HomeMy WebLinkAbout1992-06-03; Design Review Board; Resolution 1831
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DESIGN REVIEW BOARD RESOLUTION NO. 183
A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A MAJOR REDEVELOPMENT PERMIT TO
ALLOW THE CONSTRUCTION OF TWO DORMITORY
BUILDINGS CONTAINING 19,075 SQUARE FEET WITHIN
THE NORTHEAST CORNER OF CYPRESS AVENUE AND
OCEAN STREET.
CASE NAME: ARMY & NAVY ACADEMY CREAN/ATKINSON
HALL
TWO-STORIES ON PROPERTY GENERALLY LOCATED ON
CASE NO: RP92-4
WHEREAS, a verified application has been filed with the City of Carlsbad and
referred to the Design Review Board; and
WHEREAS, said verified application constitutes a request as provided by Title
21 of the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Municipal Code, the Design
Review Board did, on the 3rd day of June, 1992, hold a duly noticed public hearing to
consider said application on property described as:
That certain portion of Lot 47 together with that certain
portion of Ocean Street vacated and closed to public use,
reverting to said Lot 47, both of Granville Park, according to
Map thereof No. 1782, filed in the Office of the County
Recorder.
WHEREAS, at said hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Board considered all factors
relating to RP 92-4.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board
of the City of Carlsbad as follows:
(A)
(B) That based on the evidence presented at public hearing, the Board
recommends APPROVAL of RP 92-4, based on the following findings and
subject to the following conditions:
That the foregoing recitations are true and correct.
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Fink:
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The project is consistent with the goals and objectives of the Village Design Manual
because the proposal provides for upgrading of the existing Amy and Navy
Academy, allows for the preservation of a structure of local historic significance and
is compatible with the specified permitted uses.
The project meets all the requirements of the Zoning Ordinance including building
height, has been reviewed as required by Chapter 21.35 of the Carkbad Municipal
Code, and pursuant to Section 21.44.030 the Design Review Board has determined
that a total of 95 off-street parking spaces are adequate for the use as described in
the staff report for the project.
The proposed project will contribute to the economic revitalization of the
Redevelopment Area.
The Design Review Board has, by inclusion of an appropriate condition to this
project, ensured building permits will not be issued for the project unless the City
Engineer determines that sewer service is available, and building cannot occur
within the project unless sewer service remains available, and the Design Review
Board is satisfied that the requirements of the Public Facilities Element of the
General Plan have been met insofar as they apply to sewer service for this project.
All necessary public improvements have been provided or will be required as
conditions of approval.
The proposed project is consistent with the existing Private School General Plan
Land Use Designation and is compatible with the surrounding future land uses since
surrounding properties are designated for private school or multiple-family
residential development on the General Plan. The project also complies with all
applicable goals and policies of the General Plan including the policy of the Land
Use Element addressing the preservation of community identity.
This project is consistent with the City's Growth Management Ordinance as it has
been conditioned to comply with any requirement approved as part of the Local
Facilities Management Plan for Zone 1.
Conditions:
1. Approval is granted for RP 92-4, as shown on Exhibit(s) "A" - "I", dated
June 3, 1992, incorporated by reference and on file in the Planning Department.
Development shall occur substantially as shown unless otherwise noted in these
conditions.
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DFU3 RES0 NO 183 -2-
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The developer shall provide the City with a reproducible 24" x 36", mylar copy of
the Site Plan as approved by the Design Review Board. The Site Plan shall reflect
the conditions of approval by the City. The plan copy shall be submitted to the City
Engineer and approved prior to building, grading, final map, or improvement plan
submittal, whichever occurs first.
This project is approved upon the express condition that building permits will not
be issued for development of the subject property unless the City Engineer
determines that sewer facilities are available at the time of application for such
sewer permits and will continue to be available until time of occupancy.
The applicant shall provide school fees to mitigate conditions of overcrowding as
part of building permit application unless exempted by the district. These fees shall
be based on the fee schedule in effect at the time of building permit application.
Water shall be provided to this project pursuant to the Water Service agreement
between the City of Carlsbad and the Carlsbad Municipal Water District, dated
May 25, 1983.
