lofniaii I'laruiiiig & Eiigiiieering
l^int'j. lje»iis!iead Axcniie
file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\48620F22GW-D... 06/25/2008
Page 2 of 2
Carlsbaci CA 92010
p h () il (76 0) 6g 2 - 41.0 o
fa.x (760) 692 -4 ,105
direct (760) 692-4014
lweinheimer@hofmanplanning,corn
\\ cbsac: w\vvv.h(^tniarip!aiining.e()m
WE HAVE MOVED TO A NEW EOCATION!
PEEASE UPDATE YOUR RECORDS WITH OUR NEW CONTACT INFO.
From: Clyde Wickham [mailto:cwick@ci.carlsbad.ca.us]
Sent: Tuesday, June 24, 2008 5:09 PM
To: lweinheimer@hofmanplanning.com
Cc: Austin Silva; Christer Westman
Subject: Army Navy Master Site Plan
When we spoke a little more than a week ago, we revised the Facility Improvements section of the master Site
Plan. I re-read that section and have a few questions, mainly my grammar.... Want to take another look at it
and let me know what you think . I don't want to change the meaning or requirements, but the text reads a
little like I would talk, not like your Master Plan.
How will the corrections be added to the master Site Plan? When can I have a copy for Glen and David to
review? with my conditions for the RP.
file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\48620F22GW-D... 06/25/2008
Page 1 of 1
Leslie Weinheimer
From: Austin Silva [Asilv@ci.carlsbad.ca.us]
Sent: Thursday, April 17, 2008 2:59 PM
To: Leslie Weinheimer
Cc: Christer Westman; Clyde Wickham; Debbie Fountain; Jeremy Riddle
Subject: Army/Navy
Leslie,
Just wanted to let you know that Engineering would like to add some more language to the Facility
Improvements section of Chapter 5 of the Master Plan document. We would also like to add a statement
regarding the pedestrian bridge and that it will require approvals and coordination from Redevelopment as well
as Engineering since it will be constructed in and over the public right-of-way. I will let you know as soon as I
hear back from Engineering and what language they would like to added. There will be no need to resubmit the
plans. Just the actual Master Plan document. Please contact me if you have any questions.
Thank you,
Austin Silva
/Assistant Planner
Redevelopment Dept.
City of Carlsbad
(760) 434-2813
asilv@ci.carlsbad.ca.us
6/26/2008
Citv of Carlsbad
Housing & Redevelopment Department
February 13, 2008
HOFMAN PLANNING ASSOCIATES
ATTN: LESLIE WEINHEIMER
5900 PASTEUR COURT, SUITE 150
CARLSBAD, CA 92008
SUBJECT: Army & Navy Academy Master Site Plan (RP 05-04, CDP 05-11, CUP 94-
02X1 A)
The items requested from you earlier to make your Major Redevelopment permit application no.
RP 05-04 complete have been received and reviewed by the Housing & Redevelopment
Department and all other appropriate departments. It has been determined that the application
is now complete for final processing. Although the initial processing of your application may
have already begun, the technical acceptance date is acknowledged by the date of this
communication. The City may, in the course of processing the application, request that you
clarify, amplify, correct, or othenvise, supplement the basic information required for the
application.
In an effort to continue to process the application in the most expeditious manner as possible, a
list of issues identified by staff during the project review period has been included with this
correspondence. These issues must be resolved prior to staff making a final determination on
the project.
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the application.
Sincerely,
AUSTIN SILVA
Assistant Planner
c: Debbie Fountain, Housing & Redevelopment Director
Christer Westman, Planning
Clyde Wickham, Engineering
File
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 ^
Army/Navy Academy Master Pla^^
02/13/2008
Page 2 of2
ISSUES OF CONCERN
No. RP 05-04, CDP 05-11, CUP 94-02X1A
Staff has completed a review of the subject project for issues of concern. The following items
need to be resolved or adequately addressed prior to staff making a final determination on the
proposed project: (Please note, the issues are listed under the department which identified
them as an area of concern.)
Engineering:
Engineering Department comments are forthcoming and will be sent under a separate cover.
Planning:
Planning Department comments are forthcoming and will be sent under a separate cover.
(12/03/2007) Austin Silva - Army Navy, RPJi5-04 Page 1
From: Jeremy Riddle
To: Bob Wojcik
CC: Austin Silva; Clyde Wickham; David Hauser; Debbie Fountain; Marshall...
Date: 11/29/2007 5:02 PM
Subject: Army Navy, RP 05-04
Bob-
As a follow-up to our meeting with you a few weeks ago, we did meet internally to discuss whether Engineering would
consider your request to not require detailed engineering studies and to defer preparing these detailed studies associated
with the Army-Navy master site plan layout.
Engineering staff has struggled with having this site plan show the potential building expansions of the Army-Navy
Academy, but not clearly demonstrate what proposed road and utility (sewer, water, storm drain) improvements are
required to serve the expansion. Although we identified these concerns early in the process, they have not been resolved
and engineering still has these concerns.
It was explained this application was originally a Master Plan, which requires detailed studies, but the application has since
been modified to a Master Site Plan. It is our understanding that the discretionary permit being processed now (RP 05-04,
CDP 05-11, CUP 94-02xlA) do not grant entitlements for building permits and that, prior to any building permits applied for
or issued, that subsequent discretionary permits are first required.
With that said, we see an opportunity for the Applicant to work with Engineering to have these studies prepared and
facilities shown on the site plan at the next discretionary permit. We can also work with the Applicant on the phasing of
those improvements, if any. When all other issues are resolved, Engineering can work on conditions-of-approval for this RP
permit toward this direction. If you agree with this approach, please confirm this with us.
Please note that, outside of performing additional studies, you must work with the Project Engineer to address any other
remaining engineering issues he has addressed as part of the application. Thanks for your help on this project.
Jeremy L. Riddle
Interim Senior Engineer
Development Services
City of Carlsbad
jridd@ci.carlsbad.ca.us
760-602-2737
Citv of Carlsbad
Planning Department
October 16, 2007
TO: Austin Silva, Housing & Redevelopment
FROM: Christer Westman, Planning
RE: RP 05-04/CDP 05-11/CUP 94-02X1 (A) - ARMY & NAVY ACADEMY MASTER
SITE PLAN
Attached are individual sheets from the Army & Navy Academy Master Site Plan
document with notes that can be forwarded directly to the applicant.
Most comments are editorial in nature and if implemented could provide clarity
in the document.
One issue that Planning is not fully comfortable with is the proposal to only
require onsite parking for employees. It may be true that the current Army &
Navy Academy administration will not allow students to drive to school, however
it is not clear if that is only for day students versus boarders and there is no
guarantee that will always be the case.
It seems that students of driving age may drive from their homes outside of the
area and park on campus for the period of time that they are at school. So, at a
minimum, from a housing perspective, there may be some need for onsite
student parking.
The proposal to reduce the onsite faculty parking requirement equal to the
amount of parking that is provided for faculty associated with their onsite
campus housing seems reasonable. However, not all employees are going to be
housed on campus and onsite parking should be provided onsite to meet that
need.
An exhibit illustrating the boundaries of the redevelopment area and coastal
zone may be beneficial.
CHRISTER WESTMAN
Senior Planner
OCT 1 8 2007
HOFMAN PLANNING ASSOCIATES
1635 Faraday Avenue • Carlsbad. CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us
Citv of Carlsbad
Housing & Redevelopment Department
October 9, 2007
LESLIE WEINHEIMER
HOFMAN PLANNING ASSOCIATES
5900 PASTEUR COURT, SUITE 150
CARLSBAD, CA 92008
SUBJECT: Army & Navy Academy Master Site Plan (RP 05-04, CDP 05-11, CUP 94-
02X1 A)
APN: 203-010-16, 203-025-01, 203-041-02, 203-043-06, 203-051-03,
203-052-01, 203-052-02, 203-053-01, 203-142-06, 203-141 -02,
203-141-23
This letter is a follow-up to my previous letter to you, dated August 2, 2007, in which the items
necessary to complete your application for a Major Redevelopment Permit were identified. In
addition to the items listed in my previous letter, the Engineering Department's comments on
your proposed project are as follows:
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the application.
Sincerely,
AUSTIN SILVA
Assistant Planner
c: Debbie Fountain, Housing & Redevelopment Director
Clyde Wickham, Engineering
Christer Westman, Planning
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037
Army & Navy Academy Mast^^^e Plan
10/09/2007
Page 2 of4
ISSUES OF CONCERN
No. RP 05-04, CDP 05-11, CUP 94-02X1A
Engineering:
1. The size of the site plans should be D size: 24"X 36" to fit into our file cabinets.
Please revise.
Please show all easements and encumbrances that affect this project. We have
reviewed the Title Report dated June 29, 2007 and have noticed several (40)
easements and covenants or agreement rights that should be shown. The
proposed Street Vacations and right of way issues that have existed on this
project over the years must be resolved and is an important step in the proposed
development plan. List the Future Improvement Agreements, Neighborhood
improvement Agreements and access agreements with the parcels or legend
notation to identify were they apply.
The legal description should be added to the title sheet of the site plan with
reference to title report for further information. The 6 page of legal descriptions
covering parcels A -G on the title report states more than the description
(Portion of Lot 47 of Granville Park) on sheet 1. A separate sheet covering
property and easement issues could be used to facilitate the disposition and
understanding of Public Land.
The site plan should show the boundary of the application, the extent of
ownership and the limits of the Pacific Ocean and proposed bluff development.
There are also rights of access to the Buena Vista Lagoon, and access to the
Weir identified in the title report that should be shown on the site plan for this
development.
The proposed phasing plan lacks important public improvements and phases for
these improvements. If all public improvements, roadways and storm cirain
facilities were provided in the first phase, additional phases could be developed
in almost any order. It appears that NO Public Improvements (Chapter 6 ofthe
Master Site Plan) or Uncier grounding is proposed with the development of this
proposed plan. Based upon review of Electrical Underground Phasing Exhibit,
Sheet 6, only 6 Poles (on-site) are proposed to be removed out of roughly 39
poles adjacent to this project. This is a major Issue that is of concern to staff and
the approval process. This issue alone must be resolved before continuing the
discretionary review process.
6. Sewer, water and utility services must be shown. Cleanouts and meter locations
should not be located in driveways. Meter locations and backflow preventers
Army & Navy Academy MastSWte Plan
10/09/2007
Page 3 of 4
must also be shown. Sheet 5 is an attempt to show services and utilities but is
cleariy lacking in regards to water, sewer and storm drain information.
Elevations, flow lines, gradient of slope, and size of pipe or facility should be
provided.
Provide a preliminary SWPP / SWMP that identifies "pollutants of concern" that
could be generated by this type of project. The SWPPP should show how this
project conforms to the City's SUSMP and regional permits. Each project in the
City must capture, treat and possibly detain its stormwater flow, prior to releasing
to the street and downstream facilities. The preliminary SWPPP shall address
what structural and non-structural best management practices BMP's are (or will
be) implemented to capture and treat storm runoff (and pollutants generated by
this development) to ensure compliance with new NPDES regulations. From a
first look at the proposed project, detention basins are missing. This site is
an ideal candidate for a percolation system, porous pavement or other
forms of Low Impact Design (L.I.D.) to not increase site runoff.
8. The preliminary drainage study needs to include capacity of the existing storm
drain systems surrounding this site. The report I reviewed was missing site
specific and surveyed information to analyze the existing system. The
conclusions are not acceptable, given the lack of data and assumptions used to
develop those conclusions. Ocean Street, Cypress Ave, Garfield, Pacific Street
and Mountain View are all sensitive streets with limited or no drainage inlets
which produce neighborhood ponding. We are sensitive to improving the existing
condition whenever possible. From my first review of the study it appears that the
"C" values for building and parking lot were underestimated, please check. The
Pre-Developed condition (Exhibit) should show Q values and existing "C" values
to compare developed conditions. Again this is a critical neighborhood and the
missing drainage infrastructure needs to be addressed.
9. Verify (with NCTD - by letter) and show locations of bus stops/turnouts (if any)
on the applicable street system.
10. Please include the proposed Utilities for this project. This is an effort to look
ahead to avoid conflicts with meter boxes, SDG&E, as well as phone and cable
TV locations. Undergrounding of utilities is always an issue to address. With a
project of this size, we anticipate the majority of the overhead utilities to be
undergrounded concurrent with the proposed development. From this review it
appears that only 6 of the existing 39 poles will be removed.
11. Development and improvements should be clearly marked as existing or
proposed. The Project Summary table on the title sheet should include existing
and proposed Square footages for all buildings and facilities.
Army & Navy Academy Maste^l^e Plan
10/09/2007
Page 4 of4
12.The proposed bridge over Carisbad Blvd. needs more detail. Ramps, stairs, and
landings are critical to site design and planning at this stage. When adequate
information on exactly what is proposed is submitted, I will forward the specific
request to affected City Departments for review and comment. As presented, I
cannot find support for the proposed structure.
13. The existing and proposed street cross sections have been removed from the
site plans and should to be replaced (item C on Application Requirements
checklist, page 3). The existing condition and proposed conditions (including
Right of Way) should be cleariy shown on the typical cross section. Details
showing existing and proposed improvements, sidewalks, and utility "pop-outs"
should also be provided. If Street Vacation(s) are proposed, the specific
dimensions and vacations should be shown.
This review does not constitute a complete review of the proposed project based on
missing information. Comments on technical and design issues will be identified upon
submission of the above items. If necessary a meeting should be scheduled to discuss
and resolve these important issues before resubmittal of this application. I have
reviewed correspondence from a few years ago that state almost the same issues
discussed in this review. It appears that the project is not moving fonA/ard. Prior to the
next submittal the above items must be addressed. A return submittal meeting prior to
accepting another review of this project is highly recommended to discuss support of
the project.
Any Engineering related questions should be directed to Clyde Wickham at 760-602-
2742.