This project shall comply with all conditions and mitigation measures which may
be required as part of the Zone 1 Local Facilities Management Plan and any
amendments made to that Plan prior to the issuance of building permits.
If any condition for construction of any public improvements or facilities, or the
payment of any fees in lieu thereof, imposed by this approval or imposed by law on
this project are challenged this approval shall be suspended as provided in
Government Code Section 65913.5. If any such condition is determined to be
invalid this approval shall be invalid unless the City Council determines that the
project without the condition complies with all requirements of law.
Approval of this request shall not excuse compliance with all sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building
permit issuance.
This approval shall become null and void if building permits are not issued for this
project within one year from the date of project approval.
Approval of RP 92-4 is granted subject to the approval of CDP 92-3.
All roof appurtenances, including air conditioners, shall be architecturally integrated
and concealed from view and the sound buffered from adjacent properties and
streets, in substance as provided in Building Department Policy No. 80-6, to the
satisfaction of the Directors of Planning and Building.
An exterior lighting plan shall be submitted for Planning Director approval. All
lighting shall be designed to reflect downward and avoid any impacts on adjacent
homes or property.
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The applicant shall prepare a detailed landscape and irrigation plan which shall be
submitted to and approved by the Planning Director prior to the issuance of grading
or building permits, whichever occurs first.
All landscaped areas shall be maintained in a healthy and thriving condition, free
from weeds, trash, and debris.
All landscape plans shall be prepared to conform with the Landscape Manual and
submitted per the landscape plan check procedures on file in the Planning
Department.
Prior to final occupancy, a letter from a California licensed landscape architect shall
be submitted to the Planning Director certifying that all landscaping has been
installed as shown on the approved landscape plans.
The applicant shall pay a landscape plan check and inspection fee as required by
Section 20.08.050 of the Carlsbad Municipal Code.
The first set of landscape and irrigation plans submitted shall include building plans,
improvement plans and grading plans.
Mature trees which are removed shall be replaced one to one with minimum 36'
box specimen. Each case shall be reviewed by the Planning Director.
The minimum shrub size shall be 5 gallons.
Any signs proposed for this development shall at a minimum be designed in
conformance with the City's Sign Ordinance and shall require review and approval
of the Planning Director pnor to installation of such signs.
Building identification and/or addresses shall be placed on all new and existing
buildings so as to be plainly visible from the street or access road; color of
identification and/or addresses shall contrast to their background color.
As part of the plans submitted for building permit plan check, the applicant shall
include a reduced version of the approving resolution/resolutions on a 24" x 36'
blueline drawing. Said blueline drawing(s) shall also include a copy of any
applicable Coastal Development Permit and signed approved site plan.
The building shall maintain minimum 15 foot setbacks from all exterior property
lines based on the street dedication requirements determined for the project.
En~eerinz Conditions:
25. Unless a standards variance has been issued, no variance from City Standards is
authorized by virtue of approval of this Site Plan.
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The applicant shall comply with all the rules, regulations and design requirements
of the respective sewer and water agencies regarding services to the project.
The applicant shall be responsible for coordination with S.D.G.&E., Pacific Bell
Telephone, and Cable TV authorities.
Additional drainage easements may be required. Drainage structures shall be
provided or installed prior to the issuance of grading or building permit as may be
required by the City Engineer.
The owner shall make an offer of dedication to the City for all public streets and
easements reqa by these conditions:
A. Cypress Avenue from the easterly line of Ocean Street to the easterly line of
Garfield Street shall have sufficient right of way dedicated for a right of way
width of 47 feet based on the proposed southerly right of way line as shown
on the site plan. That proposed southerly row line will coincide
approximately with the existing fence so as not to impact the fence. This
requires an offsite dedication on a portion of APN 203-141-01.
B. Ocean Street along the easterly side from the northerly line of Cypress
Avenue to the project boundary as shown on the site plan shall have an
additional five feet of right of way dedicated based on a center line to right
of way distance of 25 feet.