Citv of Carlsbad
Housing & Redevelopment Department
August 2, 2007
HOFMAN PLANNING ASSOCIATES
5900 PASTEUR COURT, SUITE 150
CARLSBAD, CA 92008
SUBJECT: Army & Navy Academy Master Site Plan (RP 05-04, CDP 05-11, CUP 94-
02X1 A)
APN: 203-010-16, 203-025-01, 203-041-02, 203-043-06. 203-051-03,
203-052-01, 203-052-02, 203-053-01, 203-142-06, 203-141-02,
203-141-23
Thank you for applying for a Land Use Permit in the City of Carisbad. The Housing and
Redevelopment Department, together with other appropriate City departments, has reviewed
the above-mentioned applications as to their completeness for further processing.
The applications are incomplete, as submitted. Attached are two lists. The first list is
information that must be submitted to complete your applications. This list of items must be
submitted directly to the Housing & Redevelopment Office. All list items must be
submitted simultaneously and a copy of this list must be included with your submittal.
No processing of your application can occur until the applications are determined to be
complete. The second list includes issues of concern to staff, which must be addressed prior to
staff making a recommendation on the project. When all required materials are submitted to
the Redevelopment Qffice, the City has an additional thirty (30) days to make a determination
of completeness. If the applications are determined to be complete, processing for a decision
on the application will be initiated. Failure to resubmit the applications or to submit the
materials necessary to determine your applications complete shall be deemed to constitute
withdrawal of the applications. If an application is withdrawn or deemed withdrawn, a new
application must be submitted.
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the application.
Sincerely,
AUSTIN SILVA
Assistant Planner
Debbie Fountain, Housing & Redevelopment Director Christer Westman, Planning
Mike Peterson, Building Clyde Wickham, Engineering
Attachments
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 @
Army & Navy Academy Master Si^^an
08/02/2007
Page 2 of 3
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION
No. RP 05-04, CDP 05-11, CUP 94-02X1A
Housing & Redevelopment: The Housing & Redevelopment Department has completed its
review of the subject project for application completeness. The applications and plans
submitted for this project are incomplete at this time. Please resubmit 3 complete sets of plans
addressing the following incomplete items:
1. Please provide information that explains in which phases the number of students (high
school or elementary) and employees would be increased in and by how much.
2. Please provide a site plan that identifies the buildings that will be built throughout each of
the different phases.
3. Please provide documentation of the Army and Navy Academy's policies regarding students
driving to school.
4. Please include setbacks on the project data table.
Planning:
Planning Department comments are forthcoming and will be sent under a separate cover.
Engineering:
Engineering Department comments are forthcoming and will be sent under a separate cover.
Building:
No Comments
Fire:
No Comments
Army & Navy Academy Master Si^^an
08/02/2007
Page 3 of 3
ISSUES OF CONCERN
No. RP 05-04, CDP 05-11, CUP 94-02X1A
Staff has completed a review of the subject project for issues of concern. The following items
need to be resolved or adequately addressed prior to staff making a final determination on the
proposed project: (Please note, the issues are listed under the department which identified
them as an area of concern.)
Housing & Redevelopment:
Parking:
1. Please explain if students who are of driving age are allowed to have cars on campus for
their personal use outside of school hours.
2. Staff is concerned with the 15 parking spaces that are provided on the same parcel as the
new staff housing units when 59 parking spaces are required.
3. Driveway widths a required to be a minimum of 24 feet wide. Several driveways do not
meet this requirement.
General:
4. Staff encourages the Army and Navy Academy to provide landscaping in the form of trees
and shrubs at the southwest corner of Mountain View Drive and Carisbad Boulevard in
order to screen the parking lot.
Corrections:
1. The site plan for existing conditions identifies 83 parking spaces on-site; however, the
Phase 1 site plan identifies 67 parking spaces on site. This is also reflected in section (B) of
page 11 in the Master Plan document. Please correct.
2. The City is no longer considering eliminating the guest parking space requirement for
residential uses. Please remove this note from page 10.
Page 1 of 1
CliffJones - Army Navy Academy - Alternative Streets
From: Cliff Jones
To: Debbie Fountain
Date: 02/15/2007 3:13 PM
Subject: Army Navy Academy - Alternative Streets
Hi Debbie,
/\s you had requested, I am following up our conversation in writing to let you know what resulted from my
meeting today with the Army & Navy Academy representatives (Bill Hoffman & Bob Wojick) and the Engineering
Department (Dave Hauser, Bob Johnson, & Clyde Wickham) and Planning (Christer Westman). After a thorough
discussion regarding the designated Alternative Street Design streets (Ocean Street, Pacific, Mountain View) and
the Alternative Street Design Approval Process we decided it was appropriate for Engineering Staff to process an
Agenda Bill requesting Council input whether or not the applicant (Army & Navy Academy) would be required to
proceed with Alternative Streets or allow the applicant to process an NIA.
As prescribed in the Alternative Street Design Approval Process (Street and Sidewalk Policy Committee Final
Report, page 11), when city staff sees an Issue arise regarding issues such as drainage, affects on utilities, or
safety issues, staff may initiate the Alternative Street Design process requesting Council input. The requested
Master Redevelopment Permit and CUP (site plan) to allow for future intensification is what is triggering the
need for Engineering staff to look at the issues regarding Intensification and the resulting impact on drainage,
safety, etc..
Engineering staff will therefore be sending an Agenda Bill to Council requesting staff to require Army & Navy
Academy go through the Alternative Street Design process in order to address drainage and safety
concerns (resulting from their intent to intensify the school with new development) rather than have Army Navy
process a NIA. Army & Navy Academy would of course like to have the council direct staff to process a NIA in
order to reduce costs (they may ultimately never have to put in sidewalk, curb, gutter if NIA is chosen by
Council). Engineering staff is expecting to have an Agenda Bill in front of Council in the upcoming months
requesting the Council to direct staff on how to proceed with the alternative streets.
That about sums it up. Let me know if you have any questions.
Thanks!
Cliff
file://C:\Documents and Settings\Cjones.CARLSBAD\Local Settings\Temp\GW}00003.... 02/15/2007
Page 1 of 1
CliffJones - Army Navy Academy - Neighborhood Meeting re: Streets
From: "Leslie Punelli" <lpunelli(ghofinanplaiining.com>
To: "'Clyde Wickham'" <Cwick(gci.carlsbad.ca.us>, '"Cliff Jones'" <Cjones(^ci.carlsbad.ca.us>,
"'Christer Westman'" <Cwest(gci.carlsbad.ca.us>
Date: 02/07/2007 12:56 PM
Subject: Army Navy Academy - Neighborhood Meeting re: Streets
CC: '"Bob Wojcik'" <bobw(§hofmanplanning.com>, '"Bill Hofman'"
<bhofinan@hofmanplanning. com>
We have arranged a meeting with the neighbors to discuss alternative street design for the Army Navy Academy
Master Site Plan.
The meeting is Thursday, February 22"^ at 7pm in the Recreation Hall (located on west side of Ocean Street
between Cypress and Pacific - next to chapel) in the event you would like to attend.
Thanks,
Leslie Punelli Weinheimer
Hofman Planning Associates
5900 Pasteur Court, Suite 150
Carlsbad, CA 92008
(760) 438-1465 phone
(760) 438-2443 fax
\n\'\v.hofmanplanning.com
file://C:\Documents and Settings\Cjones.CARLSBAD\Local Settings\Temp\GW}00001.... 02/14/2007
Cliff Jones - Re: Pedestrian Bridge Over Ca[^bad Blvd. (Army/Navy) Page 1
From: Bob Johnson
To: Clyde Wickham
Date: 11/18/2006 6:31:54 PM
Subject: Re: Pedestrian Bridge Over Carlsbad Blvd. (Army/Navy)
Clyde, the Army Navy Academy staff has been asking/talking about a pedestrian bridge over Carlsbad
Boulevard for many years (20+). The issue most often centered around costs and who will pay for the
bridge. The fact that they are including it in their master plan is a move in the direction of their recognition
that they will need to fund the bridge (of course they could always ask for funding from the City Council).
Assuming that the bridge meets all design standards and features, including ADA compliance, I could
support a continued and further review of this issue.
Separating pedestrian movements from vehicle conflicts is an important safety feature and should be
seriously considered. However, many questions are raised as a result of the bridge proposal. For
instance, do they plan to remove the existing midblock crosswalk in front of the Army Navy Academy that
leads to their football field. Will the bridge access (ramps and stairs) be entirely upon their property? Will
their frontage along Carlsbad Boulevard be fenced so that all pedestrians from the Academy property are
forced to use the bridge and not have the option to cross Carlsbad Boulevard at-grade? How will the
issue be addressed of the public walking on the west side of Carlsbad Boulevard that want to cross to the
east side of the road in the location of the existing midblock crosswalk?
These are just several of the traffic related issues that come to mind. There are many other engineering
considerations to address, including, no doubt, planning issues.
>» Clyde Wickham 11/16/06 5:23 PM »>
Just a heads up.... The Army Navy Academy Master plan includes a Pedestrian Bridge over Carlsbad
Blvd. It's been talked about and now seems to be included in the plan for improvement. Before you ask, I
don't have specific improvement plans, I have just seen a location and line dwg on a site plan.
I am sending this EMail to just raise the simple question, Are we comfortable with a Ped Bridge over
Carlsbad Blvd.?
CC: Bill Plummer; CliffJones; David Hauser; Debbie Fountain; Don Neu; Glenn Pruim;
Sandra Holder
Page 1 of2
TO-04, CDP 05-11, CUP 94-02Xlj^ CliffJones - Re: Army-Navy RPTT5-04, CDP 05-11, CUP 94-02X1
From: CliffJones
To: Bob Wojcik
Date: 11/01/2006 8:41 AM
Subject: Re: Army-Navy RP 05-04, CDP 05-11, CUP 94-02X1A
CC: Christer Westman; Clyde Wickham; 'Leslie Punelli'
Hi Bob,
Thank you for the inquiries.
/Vs far as the stabilized surface question, Clyde has already responded for the group (Engineering, Planning, Redevelopment)
referring to a "lesser width asphalt section, say 2" on required class 2 base." This is preferable since this type of stabilized
surface is durable enough to last for a few years and the materials used are less likely to end up in the ROW as vehicles drive
upon it.
Planning & Redevelopment will be of course concerned about the location chosen for the stabilized surface parking and the
screening of such parking area(s).
The group also suggests that this project be required to go through the alternative design procedure. The group believes the
neighborhood may have an interest in seeing further public street improvements and their input is important.
Take Care,
Cliff
Cliff Jones
City of Carisbad
Housing & Redevelopment Department
Phone: (760)434-2813
Fax: (760)720-2037
cjones@ci.carisbad.ca.us
>>> "Bob Wojcik" <bobw@hofmanplanning.com> 10/31/2006 3:20 PM >>>
Hi Cliff,
Since the comment letter came from you, I'm directing these comments\questions in your direction.
I attended a meeting at the Army-Navy Academy Thursday. We went over the city's completeness and issues letter
and I received a few assignments to follow up on.
Regarding the parking for the phasing process, we would like to have the option of constructing a temporary, but
stabilized, parking lot with one of the first phases. An adequate number of spaces would be provided for multiple
phases so no one has to count spaces every time a construction phase Is submitted. Permanent park lot(s) will be
provided as a part of a future phase of construction. This will be addressed as part of the re-submittal.
/ need your input on whetiier a stabilized surface, othier than asphalt or concrete, would be considered adequate for
this temporary need?
Regarding the public streets and any necessary improvements, all of them are designated as alternative design
streets. As such I'd like to pursue only doing the improvements necessary to address safety and drainage issues as
called out in the Street and Sidewalk Policy Committee Final Report and accepted by the City Council. NIAs have
typically been conditioned for alternative design streets and I'd like to request similar consideration. If required to go
through an alternative design process, I'd request that we follow the same procedure required that the project
Harrison Street used.
file://C:\Documents and Settings\cjones\Local Settings\Temp\GW}00001 .HTM 11/01/2006
Page 2 of2
Please let me know which process to prepare for;
1. Safety and drainage improvements with NIAs.
2. The alternative design procedure used on Harrison.
In order to make our resubmittal and address all the issues, I'll need your (the city's) input on these questions. If you
would prefer, I can go directly to Clyde and Christer. But 1 figured CC'ing them would get the message out. Let me
know your thoughts.
Take care. Bob
Bob Wojcik
Director of Engineering
Hofman Planning and Engineering
5900 Pasteur Court Suite 150
Carlsbad, Ca. 92008
(760)438-1465
bobw@hofmanplanning.com
file://C:\Documents and Settings\cjones\Local Settings\Temp\GW}00001 .HTM 11/01/2006
(5itv of Catisbad
Housing & Redevelopment Department
October 30, 2006
HOFMAN PLANNING ASSOCIATES
5900 PASTEUR COURT, SUITE 150
CARLSBAD, CA 92008
SUBJECT: Army & Navy Academy Master Site Plan (RP 05-04, CDP 05-11, CUP 94-
02X1 A)
APN: 203-010-16, 203-025-01, 203-041 -02, 203-043-06, 203-051-03,
203-052-01, 203-052-02, 203-053-01, 203-142-06, 203-141-02,
203-141-23
This letter is a follow-up to my previous letter to you, dated October 6, 2006, in which the items
necessary to complete your application for a Major Redevelopment Permit were identified. In
addition to the items listed in my previous letter, Planning & Transportation Department's
comments on your proposed project are as follows:
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the application.
Sincerely,
CLIFF JONES
Assistant Planner
Debbie Fountain, Housing & Redevelopment Director
Brandon Miles, Transportation
Christer Westman, Planning
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @
A. Army & Navy Academy Master ^Vlan
10/30/2006
Page 2 of2
ISSUES OF CONCERN
No. RP 05-04, CDP 05-11, CUP 94-02X1A
Planning:
1. A clear statement should be made in the introduction that the Master Site plan is not a
Master Plan or Specific Plan and therefore does not contain development standards. All
development standards are found in the Village Redevelopment Master Plan, Title 21
(Zoning Ordinance), and Local Coastal Program.
For questions regarding Planning comments, please contact Christer Westman at 760-602-
4614.
Transportation:
1. The intersection volumes for Carisbad Village Drive and Carisbad Boulevard are from the
year 2004. This intersection should be revised using the year 2006 volumes available with
our Traffic Monitoring Program. Other intersection are recommended to be updated, but
are within the acceptable year for evaluation.
2. Year 2030 (Figure 6-1) ADT volumes are lower than existing plus project (Figure 5-1).
Revise or explain the reason for the reduction.
3. The posted speed on Carisbad Boulevard is 35 mph north of Mountain View Drive and
should be revised graphically in the report.
4. Is the "Net New Vehicle Trips" in Table 4-1 rounded up from 334 ADT? If so, the numbers
should be consistent when used within the report.
5. Where does 175 ADT north of Cypress Avenue come from in Figure 4-3? Identify if this is
from Mountain View Drive or a misplacement graphically of volumes.
6. Peak hour volumes in Figure 3-4 should be revised to match appendix as commented in
report.
For questions regarding Transportation comments, please contact Brandon Miles at 760-602-
2745.
October 26, 2006
TQ: CLIFF JONES
FRQM: Christer Westman
RE: CUP 94-02X1A/CDP 05-11 - ARMY & NAVYACADEMY MASTER SITE
PLAN
The Planning Department has completed a review of the Army and Navy Academy
Master Site Plan application and has the following comments:
1. A clear statement should be made in the introduction that the Master Site Plan is
not a Master Plan or Specific Plan and therefore does not contain development
standards. All development standards are found in the Village Redevelopment
Master Plan, Title 21 (Zoning Qrdinance), and Local Coastal Program.
October 17, 2006
TO: ASSOCIATE ENGINEER, CLYDE WICKHAM
FROM: Associate Engineer, Transportation
ARMY AND NAVY ACADEMY TRAFFIC REPORT (CUP 94-02X1A/CUP 06-08)
I have completed my first review of the Army and Navy Academy Mater Plan
transportation analysis. The engineering department received the document September
18, 2006. I have provided comments below and in the report.
1. The intersection volumes for Carlsbad Village Drive and Carlsbad Boulevard are
from the year 2004. This intersection should be revised using the year 2006 volumes
available with our Traffic Monitoring Program. Other intersection are recommended
to be updated, but are within the acceptable year for evaluation.
2. Year 2030 (Figure 6-1) ADT volumes are lower than existing plus project (Figure 5-
1). Revise or explain the reason for the reduction.
3. The posted speed on Carlsbad Blvd is 35 mph north of Mountain View Drive and
should be revised graphically in the report.
4. Is the "Net New Vehicle Trips" in Table 4-1 rounded up from 334 ADT? If so, the
numbers should be consist when used within the report.
5. Where does 175 ADT north of Cypress Ave come from in Figure 4-3? Identify if this
is from Mountain View Drive or a misplacement graphically of volumes.
6. Peak hour volumes in Figure 3-4 should be revised to match appendix as commented
in report.
MILES, P.E.
Associate Engineer
Transportation Division
c: Deputy City Engineer, Transportation
Deputy City Engineer, Plaiming and Programs
Senior Plarmer, Christer Westman
Citv of Carlsbad
Housing & Redevelopment Department
October 6, 2006
HOFMAN PLANNING ASSOCIATES
5900 PASTEUR COURT, SUITE 150
CARLSBAD, CA 92008
SUBJECT: Army & Navy Academy Master Site Plan (RP 05-04, CDP 05-11, CUP 94-
02X1 A)
APN: 203-010-16, 203-025-01, 203-041-02, 203-043-06, 203-051-03,
203-052-01, 203-052-02, 203-053-01, 203-142-06, 203-141-02,
203-141-23
Thank you for applying for a Land Use Permit in the City of Carisbad. The Housing and
Redevelopment Department, together with other appropriate City departments, has reviewed
the above-mentioned applications as to their completeness for further processing.
The applications are incomplete, as submitted. Attached are two lists. The first list is
information that must be submitted to complete your applications. This list of items must be
submitted directly to the Housing & Redevelopment Office. All list items must be
submitted simultaneously and a copy of this list must be included with your submittal.
No processing of your application can occur until the applications are determined to be
complete. The second list includes issues of concern to staff, which must be addressed prior to
staff making a recommendation on the project. When all required materials are submitted to
the Redevelopment Office, the City has an additional thirty (30) days to make a determination
of completeness. If the applications are determined to be complete, processing for a decision
on the application will be initiated. Failure to resubmit the applications or to submit the
materials necessary to determine your applications complete shall be deemed to constitute
withdrawal of the applications. If an application is withdrawn or deemed withdrawn, a new
application must be submitted.
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the application.
Sincerely,
CLIFF JONES
Assistant Planner
c: Debbie Fountain, Housing & Redevelopment Director
Pat Kelley, Building
Clyde Wickham, Engineering
Attachments
Christer Westman, Planning
Jodee Sasway, Police
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @
1 Army & Navy Academy Master iWPPlan
10/06/2006
Page 2 of 6
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION
No. RP 05-04, CDP 05-11, CUP 94-02X1A
Housing & Redevelopment: The Housing & Redevelopment Department has completed its
review of the subject project for application completeness. The applications and plans
submitted for this project are incomplete at this time. Please resubmit 3 complete sets of plans
addressing the following incomplete items:
1. Please provide an eariy public notification package.
2. Please provide site plan for each phase showing existing and proposed buildings for each
phase. Please label each building use/occupancy, square footage, and identify how parking
requirements will be satisfied within each phase.
3. Please provide an internal sidewalk improvement plan.
4. Please include a statement that landscaping will be consistent with the Landscape Manual
of the City of Carisbad.
5. The following outdoor storage restriction should be added to the plan. "No outdoor storage
of materials shall occur onsite unless required by the Fire Chief. When so required, the
Developer shall submit and obtain approval of the Fire Chief and the Planning Director of an
outdoor storage Plan, and thereafter comply with the approved plan."
6. Graphic examples of architectural character should be included. Consider using variations
in architectural details to provide a visual cue as to the building's use as dorms, athletics,
administration etc.
Planning:
Planning Department comments are forthcoming and will be sent under a separate cover.
Engineering:
1. Please submit a Title Report identifying the ownership, and easements that serve the
proposed project. The proposed Street Vacations, right of way issues and easement
problems that have existed on this project must be resolved and is an important step in the
proposed development plan.
2. Please list permit numbers, RP 05-04, CDP 05-11, CUP 94-02X1 A, and other applications
associated with this development in the upper right corner on all of the site plans.
3. The legal description should be added to the title sheet of the site plan with reference to title
report for further information. A separate sheet covering property and easement issues
could be used to facilitate the issues of Public Land.
4. The site plan should show the boundary of the application, the extent of ownership and the
limits of the Pacific Ocean and bluff development.
Army & Navy Academy Master liWPlan
10/06/2006
Page 3 of 6
5. The proposed phasing plan lacks important public improvements and phases for these
improvements. On one hand, if all public improvements, roadways and storm drain facilities
were provided in the first phase, additional phases could be developed in almost any order.
6. Sewer, water and utility services must be shown. Cleanouts and meter locations should not
be located in driveways. Meter locations and backflow preventers must also be shown.
7. Provide a preliminary SWPP / SWMP that identifies "pollutants of concern" that could be
generated by this type of project. The SWPPP should show how this project conforms to
the SWPPP approved with the Master Plan. (Each project within the master plan must
capture and treat its own, prior to releasing to the street and downstream facilities). The
preliminary SWPPP shall address what structural and non-structural best management
practices BMP's are (or will be) implemented to capture and treat storm runoff (and
pollutants generated by this development) to ensure compliance with new NPDES
regulations. From a first look at the proposed project, detention basins are missing. This site
is an ideal candidate for a percolation system, porous pavement or other forms of design to
not increase site runoff, from a pre-developed condition.
8. The preliminary drainage study needs to include capacity of the existing storm drain
systems surrounding this site. Ocean Street, Cypress Ave, Garfield, Pacific Street and
Mountain View are all sensitive streets with drainage issues and neighborhood ponding
problems. We are sensitive to improve the existing conditions when possible. From my first
review of the study it appears that the "C" values for building and parking lot were
underestimated, please check. The Pre-Developed condition (Exhibit) should show Q values
and existing "C" values to compare developed conditions. Again this is a critical
neighborhood and infrastructure issue to address.
9. Verify (with NCTD) and show locations of bus stops/turnouts (if any) on street system.
10. Please include the proposed Utilities for this project. This is an effort to look ahead to avoid
conflicts with meter boxes, SDG&E, as well as phone and cable TV locations.
Undergrounding of utilities is always an issue to address.
11. Development and improvements should be clearly marked as existing or proposed. The
Project Summary table on the title sheet could include Square footages for existing
buildings and facilities. The identities could be bold print on title sheet and on additional
sheets to help staff review.
12. The existing and proposed street cross sections on sheet "D" should be reviewed. The
existing condition and proposed dedications should be shown on the typical cross section as
well as existing and proposed improvements, sidewalks, and utility "pop-outs" where
needed.
This review does not constitute a complete review of the proposed project and additional items
of concern. Comments on technical and design issues will be identified upon submission of the
above items. For questions regarding Engineering comments, please contact Clyde Wickahm
at 760-602-2716.
Building:
1. The Army & Navy Academy must identify all existing building permit violations before the
Building Department will make a recommendation of approval on the proposed Master Plan.
Please disclose all construction that has been done without permits.
Army & Navy Academy Master ^^*lan
10/06/2006
Page 4 of 6
2. Please identify all buildings that were built with Unreinforced Masonry Construction (URM)
techniques. Since many of these buildings have stood in their present location for many
years their is a high potential that some structures were built with URM techniques. Please
include a schedule that identifies by which any URM buildings will be strengthened per
adopted City Code or removed to provide for new buildings.
For questions regarding Building comments, please contact Pat Kelley at 760-602-2716.
Fire:
The Fire Department has reviewed this application as requested and has no comments and/or
conditions to submit
Army & Navy Academy Master I^Wlan
10/06/2006
Page 5 of 6
ISSUES OF CONCERN
No. RP 05-04, CDP 05-11, CUP 94-02X1A
Staff has completed a review of the subject project for issues of concem. The following items
need to be resolved or adequately addressed prior to staff making a final determination on the
proposed project: (Please note, the issues are listed under the department which identified
them as an area of concern.)
Housing & Redevelopment:
Parking:
1. Staff can support the narrowing of Ocean Street subject to Engineering's approval.
However, the Coastal Commission has historically taken a position that there should be no
loss of public parking in the coastal zone. How will the loss of public parking along Ocean
Street be addressed?
2. As mentioned in previous correspondence, staff has concerns how parking will be
addressed during the phasing process. Please explain.
3. Only 400 beds are proposed in the on-site dormitory facilities. However, the Academy
anticipates a maximum enrollment of 440 students. Please identify how the remaining 40
students will reach the school. If these students are allowed to drive a vehicle the 28
excess parking spaces will not accommodate all 40 students. Please identify the proposed
limited number of students who are able to drive to the school as well.
4. Please identify how parking will be accommodated during special events (i.e. sporting
events, graduation, etc.).
5. Please identify on the Title Sheet the number of 2 (or more) bedroom units and the number
of 1-bedroom (studio) units for TAC.
General:
6. Staff is pleased with the comprehensive master plan building layout. The plan helps to
create a relationship between buildings, onsite use zones, and the adjoining land uses off-
site, creating a plan that visually establishes the Academy as a gateway to the City of
Carisbad. However, staff is concerned with the administration building phase being
identified as one of the last phases. The administration building is at a prominent comer of
the Academy and close to the entrance to the city. It is imperative to have a visually
attractive entrance to the campus for many persons traveling south along Carisbad
Boulevard will have the Army & Navy Academy campus be the first thing they see as they
enter the City of Carisbad and the Army & Navy Academy. Staff suggests this phase be
moved forward to assure that this corner of the Academy receives the attention it deserves.
7. Please meet with staff to discuss interim plans discussed on sheet 1-4 and the need for
modular buildings.
8. Please identify how the pool area will be buffered for adjacent residents across Pacific
Street.
9. Please identify which buildings will be demolished and the number of parking spaces to be
provided on the phasing plan sheet.
Army & Navy Academy Master l^fclan
10/06/2006
Page 6 of 6
10. Please identify which stage proposed bridge will be constructed in. The bridge will most
likely require ADA accessibility. Please contact city traffic engineer. Bob Johnson, to
discuss placement of the bridge within the public right-of-way.
Corrections:
11. Please correct discrepancy between the number of future faculty members. 34 are
identified on page 1-4 and 37 are identified on page 4-2.
12. Please correct discrepancy between the number of beds provided in Crean Hall remodel.
Sheet 5-2 varies between 80-90 beds.
13. Please correct subtotal on Title Sheet to reflect 195 spaces rather than 193 spaces.
Crime Prevention Plan Review:
The City's Crime Prevention Specialist typically reviews plans for larger projects in an effort to
increase security through project design. Project design recommendations have been attached
for your review. For questions regarding the attached comments, please contact Jodee
Sasway of the Carisbad Police Department at 760-931-2195.
City of Carlsbad
Police Department
Date:
To:
From:
August 11, 2006
Chrioter Wootmonf Planning Department
J. Sasway, CPS, Carlsbad Police Department
Subject: CUP 9402X1A, Army Navy Academy
Plan Review Recommendations
Carlsbad Police Department's Crime Prevention Unit has provided the following optimal
security recommendations. The purpose of this document is to safeguard property and public
welfare by regulating and reviewing the design, construction, quality of materials, use and
occupancy, location, and maintenance of all buildings and structures. The standards used in
this document represent model national standards.
Crime Prevention Through Environmental Design
The proper design and effective use of the built environment can lead to a reduction in the fear
and incidence of crime and an improvement in the quality of life. The proper design influences
this by positively affecting human behavior. The design includes the physical environment, the
planned behavior of people, the productive use of space and an effective crime/loss prevention
program.
Natural Surveillance
1. Place and design the physical features to maximize visibility. This will include building
orientation, windows, entrances and exits, parking lots, walkways, landscape trees and
shrubs, fences or walls, signage and any other physical obstruction.
2. Design the placement of person and or activities to maximize surveillance possibilities.
3. Design lighting that provides for appropriate nighttime illumination of parking lots,
walkways, entrances and exits.
Natural Access Control
1. Use sidewalks, pavement, lighting and landscaping to cleeurly guide the public to and
from entrances and exits.
2. Use fences, walls or landscaping to prevent and or discourage public access to or from
dark and or unmonitored areas.
Provisions for territorial reinforcement
1. Use pavement treatments, landscaping, art, signage, screening suid fences to define and
outline ownership or property.
Maintenance
1. Use low-maintenance landscaping and lighting treatment to facilitate the principles of
natural surveillance, natural access control and territorial reinforcement.
Lighting
1. All types of exterior doors should be illuminated during the hours of darkness, with a
minimum maintained one (1) foot-candle of light, measured within a five-foot radius on
2560 Orion Way • Carlsbad, CA 92010-7240 • (760) 931-2100 • FAX (760) 931-8473
each side of the door at ground level.
2. Recessed areas of buildings or fences, which have a minimum depth of two feet, a
minimum height of five feet, and do not exceed six (6) feet in width and are capable of
human concealment, should be illuminated with a minimum maintained 0.25 foot-
candles of light at ground level during the hours of darkness. This recommendation
applies to defined recessed areas, which are within six feet of the edge of a designated
walking surface with an unobstructed pathway to it, not hindered by walls or hedgerow
landscaping a minimum of two (2) feet in height.
3. All exterior pedestrian walkways, interior common corridors, and open parking lots
should be illuminated with a minimum maintained one (1) foot-candle of light on the
walking or driving surface during the hours of darkness.
4. Overhead light poles should not be placed in an area planted with shade trees or other
canopy producing species. Only basic ground cover, including but not limited to hedges
and shrubs, should be used.
5. The parking and drive surface lighting should have a rated average bulb life of not less
than 10,000 hours.
6. Accessible luminaries should have vandal resistant light fixtures and be not less than
three feet in height from ground level when used to illuminate walkways and a
minimum of eight feet in height from ground level when illuminating surfaces
associated with vehicles. Light fixtures should be deemed accessible if mounted within
fifteen feet vertically or six feet horizontally from any accessible surface or any adjoining
roof, balcony, landing, stair tread, platform or similar structure.
Landscaping
1. To provide greater visibility, demonstration of ovmership (territorial reinforcement), an
enhanced pedestrian environment, and a suitable buffer with the adjoining properties,
the basic landscaping theme should consist of low ground cover with a maximum height
of 2 feet and csmopy trees with a minimum lower canopy of 6 feet.
2. Overhead light poles should not be placed in an area planted with shade trees or other
canopy producing species. Only basic ground cover, including but not limited to hedges
and shrubs, should be used.
3. Use security landscaping in areas to deter loitering or entrance where pedestrians are
not wanted.
Addressing
1. There should be positioned, at each entrance of a complex with more than four
buildings, an illuminated diagrammatic representation of the complex, which depicts
the location buildings within the complex. It should be lighted during the hours of
darkness.
2. Numerals should be located where they are clearly visible from the street on which they
are addressed. They should be of a color contrasting to the background to which they
are affixed.
3. Numerals should be no less than six inches in height, if located less than 100 feet from
the centeriine of the addressed street or 12 inches in height if placed further than 100
feet from the centeriine of the addressed street.
4. The numerals should be illuminated during the hours of darkness.
5. The rear doors of all building should have address numbers not less than six inches in
height and be of a color contrasting to the background to which they are affixed:
Commercial Doors
1. The police department recommends that hollow steel doors be a minimum sixteen (16)
U.S. gauge and have sufficient reinforcement to maintsdn the designed thickness of the
door when any locking device is installed.
2. Only use glass doors with fully tempered glass or rated burglary resistant glazing.
Protect all exterior doors with security hardware.
3. Equip all commercial doors with a latch cover constructed of steel. Ensure the latch
cover is a minimum of. 125 inch thick. Attach the latch cover to the outside by welding
or vrith non-removable bolts spaced apart on not more than ten-inch centers.
4. Construct the jamb of all aluminum frame-swinging doors to vrithstand 1600 pounds of
pressure in both a vertical distance of three inches and horizontal distance of one inch
each side of the strike, to prevent violation ofthe strike.
5. Equip rear doors used for shipping and receiving and employee entrances with a viewer.
6. A single or double door shall be equipped with a double cylinder deadbolt with a bolt
projection exceeding one inch or a hook-shaped or expanding deadbolt that engages the
strike sufficiently to prevent spreading. The deadbolt lock shall have a minimum of five-
pin tumblers and a cylinder guard.
Residential Doors
1. Do not use of glass within 42 inches of a locking device as it increases the risk of
burglary.
2. Install wooden doors of solid core construction with a minimum thickness of one and
three-fourths (1-3/4) inches. This includes the garage pedestrian door to the outside
and the door from the garage into the residence.
3. Further, equip all doors with a single cylinder dead-bolt lock using a 5-pin tumbler.
Connect the deadbolt to the inner portion of the lock by connecting screws. Ensure the
lock has a one-inch throw that can withstand a cutting tool attack. Choose a deadbolt
that embeds at least three-fourths of an inch into the strike plate.
Strike Plates
1. Reinforce all deadbolt strike plates. Choose Strike plates constructed of a minimum 16
U.S. gauge steel, bronze, or brass and secure it to the jamb by a minimum of two
screws, which should penetrate at least two (2) inches into the solid backing beyond the
surface to which the strike is attached.
Residential Viewer
1. Arrange entrance doors so that the occupant has a view of the area immediately outside
the door without opening the door. Except doors requiring a fire protection rating that
prohibits them, such a view may be provided by a door viewer having a field of view of
not less than 190 degrees. Mounting height should not exceed fifty-four (54) inches
from the floor.
Windows
1. Equip movable windows with security hardware and burglar resistant glazing.
2. Cover other vulnerable non-movable windows vrith burglar resistant glazing. Windows
of commercial buildings are vulnerable to breakage during the hours of darkness when
the business is non-operational especially windows within 40 inches of any door locking
mechanism
3. Glaze should be constructed of either two part laminated glazing with a 0.60 inch inner
layer or burglary resistant glazing
Residential Windows and Sliding glass doors
1. All exterior sliding glass doors and vrindows should be equipped with locking devices
which will keep the sliding panel of the door or window from being opened from the
outside horizontally or vertically.
2. Louvered windows should not be used.
Roofs
1. All skylights on the roof of any building should be provided with rated burglary resistant
glazing material securely fastened with bolts that are non-removable from the exterior.
2. All hatchway openings on the roof of any building should be secured as follows:
a. If the hatchway cover is of wooded material, it should be covered on the inside
wdth at least sixteen (16) gauge steel metal or its equivalent and attached with
screws.
3. All air duct or air vent opening exceeding ninety-six (96) square inches on the roof,
exterior doors, or exterior walls of any building should be secured by covering the same
with the following:
a. Iron bars of a least number four (4) steel or equivalent, spaced no more that five
(5) inches apau-t on center, at each direction, welded at all point of intersection,
or one by one-fourth (1 X %) inch flat steel or equivalent, spaced no more the
five (5) inches apart on center, welded at all points of intersection.
Trash Enclosures
1. Position the trash enclosures away from areas of shipping and receiving.
Stairways
1. Interior doors should have glazing panels a minimum of five inches wide and 20 inches
in height and meet requirements of the Uniform Building Code.
2. Areas beneath stairways at or below ground level shall be fully enclosed or access to
them restricted.
3. Stair towers and elevators have been the highest risk for personal injury as they are
typically enclosed. Stairways should be designed to be completely visible from either the
interior or exterior or both, unless mandated by the Uniform Building Code to be
enclosed.
4. Fully enclosed interior or exterior stairways with solid walls, when required, should
have shatter resistant mirrors or other equally reflective material at each level and
landing and be designed or placed in such a manner as to provide visibility around
comers.
Alarm Systems
1. When considering an alarm system, the police department recommends a Verified
system" in an effort to eliminate false alarm activations and increase breach detection.
A verified system is verified through audio or visual components.
2. If considering electronic assess as a security feature, consider managed electronic
access.
This information is a representation of information gathered on a national level. The purpose is
to provide effective and consistent information. If you would like additional assistance
conceming building security or employee security issues, please contact the Crime Prevention
Unit at (760) 931-2105.
Reviewed by:
Jodeene R. Sasway
Crime Prevention Specialist
Carlsbad Police Department
City of Carlsbad
ENGINEERING DEVELOPMENT SERVICES
MEMORANDUM
September 18, 2006
TO: Christer Westman, Planning
FROM: Clyde Wickham, Engineering
SUBJECT: COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT
ARMY & NAVY ACADEMY MASTER PLAN / CUP 94 - 02X1A
The Engineering Department has completed its review of the above project for application
completeness. The application and plans submitted for this project are considered incomplete
and unsuitable for further review due to the following missing or incomplete items:
1. Please submit a Title Report identifying the ownership, and easements that serve the
proposed project. The proposed Street Vacations, right of way issues and easement
problems that have existed on this project must be resolved and is an important step in
the proposed development plan.
2. Please list the CUP number, CUP 06-08, and other applications associated with this
development in the upper right corner on all of the site plans.
3. The legal description should be added to the title sheet of the site plan with reference to
title report for further information. A separate sheet covering property and easement
issues could be used to facilitate the issues of Public Land.
4. The site plan should show the boundary of the application, the extent of ownership and
the limits of the Pacific Ocean and bluff development
5. The proposed phasing plan lacks important public improvements and phases for these
improvements. On one hand, if all public improvements, roadways and storm drain
facilities were provided in the first phase, additional phases could be developed in almost
any order.
6. Sewer, water and utility services must be shown. Cleanouts and meter locations should
not be located in driveways. Meter locations and backflow preventers must also be
shown.
7. Provide a preliminary SWPP / SWMP that identifies "pollutants of concern" that could be
generated by this type of project. The SWPPP should show how this project conforms to
the SWPPP approved with the Master Plan. (Each project within the master plan must
capture and treat its own, prior to releasing to the street and downstream facilities). The
preliminary SWPPP shall address what structural and non-structural best management
practices BMP's are (or will be) implemented to capture and treat storm runoff (and
pollutants generated by this development) to ensure compliance with new NPDES
regulations. From a first look at the proposed project, detention basins are missing.
This site is an ideal candidate for a percolation system, porous pavement or other
forms of design to not increase site runoff, from a pre-developed condition.
8. The preliminary drainage study needs to include capacity of the existing storm drain
systems surrounding this site. Ocean Street, Cypress Ave, Garfield, Pacific Street and
Mountain View are all sensitive streets with drainage issues and neighborhood ponding
problems. We are sensitive to improve the existing conditions when possible. From my
first review of the study it appears that the "C" values for building and parking lot were
underestimated, please check. The Pre-Developed condition (Exhibit) should show Q
values and existing "C" values to compare developed conditions. Again this is a critical
neighborhood and infrastructure issue to address.
9. Verify (with NCTD) and show locations of bus stops/turnouts (if any) on street system.
10. Please include the proposed Utilities for this project. This is an effort to look ahead to
avoid conflicts with meter boxes, SDG&E, as well as phone and cable TV locations.
Undergrounding of utilities is always an issue to address.
11. Development and improvements should be cleariy marked as existing or proposed. The
Project Summary table on the title sheet could include Square footages for existing
buildings and facilities. The identities could be bold print on title sheet and on additional
sheets to help staff review.
12. The existing and proposed street cross sections on sheet "D" should be reviewed. The
existing condition and proposed dedications should be shown on the typical cross
section as well as existing and proposed improvements, sidewalks, and utility "pop-outs"
where needed.
This review does not constitute a complete review of the proposed project and additional items
of concern. Comments on technical and design issues will be identified upon submission of the
above items.
If you or the applicant has any questions, please either see or call me at 760-602-2742.
C:\DOCUME~l\cjones\LOCALS~l\Temp\CUP 94-02X1A Issues Ltr #l.doc
Page 2 of2
Citv of Carlsbad
Housing & Redevelopment Department
April 25, 2005
HOFMAN PLANNING ASSOCIATES
5900 PASTEUR COURT, SUITE 150
CARLSBAD, CA 92008
SUBJECT: Army & Navy Academy Master Plan (RP 05-04, CDP 05-11, CUP 05-_)
APN: 203-010-16, 203-025-01, 203-041-02, 203-043-06, 203-051-03,
203-052-01, 203-052-02, 203-053-01, 203-142-06, 203-141-02,
203-141-23
Thank you for applying for a Land Use Permit in the City of Carisbad. The Housing and
Redevelopment Department, together with other appropriate City departments, has reviewed
the above-mentioned applications as to their completeness for further processing.
The applications are incomplete, as submitted. Attached are two lists. The first list is
information that must be submitted to complete your applications. This list of items must be
submitted directly to the Housing & Redevelopment Office. All list items must be
submitted simultaneously and a copy of this list must be included with your submittal.
No processing of your application can occur until the applications are determined to be
complete. The second list includes issues of concern to staff, which must be addressed prior to
staff making a recommendation on the project. When all required materials are submitted to
the Redevelopment Office, the City has an additional thirty (30) days to make a determination
of completeness. If the applications are determined to be complete, processing for a decision
on the application will be initiated. In addition, please note that you have six months from the
date the application was initially filed, March 25, 2005, to either resubmit the applications or
submit the required information. Failure to resubmit the applications or to submit the materials
necessary to determine your applications complete shall be deemed to constitute withdrawal of
the applications. If an application is withdrawn or deemed withdrawn, a new application must
be submitted.
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the application.
Sincerely,
CLIFF JONES
Assistant Planner
Debbie Fountain, Housing & Redevelopment Director
Christer Westman, Planning
Jeremy Riddle, Engineering
Pat Kelley, Building
Greg Ryan, Fire
Jodee Sasway, Police
Attachments
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @
Army & Navy Academy Master
04/21/2005
Page 2 of 6
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION
No. RP 05-04, CDP 05-11, CUP 05-_
Housing & Redevelopment and Planning: The Housing & Redevelopment Department and
Planning Department have completed their review of the subject project for application
completeness. The applications and plans submitted for this project are incomplete at this time.
Please resubmit 6 sets of plans addressing the following incomplete items:
1. If this intended to be a Master Plan zoning document then it must be adopted by ordinance.
For more please contact Christer Westman in the Planning Department at 760-602-4614.
2. Parts of the school are located in the R-3 zone and therefore need to be processed as a
Conditional Use Permit. Please apply for a Conditional Use Permit.
3. On page III-3 please bold the language that states "Unless modified by this Master Plan, or
approval of a Site Development Permit, all development shall comply with the requirements
of the underlying zoning as shown by Exhibit 6 on page 111-5". Also, please include similar
language under Chapter V.
4. Under Chapter IV "DEVELOPMENT REVIEW PROCESS", please modify the language for
Administrative, Minor, and Major Redevelopment Permits to reflect the existing language of
the Village Redevelopment Master Plan Section li pages 182-183.
5. The Amendments heading B. in Chapter IV should be a new Chapter entitled Amendments.
6. On Page IV-2 their should be a section which discuss amendments to land use permits (not
the Master Plan). Staff suggests the following language and format:
Land Use Permit Amendments
Redevelopment Permit Amendments, Coastal Development Permit Amendments, and Site
Development Permit Amendments will be processed in accordance with the requirements of
Chapter 21 of the Carisbad Municipal Code, the Village Redevelopment Master Plan and
Design Guidelines, and all applicable City Policies.
7. In Chapter V under the heading "Design Criteria" please change the heading to read
"Development Standards".
8. Under the subheading "Setbacks" on page V-1, please identify the setback range for front
yard setbacks. Additionally, please identify how the setback standards are interpreted.
Please include additional language, which specifies that no variance is needed for a setback
standard that exceeds the maximum of the range.
9. Under the subheading "Open Space" please add the following language to the end of the
paragraph "No parking spaces or aisles are permitted in the open space".
10. Please provide the maximum number of proposed staff members (e.g. support staff and
faculty (full and part time)) and enrolled students (e.g. high school and middle school level).
Break the number of staff members down into the number of those living on-site and off-
Army & Navy Academy Master
04/21/2005
Page 3 of 6
site. Break the number of enrolled students down into those who are high school level and
those who are middle school level. This information is needed in order to determine the
appropriate parking ratio for the project.
11. Please identify the proposed limited number of students who are able to drive to the school.
12. Please identify the proposed parking requirements for future staff housing.
13. Please include a subheading under Chapter V that identifies how to interpret building height.
14. Please consider including the following design guidelines to the "Design Guidelines"
heading under Chapter V:
• All development shall have a strong relationship to the street.
• Buildings shall be enriched with architectural feature and details.
• Landscaping shall be an important component of the architectural design.
• Parking shall be visually subordinated.
• Provide a variety of setbacks along public streets.
• Minimize privacy loss for adjacent residential uses.
• Break large buildings into smaller units.
• Design visual interest into all sides of the building.
• Enhance parking lot surfaces.
15. On page VI-1 under the heading "Development Standards", please modify the paragraph to
read as follows:
"Unless modified in Chapter V of this Master Plan, all development in Planning Areas 1-5
shall comply with the development standards of the V-R (Village Redevelopment), R-3
(Multiple-Family residential), OS (Open Space), BAO (Beach Area Overiay) zones, and
Chapter 21.34, of the Carisbad Municipal Code.
16. On page VI-1 under the heading "Architectural Guidelines" please add the following
language to the end of the paragraph "Refer to the Design Guidelines, page V-2 for
guidelines to use in project design."
17. Please include a statement that landscaping will be consistent with the Village Master Plan
Goals.
18. On Page V-2 th following outdoor storage restriction should be considered. "No outdoor
storage of materials shall occur onsite unless required by the Fire Chief. When so required,
the Developer shall submit and obtain approval of the Fire Chief and the Planning Director
of an outdoor storage Plan, and thereafter comply with the approved plan."
19. On Page VI-1 Graphic examples of architectural character should be included. Consider
using variations in architectural details to provide a visual cue as to the building's use as
dorms, athletics, administration etc.
Engineering:
Engineering comments have been attached for your review. For questions regarding the
attached comments, please contact Jeremy Riddle at 760-602-2737.
Army & Navy Academy Master
04/21/2005
Page 4 of 6
Building:
1. The Army & Navy Academy must identify all existing building permit violations before the
Building Department will make a recommendation of approval on the proposed Master Plan.
Please disclose all construction that has been done without permits.
2. Please identify all buildings that were built with Unreinforced Masonry Construction (URM)
techniques. Since many of these buildings have stood in their present location for many
years their is a high potential that some structures were built with URM techniques. Please
include a schedule that identifies by which any URM buildings will be strengthened per
adopted City Code or removed to provide for new buildings.
For questions regarding Building comments, please contact Pat Kelley at 760-602-2716.
Army & Navy Academy Master
04/21/2005
Page 5 of 6
ISSUES OF CONCERN
No. RP 05-04, CDP 05-11, CUP 05-_
Staff has completed a review of the subject project for issues of concern. The following items
need to be resolved or adequately addressed prior to staff making a final determination on the
proposed project: (Please note, the issues are listed under the department which identified
them as an area of concern.)
Housing & Redevelopment and Planning:
1. Staff has concems with the proposed closure of Cypress Avenue. Staff has a concern that
parking, circulation, and access will greatly be Impacted if Cypress Avenue were to be
closed. Please explain the reasoning for the proposed closure and indicate how parking,
circulation, and access will be addressed with the proposed road closure, in addition, the
Coastal Commission has historically taken a position that there should be no loss of public
parking in the coastal zone. How will the loss of public parking along Cypress Avenue be
addressed?
2. Consider making a more visually appealing and grand entrance to the campus. In line with
the goals of the Army & Navy Academy, 'lo encourage recruitment and recognition of the
Academy nation-wide...", staff suggests more thought be given to the entrance of the
campus off of Carlsbad Boulevard. The Concept Master Plan identifies a small roundabout
and a majority of the parking at the campus entrance, which does little to provide for a
visually appealing entrance. Staff suggests that the parking should be visually subordinate
and attractive monuments, landscaping, or other design features be provided at the
entrance to the campus. It is imperative to have a visually attractive entrance to the campus
for many persons traveling south along Carlsbad Boulevard will have the Army & Navy
Academy campus be the first thing they see as they enter the City of Carisbad and the
Army & Navy Academy.
3. The site plan is more a collection of buildings than a comprehensive master plan. Not only
should the plan create a relationship between buildings, onsite use zones, and the adjoining
land uses off-site, but the opportunity is now to create a plan that visually establishes the
Academy as the gateway on Carisbad Boulevard to the City of Carlsbad. Please let staff
know if resources are needed for future visioning. The City has sources related to creating
a vision for places which have Community, Place, and Spirit.
4. Is new construction planned to be built in phases? If so what is the phasing of future
development? How will parking be addressed during the phasing process?
5. Please identify the hours of operation for the proposed athletics field. In addition, please
identify how parking will be accommodated for the games, practices, and other events
which occur on the field.
6. Please identify how the pool area will be buffered for adjacent residents across Pacific
Street.
Army & Navy Academy Master
04/21/2005
Page 6 of 6
Fire:
Fire Comments have been attached for your review. For questions regarding the attached
comments, please contact Greg Ryan at 760-602-4663.
Crime Prevention Plan Review:
The City's Crime Prevention Specialist typically reviews plans for larger projects in an effort to
increase security through project design. Project design recommendations have been attached
for your review. For questions regarding the attached comments, please contact Jodee
Sasway of the Carisbad Police Department at 760-931-2195.
CARLSBAD FIRE DEPARTMENT
Fire Prevention Division
MASTER PLAN COMMENTS
PROJECT NAME: Army / Navy Academy
Date: April 12, 2005
Project number:
Staff Planner: Neu Engineer:
Fire Department Conditions:
All buildings shall be equipped with automatic fire sprinklers when aggregate
square footage exceeds 10,000 square feet or when required by the Califomia
Building Code. (Note that Califomia may, in early summer of2006, be adopting
the Intemationai Building and Fire Code. Depending on submittal/permit date,
design may be required to be to the new Intemationai Codes.)
Fire department, upon concurrence with Engineering division of the City, can
support the closing of Carlsbad Blvd. if gates are installed at Carlsbad Blvd. and
Garfield. An Opticom gate opening sensor and a Knox override key switch will be
required on both gates. The fire department is not in support of closing Cypress
from Garfield to Ocean.
Seek approval from the Engineering division for any privatization of Cypress
Street.
Cypress Street shall be maintained and will be used for emergency purposes for
flre and other emergency vehicles.
Additional fire hydrants may be required. The flre code in adoption at the time the
permit(s) is issued states a fire flow based on size and constmction type of a
building. The existing fire hydrants, number and spacing, may be inadequate for
this size of expansion.
Swimming pool gate shall be equipped from the exterior with an approved Knox
box dual keyed for police and fire department use.
City of Carlsba^^^
Date: April 15, 2005
To: Planning Department
From: Carlsbad Police Department's, Crime Prevention Unit
Subject: Plan Review-RP 05-03/SDP 05-04 Army Navy Academy Master Plan
Plan Review Recommendations
Carlsbad Police Department's Crime Prevention Unit has provided the following
optimal security recommendations. The purpose of this document is to
safeguard property and pubhc welfare by regulating and reviewing the design,
construction, quahty of materials, use and occupancy, location, and
maintenance of all buildings and stmctures. The standards used in this
document represent model statewide standards. The recommendations are
presented in two sections, site considerations and building recommendations.
Part One
0 Building Placement - Creating Defensible Space
The ability to see and be seen is the number one deterrent to crime. Further,
designing the total space so that it is apparent that someone owns the space,
cares for the space and will report negative activity is a key to creating
defensible space.
• Strategies to consider:
1.
2.
3.
4.
5.
Provide clearly defined transitions from pubhc to private space. Use
landscaping, fencing and groimd cover to create territoriahty for the
property.
Locate common well-used areas where there is good surveillance.
Use natural barriers to designate space and separate activities that may
conflict.
Design space to increase natural surveillance.
Consider that if people feel comfortable and safe in all areas, they are
more likely to use the areas.
2560 Orion Way • Carisbad, CA 92008-7280 • (760) 931-2100 • FAX (760)931-8473 ®
Lighting
Light gives someone the perception of being seen.
Light should be consistent to reduce contrast between shadows and illuminate
areas. Illuminate aisles, passageways, and recesses related to and within the
building complex with a maintained mimmum of twenty-five one hundredths
(.25) of a foot-candle at the groimd level during the hours of darkness. Protect
lighting devices with weather and vandahsm-resistant covers.
Protect open parking lots with a maintained minimum of one (1) foot-candle of
light on the parking surface during the hours of darkness. White hghts provide
better vision and surveillance capabihties than do yellow hghts. Yellow hghts
prevent loitering because they are monochromatic. Protect hghting devices with
weather and vandalism covers. Ensure landscape and building design does not
take away from minimum standards of lighting.
Give the main entry and rear dock areas additional hghting during hours of
darkness.
' Landscaping
Landscaping can mark the transition between zones or areas. The pohce
department recommends that the exterior landscaping be kept at a minimal
height and fullness, giving pohce, security services and the general pubhc
surveillance capabihties of the area.
Plant low-profile bushes and shmbs, not exceeding three feet in height. Create
space between the bottom of trees and the tops of bushes or shmbs. Make sure
tree canopies are not lower than six feet. Do not plant landscaping higher than
three feet in front of windows or in parking areas.
Landscaping should not detract from hghting. Keep entranceways clear of
clutter. Design perimeter landscaping and burms to allow vision into the
property, particularly parking areas and building access doors.
Apply security plants where necessary to prevent loitering and tampering. For
further information on security landscaping, contact the police department's
Crime Prevention Unit at (760) 931-2105.
' Addressing
Display street numbers prominently on the street side of the building. Place the
number in a position that is easily visible to emergency vehicles, hasting their
approach. Make sure the numbers are no less than four (4) inches in height and
are a contrasting color to the building to which they are attached. Illuminate
the numbers at night.
Part Two
0 Building Recommendations
• Doors
The pohce department recommends that hollow steel doors be a minimum
sixteen (16) U.S. gauge and have sufficient reinforcement to maintain the
designed thickness of the door when any locking device is installed. Only use
glass doors with fully tempered glass or rated burglary resistant glazing. Protect
all exterior doors v^th security hardware.
Equip all doors with an astragal constmcted of steel. Ensure the astragal is a
rninimum of .125 inch thick. The astragal covers and protects the opening
between the door and doorframe or other door at the locking device. The
purpose of the astragal is to protect the locking device from a cutting or prying
attack. Attach the astragal to the outside by welding or with non-removable
bolts spaced apart on not more than ten-inch centers.
Constmct the jamb of all aluminum frame-swinging doors to withstand 1600
poimds of pressure in both a vertical distance of three inches and horizontal
distance of one inch each side of the strike, to prevent violation of the strike.
Equip resident room doors with a viewer and deadbolt lock. Door should be of a
sohd wood constmction.
Equip rear doors used for shipping and receiving and employee entrances with a
viewer.
' Windows
Equip movable windows with security hardware and burglar resistant glazing.
Cover other vulnerable non-movable windows with burglar resistant glazing.
' Roofs
Secure all roof openings.
• Trash Enclosures
Position the trash enclosures away from areas of shipping and receiving.
This information is a representation of information gathered on a national level.
The purpose is to provide effective and consistent information. If you would
like additional assistance conceming building security or employee security
issues, please contact the Crime Prevention Unit at (760) 931-2105.
Reviewed by: Jodeene R. Sasway
Crune Prevention Speciahst
Carlsbad Pohce Department
(619) 931-2195
City of Carlsbad
ENGINEERING DEVELOPMENT SERVICES
MEMORANDUM
April 22, 2005
TO: Cliff Jones, Redevelopment
FROM: Jeremy Riddle, Engineering
SUBJECT: FIRST REVIEW OF ARMY NAVY ACADEMY MASTERPLAN
(RP 05-04, CDP 05-11)
The Engineering Department has completed a review of the above subject. We have
reviewed the application for completeness and have determined that the application and
plans submitted for the project are incomplete and unsuitable for continued review due
to the following incomplete items:
tncoinplete Items
1. Provide a traffic study that addresses existing, near-term and build-out levels-of-
service of roadway segments and intersections resulting from the development of
the master plan development. The study shall be based SANTEC and 2030
SANDAG criteria. This study should also analyze impacts of the closing Cypress
Street to the public, if this is actually proposed.
2. Cypress Street is currently open for public use. Closing a public street requires
processing a (general) street vacation, public noticing, departmental approval,
public utility approval, and City Council approval in accordance with the California
Streets & Highway Code. The master plan indicates possible street closure.
Revise the master plan to cleariy state if the street vacation is proposed or not.
Does development of the master plan depend on the street vacation approval (for
setbacks or other purposes)? If the master plan depends on it, then revise the
master plan to cleariy reflect the resulting design of the roadways so staff can
evaluate impacts and if it can be supported. Will the paved surface on Cypress
remain or be removed, will cul-de-sacs be constructed? Will gates be installed?
How will adjacent properties be impacted? How will fire trucks protect the new
buildings? Will underground facilities remain?
3. Provide an exhibit that depicts all existing and proposed topographic features.
Demonstrate existing drainage patterns and collection systems that convey storm
water. Verify that infrastructure can convey 100-year storm event. Depict all
proposed storm drain infrastructure that is required to serve the project.
4. Provide an exhibit that depicts all underground and overhead public utilities
(potable water, sewer, storm drain, OHE, etc.). Callout size and type of all
existing facilities. Verify all facilities meet minimum city standards. Depict all
proposed facilities required to serve the project. Callout all overhead utilities
within or along the project frontages of public streets to be underground.
5. Revise the public facility phasing of the master plan to include those
Army Navy Academy Ma^r Plan
April 22, 2005
Page 2 of 2
improvements required to meet city standards and serve the project.
6. Provide an exhibit that depicts all existing property lines, together with existing
and proposed structures. Clarify if there will be a need to process lot line
adjustments (or other instruments) to avoid structures placed over property lines
and for set back purposes (for Planning).
7. Provide a drainage study that evaluates the proposed master plan area. The
study should calculate existing and proposed storm flows. The study should
analyze the existing (or size the proposed) collection system capable of collecting,
conveying and discharging 100-yr storm flows.
8. In order to comply with Carisbad's Standard Urban Stormwater Management Plan
(SUSMP), the applicant must prepare a preliminary Storm Water Management Plan
(SWMP) to:
a) Identify existing and post-development on-site pollutants-of-concern.
b) Identify the hydrologic unit this project contributes to and impaired water bodies that
would be impacted by this project.
c) Recommend source controls and treatment controls that will be implemented with
this project to avoid contact or filter said pollutants from storm water to the maximum
extent practicable before discharging to City right-of-way, sensitive habitat or natural
water course.
d) Establish specific procedures for handling spills and routine clean up. Special
considerations and effort shall be applied to resident education on the proper
procedures for handling clean up and disposal of pollutants.
e) Ensure long-tenn maintenance of all post construct BMPs in perpetuity.
f) Provide hydraulic/hydrologic calculations to verify that numeric sizing criteria is met
for filtration/treatment of the site.
g) Identify how post-development runoff rates and velocities from the site will not
exceed the pre-development runoff rates and velocities to the maximum extent
practicable.
9. Provide exhibits that demonstrate 407E-turning radii throughout the project. The
master plan depicts many features that may present difficulties (or prevention) for
fire trucks or other vehicles to maneuver.
10. What appears to be a pedestrian bridge (over Carisbad Blvd is shown on the
master plan exhibits, but is not called out. Please clarify what this feature is. Will
this meet ADA requirements? Will the existing crosswalk remain or be removed?
11. Revise the master plan to indicate the ADT (traffic), EDU's (sewer), GPM (potable
water), and GPM (reclaimed water) generated or required by the proposed
development.
12. Revise the master plan to include typical road cross-sections that outline existing
and proposed improvements for each roadway served by the masterplan. Verify
right-of-way and existing road features meets city standards (paving, curb, gutter,
sidewalk, street lights, etc.). Revise the master plan exhibits to depict all
proposed public road improvements required.
13. Ocean Street, Mountain View, Pacific Street, Garfield, Cypress Avenue and
Ocean Street are all designated as Alternative Design Streets. Revise the master
Army Navy Academy Ma^r Plan
April 22, 2005
Page 2 of 2
plan to include language that incorporates the Alternative Street design process
for these streets.
14. All easements and encumbrances as identified in Schedule "B" of the PR must be
indicated on the exhibits. The future disposition of any easements and
encumbrances must also be identified.
Additionally, staff has conducted a review of the project for engineering issues of concern.
Engineering issues, which must be resolved or adequately addressed prior to staff making a
determination on the proposed project, are as follows:
gnglneering Isswet of Ooncem
1. Existing parking along Garfield appears to disappear between the existing land
use and proposed master plan exhibit. There are other adjacent roadway
improvements are not reflected between the existing land use and proposed
master plan exhibit. Please clarify the discrepancies.
2. Regarding the proposed two story athletic warehouse, where is parking and
pedestrian access provided for this facility?
3. In the master plan. Planning Area 1 describes improvements to Pacific Street. It
describes Pacific Street improved to 26-ft wide travel lanes (52-ft total). 52-ft is
excessive in width for a local street. Please refer to the engineering standards
for the typical section of a local street. Revise the exhibits to depict all public road
improvements and provide a typical cross-section.
4. Meet with the Fire Department to identify the necessary fire protection measures
required for this project (access, fire hydrants, sprinklering, etc.). All proposed
fire hydrants must be served by public water mains.
5. Provide an exhibit that depicts the line-of-sight at each public street intersection
using Caltrans guidelines (corner sight distance). Verify no conflicts exist
6. Provide written correspondence from NCTD to determine any required facilities
they may require to serve this project, of any.
7. Depict a preliminary alignment for all proposed sewer and water facilities (onsite)
and all their appurtenances (access holes, valves, fire hydrants, blow-offs, air-
release valves).
8. A redlined check print of the master plan is enclosed for the applicants use in
making the requested revisions. This check print must be returned with the
resubmittal to facilitate continued staff review.
If you have any questions, please call me at 602-2737.
Attachment
c: File
Hofnnan Planning
Associates
Planning Fiscal Services Environmental
September 23,2005
Cliff Jones
City OfCarlsbad
Housing & Redevelopment
2965 Roosevelt Street, Suite B.
Carlsbad.CA 92008
Subject: Army & Navy Academy - Request for Extension of Processing RP 05-04/ CDP 05-11
Dear Cliff:
Per your recent discussion with Bill Hofman, we are requesting a three month extension ofthe
processing of RP 05-04/CDP 05-11 for the Army and Navy Academy Master Plan. Due to
engineering issues and feasibility of studies, we are respectfully requesting the time period for
completeness to be extended.
Please feel free to contact me at (760) 438-1465 if you have any questions or need additional
information.
Sincerely,
Leslie Punelli
5900 Pasteur Court • Suite 150 • Carlsbad • CA 92008 • (760) 438-1465 • Fax: (760) 438-2443
Citv of Carlsbad
Housing & Redevelopment Department
August 29, 2005
STEPHEN M. BLISS
BRIGADIER GENERAL, US ARMY (RETIRED)
PRESIDENT
ARMY NAVY ACADEMY
P.O. BOX 3000
CARLSBAD, CA. 92018
RE: REQUEST FOR TEMPORARY BUILDING FOR WRESTLING PROGRAM
Dear Brigadier General Bliss:
Tliank you for your letter of July 22, 2005 regarding a request to install a temporary building for the
wrestling program at the Army Navy Academy. I apologize for the delay in responding to your request. I
have been giving this request considerable consideration, but have ultimately decided that it would not be
appropriate to grant the request for the temporary building at this time.
As mentioned in several previous conversations, a Master Plan for the Army Navy Academy is required
in order to obtain approval of any additional buildings on the Academy property, even if they are
temporary. Because the Academy is currently in the process of developing the Master Plan and providing
all of the required information to the Redevelopment Agency to approve it, I am unable to approve any
new buildings. Once the Master Plan is approved, temporary buildings can be considered for buildings
that ultimately will be part of the Academy subject to financing. At this point, we do not know if all ofthe
proposed buildings will be approved by the Housing and Redevelopment Commission as part of the
Master Plan. Therefore, I do not believe it would be prudent to approve a temporary building at this time.
I am pleased that the Academy is moving forward to obtain approval of a Master Plan which is supported
by your Board of Directors. This is very encouraging to the Carlsbad Redevelopment Agency. I would
encourage you to complete the various studies as quickly as possible so that you will be able to complete
the processing of the Master Plan in a timely manner. Your request for a temporary building will be
reconsidered at a later date following complete processing of the Master Plan.
If you have any questions regarding this correspondence, please contact me at (760) 434-2935.
icerely,
DEBBIE FOUlVTAIN
Housing and Redevelopment Director
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037
ARMY AND NAVY ACADEMY
Inspiring! Excellence Since 1910
OFFICE OF THE PRESIDENT
July 22, 2005
Ms. Debbie Fountain
Director of Housing Redevelopment
City of Carisbad
2965 Roosevelt Street
Carisbad, CA 92008
Dear Mo. Fountain:
-JUL 2 6 2005
CITYOFCARLSBAD HOUSING & REDEVELOPMENT DEPARTMENT
The Army and Navy Academy requests permission to utilize a temporary building
(trailer) for our wrestling program to conduct practice during wrestling season.
The location of the trailer would be on the north end of our football field east of
our football office. We would like to use this building annually from November 1
to March 15.
Our revised Master Plan proposes construction of an athletic building on this
same site which includes a wrestling room, dressing room and showers. This
building is among the six highest priorities for new construction. The timing ofthe
actual construction is contingent upon the success of our fund raising efforts. We
do not currently have the funds to construct this building.
This past year, we had to conduct wrestling practice on the stage in our
auditorium, which was a very unsatisfactory situation. For that reason, this
building is very important to our athletic winter program and we would be very
grateful for the approval jDf this trailer.
Enclosed you will find a copy of our quote of the lease for a 36x40 (1440 square
foot) trailer. If you need more information please contact me at (760) 729-2385
x257.
Thank you in advance for your cooperation.
Stephen M. Bliss
Brigadier General, United States Army (Retired)
President
End.
Post Office Box 3000 Carlsbad, CA 92018
(760) 729-2385 ext. 257 Fax (760) 720-7121 www.armyandnavyacademy.org
Modular
Concepto
Inc.
12580
SiDttor
Court
Poway ^079-1186
CaltorT«i ftSK eMSCA
92004 wvm.frtooonoapte.com
QUOTATION
By Soxiha Fhant
Company Army and Navy Academy
Address POBox 3000
Carlsbad, CA 92018
Contact Miles
Fhoae (760)729>2385 Fax (760)729-9274
Date 6/16/05
Size 36 X 40 Sqi^t 1440 New • Used Umt# 107/8/9 Deliver To: Carlsbad
PURCHASE LEASE
Base Price $45,402 Term 12 Months. Pbysicai Danaage Waiver S /roo. •
Delivery $771 Rate $^/Ma ScistnicTic Downs ( ) SSpea. •
Sei-Up S3,75Q Steps (2) S included/Mo. Remove Tie Dovms $ 20 ea. •
Steps () DeHvery S773 fastall Slditmg S 12.50 lin ft •
Total S4?,925 SeMq> S 2.750 Remove Skirtiiig $1.75 lin •
^Dismantle $2.000 Standard Metal Steps
(Purchase) $475c^ •
•Return $773 S •
IMPORTANT: Untess otfiowise noted* quotation bssed on **sitc unseen" condirions and asaimn a level imd accessible site. If **tttnning {eat^
must be removed to iKcMnmodate atamp or on ualevel sitc» one or marc ofthe following esdmatod diargcs will ipply; Remove or install:
axles - S7S CB, iires - Sl 5 ca, hitch - $75 eg. Raise or lower structure: S125 per foor. Jadt smctuic mv> or out of pocWon: SlOO ^ S200 per floor.
NOTE; Rental of this unit for 12 tnonths or more and receive 1 month at no ohargel
Quotation based on specifications and floor plan dated: 6/16/05
TERMS: Purchase - 25% deposit dtic oa ordw, balance widiin 10 days of beneficial occupancy.
Lsasi - Deposit equivalent to one month's rent due ^pon order. Net 10 daya tbereafier.
* . Pjfiymmt- Payments macte by credit card are subjeet to a 3% surcharge.
Tax and Hceme (where plicable) not inchided. Licensing fees subject to Califoma State Law. Quote efifective for 30 days. CUent
rtsponsible for permits and ]>ecnut fees. \hBS& subject to availability. Square footage is qsproximatB. DeUvety, set-up, dismantle, and letum
eliarges «d^ea \» MBC, Inc. Tenns and Omditions. The "fbundatioo syst^" consists of steel piers and wood pads and may not meet City
or COUHQT approval. AdSC, Inc. reconunsods d^at client eonsult with Building Department to d^nnutfr aU lequirements prior to installation.
Site asMuned to be level withia 2% and accessible by truck. Spedal handiini; to deliver, set-iqt, dismantte or return unit wlU be an
additional ctaarg*. CUent re^nsible for cleaning and dairase fees, if any. Used units sdd ''As Is*' wi& no warraoty e^vessed or implied.
* Estiinaie only. Actual prices based on scope of wotk, site conditioxis and prevailias rates at tinw of return.
10% of rental rate, $1000 deductible, contents not insured.
The below signed party approvea this quotation and thc Temns and Conditions on Page Two.
APPROVED ^ ^ DATE. _^ .^' .^
April 25. 2005
•^ \ / City of Carlsbad
Housing & Redevelopnnent Department
HOFMAN PLANNING ASSOCIATES
5900 PASTEUR COURT, SUITE 150
CARLSBAD, CA 92008
C I OS ore Cyp<^S h^^^
SUBJECT: Army & Navy Academy Master Plan (RP 05-04. CDP 05-11, CUP 05-_)
APN: 203-010-16, 203-025-01, 203-041-02, 203-043-06, 203-051-03,
203-052-01, 203-052-02, 203-053-01, 203-142-06, 203-141-02,
203-141-23
Thank you for applying for a Land Use Permit In the City of Carlsbad. The Housing and
Redeveiopment Department, together with other appropriate City departments, has reviewed
the above-mentioned applications as to their completeness for further processing.
The applications are incomplete, as submitted. Attached are two lists. The first list is
information that must be submitted to complete your applications. This list of items must be
submitted directly to the Housing & Redevelopment Office. All list Items must be
submitted simultaneously and a copy of this list must be included with your submittal.
No processing of your appiication can occur until the applications are determined to be
compiete. The second list includes issues of concern to staff, which must be addressed prior to
staff making a recommendation on the project. When ali required materials are submitted to
the Redevelopment Office, the City has an additional thirty (30) days to make a determination
of completeness. If the applications are determined to be complete, processing for a decision
on the appiication wili be initiated. In addition, please note that you have six months from the
date the application was initially filed, March 25, 2005, to either resubmit the applications or
submit the required information. Failure to resubmit the applications or to submit the materials
necessary to determine your applications complete shaii be deemed to constitute withdrawal of
the applications. If an application is withdrawn or deemed withdrawn, a new appiication must
be submitted.
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the application.
Sincereiy,
CLIFF JONES
Assistant Planner
Debbie Fountain, Housing & Redevelopment Director
Christer Westman, Planning
Jeremy Riddle, Engineering
Pat Kelley, Building
Greg Ryan, Fire
Jodee Sasway, Police
Attachments
2965 Roosevelt St.. Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037
Army & Navy Academy Master
04/21/2005
Page 2 of 6
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION
No. RP 05-04, CDP 05-11, CUP 05-_
Housing & Redevelopment and Planning: The Housing & Redevelopment Department and
Planning Department have completed their review of the subject project for application
completeness. The appiications and pians submitted for this project are incomplete at this time.
Please resubmit 6 sets of plans addressing the foilowing incomplete items:
1. If this intended to be a Master Plan zoning document then it must be adopted by ordinance.
For more please contact Christer Westman in the Planning Department at 760-602-4614.
2. Parts of the schooi are located in the R-3 zone and therefore need to be processed as a
Conditional Use Permit. Piease apply for a Conditional Use Permit, u^/ p(^r%nSq5 "V^? s^~i^^<^
Or^Mo^ -^^^ Ckt^j CuPor oaop-h^oo^.- c>^e 7 ^o.\ve tVe fne^.
3. On page 111-3 please bold the language that states "Unless modified by this Master Pian, or
approval of a Site Development Permit, ail deveiopment shall comply with the requirements
of the underlying zoning as shown by Exhibit 6 on page III-5". Also, piease include similar
language under Chapter V.
4. Under Chapter IV "DEVELOPMENT REVIEW PROCESS", please modify the language for
Administrative, Minor, and Major Redevelopment Permits to reflect the existing language of
the Village Reclevelopment Master Plan Section II pages 182-183.
5. The Amendments heading B. in Chapter IV should be a new Chapter entitled Amendments.
6. On Page IV-2 their should be a section which discuss amendments to iand use permits (not
the Master Plan). Staff suggests the foilowing language and format:
Land Use Permit Amendments
Redevelopment Permit Amendments, Coastal Development Permit Amendments, and Site
Development Permit Amendments will be processed in accordance with the requirements of
Chapter 21 of the Carlsbad Municipal Code, the Viiiage Redevelopment Master Plan and
Design Guidelines, and ail applicable City Poiicies.
7. In Chapter V under the heading "Design Criteria" please change the heading to read
"Development Standards".
8. Under the subheading "Setbacks" on page V-1, please identify the setback range for front
yard setbacks. Additionally, please identify how the setback standards are interpreted.
Please include additional language, which specifies that no variance is needed for a setback
standard that exceeds the maximum of the range.
9. Under the subheading "Open Space" please add the following language to the end of the
JAi^^i^fWi— paragraph "No parking spaces or aisles are permitted in the open space".
^e/T^pW 10. Please provide the maximum number of proposed staff members (e.g. support staff and
'//o s^<A^ls faculty (fuil and part time)) and enrolled students (e.g. high school and middle school level).
Break the number of staff members down into the number of those living on-site and off-
Army & Navy Academy Master'
04/21/2005
Page 3 of 6
site. Break the number of enrolled students down into those who are high schooi level and
those who are middle school level. This information is needed in order to determine the
appropriate parking ratio for the project.
11. Please identify the proposed limited number of students who are able to drive to the school.
12. Please identify the proposed parking requirements for future staff housing. spcxtes l.sW«'o
13. Please include a subheading under Chapter V that identifies how to interpret building height.
14. Piease consider including the following design guidelines to the "Design Guidelines"
heading under Chapter V:
• All development shall have a strong relationship to the street.
• Buildings shall be enriched with architectural feature and details.
• Landscaping shall be an important component of the architectural design.
• Parking shail be visually subordinated.
• Provide a variety of setbacks along public streets.
• Minimize privacy loss for adjacent residentiai uses.
• Break large buildings into smaller units.
• Design visual interest into all sides of the building.
• Enhance parking lot surfaces.
15. On page VI-1 under the heading "Development Standards", please modify the paragraph to
read as follows:
"Unless modified in Chapter V of this Master Plan, all deveiopment in Planning Areas 1-5
shall comply with the development standards of the V-R (Village Redevelopment), R-3
(Multiple-Family residentiai), OS (Open Space), BAO (Beach Area Overlay) zones, and
Chapter 21.34, of the Carlsbad Municipai Code.
16. On page VI-1 under the heading "Architectural Guidelines" please add the following
language to the end of the paragraph "Refer to the Design Guidelines, page V-2 for
guidelines to use in project design."
17. Please include a statement that iandscaping will be consistent with the Village Master Plan
Goals.
18. On Page V-2 th following outdoor storage restriction should be considered. "No outdoor
storage of materials shall occur onsite unless required by the Fire Chief. When so required,
the Developer shall submit and obtain approval of the Fire Chief and the Planning Director
of an outdoor storage Plan, and thereafter comply with the approved plan."
19. On Page VI-1 Graphic examples of architectural character should be included. Consider
using variations in architectural details to provide a visual cue as to the building's use as
dorms, athletics, administration etc.
Engineering:
Engineering comments have been attached for your review. For questions regarding the
attached comments, please contact Jeremy Riddle at 760-602-2737.
Army & Navy Academy Master'
04/21/2005
Page 4 of 6
Building:
1. The Army & Navy Academy must identify ali existing buiiding permit violations before the
Building Department will make a recommendation of approvai on the proposed Master Plan.
Please disclose all construction that has been done without permits.
2. Please identify all buildings that were built with Unreinforced Masonry Construction (URM)
techniques. Since many of these buildings have stood in their present location for many
years their is a high potential that some structures were built with URM techniques. Please
include a scheduie that identifies by which any URM buildings will be strengthened per
adopted City Code or removed to provide for new buildings.
For questions regarding Building comments, please contact Pat Kelley at 760-602-2716.
frO^/C t^flftP^ hnlk-ccJ pex-h k-^/y^ aiw^ -^^'S C(lr£aJy^
Army & Navy Academy Master"
04/21/2005
Page 5 of 6
ISSUES OF CONCERN
No. RP 05-04, CDP 05-11, CUP 05-_
Staff has completed a review of the subject project for issues of concern. The following items
need to be resolved or adequately addressed prior to staff making a final determination on the
proposed project: (Please note, the issues are listed under the department which identified
them as an area of concern.)
Housing & Redevelopment and Planning:
1. Staff has concems with the proposed closure of Cypress Avenue. Staff has a concern that
pc? parking, circulation, and access wili greatly be impacted if Cypress Avenue were to be
. ^cyO<^ ^ closed. Please explain the reasoning for the proposed closure and indicate how parking,
circulation, and access will be addressed with the proposed road closure. In addition, the
QC^^ Coastal Commission has historically taken a position that there should be no loss of public
parking in the coastal zone. How will the loss of public parking along Cypress Avenue be
addressed?
2. Consider making a more visually appealing and grand entrance to the campus. In iine with
the goals of the Army & Navy Academy, 'lo encourage recruitment and recognition of the
Academy nation-wide...", staff suggests more thought be given to the entrance of the
campus off of Carisbad Boulevard. The Concept Master Pian identifies a smaii roundabout
and a majority of the parking at the campus entrance, which does little to provide for a
visually appealing entrance. Staff suggests that the parking shouid be visually subordinate
and attractive monuments, landscaping, or other design features be provided at the
entrance to the campus. It is imperative to have a visually attractive entrance to the campus
for many persons traveling south along Carlsbad Boulevard will have the Armv & Navy
Academy campus be the first thing they see as they enter the City of Carlsbad and the
'^my & Navy Academy.
3. The site plan is more a collection of buildings than a comprehensive master plan. Not only Q>^-^^rr^^y
should the plan create a relationship between buildings, onsite use zones, and the adjoining ~
iand uses off-site, but the opportunity is now to create a plan that visually establishes the
Academy as the gateway on Carlsbad Boulevard to the City of Carlsbad. Please let staff
know if resources are needed for future visioning. The City has sources related to creating
a vision for places which have Community, Place, and Spirit.
4. Is new construction planned to be built in phases? If so what is the phasing of future
development? How wiil parking be addressed during the phasing process?
5. Please identify the hours of operation for the proposed athletics field. In addition, please
identify how parking wiil be accommodated for the games, practices, and other events
which occur on the field.
6. Please identify how the pool area will be buffered for adjacent residents across Pacific
Street.
Army & Navy Academy Master tf
04/21/2005
Page 6 of 6
Fire:
Fire Comments have been attached for your review. For questions regarding the attached
comments, please contact Greg Ryan at 760-602-4663.
Crime Prevention Plan Review:
The City's Crime Prevention Specialist typically reviews plans for larger projects in an effort to
increase secunty through project design. Project design recommendations have been attached
for your review. For questions regarding the attached comments, please contact Jodee
Sasway of the Carisbad Police Department at 760-931-2195.
CARLSBAD FIRE DEPARTMENT
Fire Prevention Division
MASTER PLAN COMMENTS
PROJECT NAME: Army / Navy Academy
Date: April 12,2005
Project number:
Staff Planner: Neu Engineer:
Fire Department Conditions: on^^^ '^^ 3 ui^m ' S^'^^^^- r«t
All buildings shall be equipped with automatic fire sprinklers when aggregate
square footage exceeds 10,000 square feet or when required by the Califomia
Building Code. (Note that Califomia may, in early summer of 2006, be adopting
the Intemationai Building and Fire Code. Depending on submittal/permit date,
design may be required to be to the new Intemationai Codes.)
Fire department, upon concurrence with Engineering division of the City, can
support the closing of Carlsbad Blvd. if gates are installed at Carlsbad Blvd. and
Garfield. An Opticom gate opening sensor and a Knox override key switch will be
required on both gates. The fire department is not in support of closing Cypress
fi-om Garfield to Ocean.
Seek approval fi*om the Engineering division for any privatization of Cypress
Street.
Cypress Street shall be maintained and will be used for emergency purposes for
fire and other emergency vehicles.
Additional fire hydrants may be required. The fire code in adoption at the time the
permit(s) is issued states a fire flow based on size and construction type of a
building. The existing fire hydrants, number and spacing, may be inadequate for
this size of expansion.
Swimming pool gate shall be equipped from the exterior with an approved Knox
box dual keyed for police and fire department use.
City of Carlsbad
Police Department
Date: April 15, 2005
To: Planning Department
From: Carlsbad Police Department's, Crime Prevention Unit
Subject: Plan Review-RP 05-03/SDP 05-04 Army Navy Academy Master Plan
Plan Review Recommendations
Carlsbad Police Department's Crime Prevention Unit has provided the following
optimal security recommendations. The pmpose of this docimient is to
safeguard property and public welfare by regulating and reviewing the design,
construction, quality of materials, use and occupancy, location, and
maintenance of all buildings and structtu-es. The standards used in this
docimient represent model statewide standards. The recommendations are
presented in two sections, site considerations and building recommendations.
Part One
0 Building Placement - Creating Defensible Space
The abihty to see and be seen is the number one deterrent to crime. Further,
designing the total space so that it is apparent that someone owns the space,
cares for the space and will report negative activity is a key to creating
defensible space.
• Strategies to consider:
1. Provide clearly defined transitions from pubhc to private space. Use
landscaping, fencing and ground cover to create territoriality for the
property.
2. Locate conunon well-used areas where there is good surveillance.
3. Use natural barriers to designate space and separate activities that may
conflict.
4. Design space to increase natural surveillance.
5. Consider that if people feel comfortable and safe in all areas, they are
more likely to use the areas.
2560 Orion Way • Carlsbad, CA 92008-7280 • (760) 931-2100 • FAX (760)931 8473
Lighting
Light gives someone the perception of being seen.
Light should be consistent to reduce contrast between shadows and illuminate
areas. Illuminate aisles, passageways, and recesses related to and within the
building complex with a maintained mimmum of twenty-five one hundredths
(.25) of a foot-candle at the ground level during the hours of darkness. Protect
hghting devices with weather and vandahsm-resistant covers.
Protect open parking lots with a maintained minimum of one (1) foot-candle of
light on the parking surface during the hours of darkness. White hghts provide
better vision and surveillance capabiUties than do yellow Ughts. YeUow Ughts
prevent loitering because they are monochromatic. Protect Ughting devices with
weather and vandaUsm covers. Ensure landscape and building design does not
take away from minimum standards of Ughting.
Give the main entry and rear dock areas additional Ughting during hours of
darkness.
> Landscaping
Landscaping can mark the transition between zones or areas. The poUce
department recommends that the exterior landscaping be kept at a minimal
height and fullness, giving poUce, security services and the general pubhc
surveiUance capabiUties of the area.
Plant low-profile bushes and shrubs, not exceeding three feet in height. Create
space between the bottom of trees and the tops of bushes or shrubs. Make sure
tree canopies are not lower than six feet. Do not plant landscaping higher than
three feet in front of windows or in parking areas.
Landscaping should not detract from Ughting. Keep entranceways clear of
clutter. Design perimeter landscaping and burms to aUow vision into the
property, particularly parking areas and building access doors.
Apply security plants where necessary to prevent loitering and tampering. For
further information on security landscaping, contact the poUce department's
Crime Prevention Unit at (760) 931-2105.
' Addressing
Display street numbers prominently on the street side of the building. Place the
number in a position that is easUy visible to emergency vehicles, hasting their
approach. Make sure the numbers are no less than four (4) inches in height and
are a contrasting color to the building to which they are attached. lUuminate
the numbers at night.
Part Two
D Building Recommendations
• Doors
The poUce department recommends that hoUow steel doors be a minimum
sixteen (16) U.S. gauge and have sufficient reinforcement to maintain the
designed thickness of the door when any locking device is instaUed. Only use
glass doors with fuUy tempered glass or rated burglary resistant glazing. Protect
aU exterior doors with security hardware.
Equip aU doors with an astragal constructed of steel. Ensure the astragal is a
minimum of .125 inch thick. The astragal covers and protects the opening
between the door and doorframe or other door at the locking device. The
purpose of the astragal is to protect the locking device from a cutting or prying
attack. Attach the astragal to the outside by welding or with non-removable
bolts spaced apart on not more than ten-inch centers.
Construct the jamb of aU aluminum frame-swinging doors to withstand 1600
pounds of pressure in both a vertical distance of three inches and horizontal
distance of one inch each side of the strike, to prevent violation of the strike.
Equip resident room doors with a viewer and deadbolt lock. Door should be of a
sohd wood construction.
Equip rear doors used for shipping and receiving and employee entrances with a
viewer.
' Windows
Equip movable windows with security hardware and burglar resistant glazing.
Cover other vulnerable non-movable windows with burglar resistant glazing.
' Roofs
Secure all roof openings.
' Trash Enclosures
Position the trash enclosures away from areas of shipping and receiving.
This information is a representation of information gathered on a national level.
The purpose is to provide effective and consistent information. If you would
like additional assistance conceming bmlding security or employee security
issues, please contact the Crime Prevention Unit at (760) 931-2105.
Reviewed by: Jodeene R. Sasway
Crime Prevention SpeciaUst
Carlsbad PoUce Department
(619) 931-2195
CityofCarlsbad
ENGINEERING DEVELOPMENT SERVICES
MEMORANDUM
April 22, 2005 ?\c^v ioes r^oi go.arai/>v<!^ e/\Viv\e/^€A^
TO: Ciiff Jones, Redevelopment
FROM: Jeremy Riddle, Engineering
SUBJECT: FIRST REVIEW OF ARMY NAVY ACADEMY MASTERPLAN
(RP 05-04, CDP 05-11)
The Engineering Department has completed a review of the above subject. We have
reviewed the application for completeness and have determined that the application and
plans submitted for the project are incomplete and unsuitable for continued review due
to the following incomplete items:
Provide a traffic study that addresses existing, near-term and build-out levels-of-
service of roadway segments and intersections resulting from the development of
the master plan development. The study shall be based SANTEC and 2030
SANDAG criteria. This study should also analyze impacts of the closing Cypress
Street to the public, if this is actually proposed.
Cypress Street is currently open for public use. Closing a pubiic street requires
processing a (general) street vacation, public noticing, departmental approval,
public utility approval, and City Council approval in accordance with the California
Streets & Highway Code. The master plan indicates possible street closure.
Revise the master plan to cleariy state if the street vacation is proposed or not.
Does development of the master plan depend on the street vacation approval (for
setbacks or other purposes)? If the master plan depends on it, then revise the
master plan to cleariy reflect the resulting design of the roadways so staff can
evaluate impacts and if it can be supported. Will the paved surface on Cypress
remain or be removed, will cul-de-sacs be constructed? Will gates be installed?
How will adjacent properties be Impacted? How will fire trucks protect the new
buildings? Will underground facilities remain?
Provide an exhibit that depicts all existing and proposed topographic fea^es.
Demonstrate existing drainage patterns and collection systems that conyey storm
water. Verify that infrastructure can convey 100-year storm event. Depict all
proposed storm drain infrastructure that is required to serve the project.
Provide an exhibit that depicts all underground and overhead public utilities
^(potable water, sewer, storm drain, OHE, etc.). Callout size and type of all
existing facilities. Verify all facilities meet minimum city standards. Depict all
proposed facilities required to serve the project. Callout all overhead utilities
within or along the project frontages of public streets to be underground.
Revise the public facility phasing of the master plan to include those
r
Army Navy Academy Mafler Plan
April 22, 2005
Page 2 of 2
improvements required to meet city standards and serve the project.
Provide an exhibit that depicts all existing property iines, together with existing
and proposed structures. Clarify if there wiil be a need to process iot line
adjustments (or other instruments) to avoid structures placed over property lines
and for set back purposes (for Planning).
Provide a drainage study that evaluates the proposed master plan area. The
study should calculate existing and proposed storm flows. The study shouid
analyze the existing (or size the proposed) coilection system capable of collecting,
conveying and discharging 100-yr storm flows.
8. In order to comply with Carisbad's Standard Urban Stormwater Management Plan
(SUSMP), the applicant must prepare a preliminary Storm Water Management Plan
(SWMP) to:
a) Identify existing and post-development on-site pollutants-of-concern.
b) Identify the hydrologic unit this project contributes to and impaired water bodies that
would be impacted by this project.
c) Recommend source controls and treatment controls that will be implemented with
this project to avoid contact or filter said poilutants from storm water to the maximum
extent practicable before discharging to City right-of-way, sensitive habitat or natural
water course.
d) Establish specific procedures for handling spills and routine clean up. Special
considerations and effort shall be applied to resident education on the proper
procedures for handling clean up and disposal of poilutants.
e) Ensure long-term maintenance of all post construct BMPs in perpetuity.
f) Provide hydraulic/hydrologic calculations to verify that numeric sizing criteria is met
for filtration/treatment of the site.
g) Identify how post-development runoff rates and velocities from the site wili not
exceed the pre-development runoff rates and velocities to the maximum extent
practicable.
9. Provide exhibits that demonstrate 407E-turning radii throughout the project. The
master plan depicts many features that may present difficulties (or prevention) for
fire trucks or other vehicles to maneuver.
10. What appears to be a pedestrian bridge (over Carisbad Blvd is shown on the
master plan exhibits, but is not called out. Please clarify what this feature is. Will
this meet ADA requirements? Will the existing crosswalk remain or be removed?
11. Revise the master plan to indicate the ADT (traffic), EDU's (sewer), GPM (potable
water), and GPM (reclaimed water) generated or required by the proposed
development.
12. Revise the master plan to include typical road cross-sections that outline existing
and proposed improvements for each roadway served by the masterplan. Verify
right-of-way and existing road features meets city standards (paving, curb, gutter,
sidewalk, street lights, etc.). Revise the master plan exhibits to depict all
proposed public road improvements required.
13. Ocean Street, Mountain View, Pacific Street, Garfield, Cypress Avenue and
Ocean Street are all designated as Alternative Design Streets. Revise the master
Army Navy Academy M^fcr Plan
April 22,2005 , i - 7
Page 2 of 2 QoerVecui. VJ^iMvi-e^ 5
plan to include language that incorporates the Alternative Street design process
for these streets.
14. All easements and encumbrances as identified in Schedule "B" of the PR must be
indicated on the exhibits. The future disposition of any easements and
encumbrances must also be identified.
Additionally, staff has conducted a review of the project for engineering issues of concern.
Engineering issues, which must be resolved or adequately addressed prior to staff making a
determination on the proposed project, are as follows:
1. Existing parking along Garfield appears to disappear between the existing land
use and proposed master plan exhibit. There are other adjacent roadway
improvements are not refiected between the existing land use and proposed
master plan exhibit. Please clarify the discrepancies.
2. Regarding the proposed two story athletic warehouse, where is parking and
pedestrian access provided for this facility? ^
3. In the master plan. Planning Area 1 describes improvements to Pacific Street. It
describes Pacific Street improved to 26-ft wide travel lanes {52-ft totai). 52-ft is
excessive in width for a local street. Please refer to the engineering standards
for the typical section of a local street. Revise the exhibits to depict all public road
improvements and provide a typical cross-section.
4. Meet with the Fire Department to idenfify the necessary fire protection measures
required for this project (access, fire hydrants, sprinklering, etc.). All proposed
fire hydrants must be served by public water mains.
5. Provide an exhibit that depicts the line-of-sight at each public street intersecfion
using Caltrans guidelines (corner sight distance). Verify no conflicts exist
6. Provide written correspondence from NCTD to determine any required facilities
they may require to serve this project, of any.
7. Depict a preliminary alignment for all proposed sewer and water facilifies (onsite)
and ail their appurtenances (access holes, valves, fire hydrants, blow-offs, air-
release valves).
8. A redlined check print of the master pian is enclosed for the applicants use in
making the requested revisions. This check print must be returned with the
resubmittal to facilitate continued staff review.
if you have any quesfions, please call me at 602-2737.
Attachment
c: File
APRIL 20, 2005
TO: CLIFF JONES
FROM: Christer Westman
RE: RP 05-04/CDP 05-11 - ARMY AND NAVY MASTER PLAN
If this is intended to be a Master Plan zoning document then it must be adopted by ordinance.
Adopfing a zoning document will trigger the need for a Local Coastal Program Amendment.
Othen/vise, maybe the intent is really to be a master site plan that will be built in phases. The
development standards section has to be removed in that case.
Parts of the school are located in an R-3 zone and are therefore suppose to be processed by a
Condifional Use Permit (CUP).
Exhibits 1 and 4 should clearly label buildings and facilifies that exist and are to remain.
The site plan is more a collecfion of buildings than a comprehensive master plan. Not only
should the plan create a relafionship between buildings, onsite use zones, and the adjoining
land uses off-site, but the opportunity is now to create a plan that visually establishes the
academy as the gateway on Carisbad Boulevard to the City of Carisbad. Some of the
resources that the City has used in visioning for Community, Place, and Spirit might be shared
with the Academy planners.
Page V-1: The campus should be subject to the standard parking requirements for schools.
Complete informafion regarding the number of faculty and support staff as well as students of
driving age needs to be submitted for evaluation.
Page V-2: The following outdoor storage restricfion should be considered. "No outdoor storage
of materials shall occur onsite unless required by the Fire Chief. When so required, the
Developer shall submit and obtain approval of the Fire Chief and the Planning Director of an
Outdoor Storage Plan, and thereafter comply with the approved plan."
Page VI-1: Graphic examples of architectural character should be included. Consider using
variafions in architectural details to provide a visual cue as to the building's use such as dorms,
athletics, administrafion, etc.
Christer Westman
Cliff Jones - ANA Master Plan Comments Page 1
From: Pat Kelley
To: Cliff Jones
Date: 04/07/2005 11:27:54 AM
Subject: ANA Master Plan Comments
Cliff -1 recall an architect they were considering using calling me one time a couple years ago to ask about
some very very old underlying parcel map which many decades ago had small residential parcels (like La
Costa Downs) and Engineering wanted to clear up that old parcel matter up w/ this Master Plan.
I'd also be very interested in the ANA clearing up any known bootleg violations as a consideration of this
Master Plan. I think they added a deck on the ocean side of the "President's Residence" a few years ago
w/o permits (no one ever officially turned them in so we didn't have an open case), and they have in the
past done work w/o permits. I don't know how we'd word that except to ask them to disclose what has
been done w/o permits and ask them to clear it up.
I see in their History Section the place was originally built in 1936.1 don't know what buildings were part of
that era, but there was in use at that time some Unreinforced Masonry Construction techniques, and I am
very interested in whether they have knowledge of any URM buildings from that era. Perhaps the older
buildings in the very front (the old Red Apple Inn now their Mess Hall) and the Gymnasium in the center of
the site?). I'd like to add a condition that they research this and disclose the existence of any URM
structures and place into the Master Plan (if they have any) a schedule by which those will be
strengthened per adopted City Code or removed to provide room for other, different buildings.
Lastly, the old planning bugaboo with this place has always been them trying to increase the student
population at a private school w/o providing parking (which is impossible given the site constraints). I didn't
see anything in there about how many students would be there at build out. Their saying they have 340
now. Looks like a lot more dorm space at build out to me....
Pat
CC: Debbie Fountain; Pat Kelley