The offer shall be made prior to issuance of any building permit for this
project. All land so offered shall be granted to the City free and clear of all
liens and encumbrances and without cost to the City. Streets that are
already public are not required to be rededicated.
Some improvements shown on the site plan and/or required by these conditions are
located offsite on property which neither the City nor the owner has sufficient title
or interest to permit the improvements to be made without acquisition of title or
interest. The applicant shall conform to Section 20.16.095 of the Carlsbad
Municipal Code. This conditional approval is null and void if title to said property
is not obtained, unless the City Engineer and Planning Director make findings of
substantial conformance without construction of said improvements.
The applicant shall underground all existing overhead utilities along and within the
project area prior to issuance of an occupancy permit. The project area shall include
Ocean Street from Cypress Avenue to the end of curb, gutter and sidewalk to the
north, Cypress Avenue from Ocean Street to the easterly line of Garfield Avenue and
the prolongation of Garfield Street through the site from Cypress Avenue to the first
pole clear of new construction, all to the satisfaction of the City Engineer.
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Prior to issuing a building permit a street vacation for portions of Cypress Avenue
(formerly known as Del Mar Ave.) must be processed through the City, approved
by the City Council and recorded in the office of the County Recorder. In the event
the proposed street vacation is not granted this project approval shall be null and
void.
Plans, specifications, and supporting documents for all public improvements shall
be prepared to the satisfaction of the City Engineer. Prior to issuance of building
permit in accordance with City Standards, the applicant shall install, or agree to
install and secure with appropriate security as provided by law, improvements
shown on the site plan and the following improvements:
A. Half street hnprovements plus 12 feet of paving on Cypress Avenue based on
a 36 foot curb to curb width including curbs, gutters, sidewalks and street
lights as may be required from the easterly line of Ocean Street to the
easterly line of Garfield Street.
B. On Ocean Street along the easterly side from the northerly line of Cypress
Avenue to the project boundary as shown on the site plan, including curb,
gutter, sidewalk and street lights as required plus sufficient paving to match
existing and control drainage.
Water Conditions:
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The entire potable and non-potable water system/systems for subject project shall
be evaluated in detail to ensure that adequate capacity and pressure for domestic,
landscaping and fire flow demands are met.
The developer will be responsible for all fees and deposits plus the major facility
charge which will be collected at time of issuance of building permit. The developer
shall pay a San Diego County Water Authority capacity charge which will be
collected at issuance of application for meter installation.
Sequentially, the Developers Engineer shall do the following:
A. Meet with the City Fire Marshal and establish the fire protection
requirements.
B. Prepare a colored reclaimed water use area map and submit to the Planning
Department for processing and approval.
C. Schedule a meeting With the Dklrict Engineer for review, comment and
approval of the preliminary system layout usage (G.P.M. - E. D. U.) plan for
potable, reclaimed and sewer systems prior to the preparation of
improvement plans.
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37. This project is approved upon the express condition that building permits will not
be issued for development of the subject property unless the water district serving
the development determines that adequate water and service is available at the time
of application for water service and will continue to be available until time of
occupancy.
38. The developer shall be required to prepare and grant to the district all necessary
easements on new and existing public water and sewer facilities.
39. The project shall comply with the edition of the Uniform Building Code in effect at
the time of plancheck application.
40. The project shall comply with the State of California Title 24 Accessl'bility
Requirements.
Police De- ent:
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Aisles, passageways and recesses related to and within the building complex shall
be illuminated with an intensity of at least twenty-five one hundredths (-25)
footcandles at the ground level during the hours of darkness. Lighting devices shall
be protected by weather and vandalism-resistant covers.
The exterior landscaping must be kept at a minimal height and fullness giving
police, security services and the general public surveillance capabilities of the area.
A Crime Revention measure which must be used throughout the entire project is
the installation of high quality burglar resistant hardware on doors and windows.
The doors and windows must also be of sufficient strength to resist break-ins.
Dead-bolt locks must be installed on all access doors of any residential building.
a. Dead-bolts shall have a minimum protection of one-inch and be constructed
so as to repel cutting tool attacks. The dead-bolt shall have an embedment
of at least three-fourths inch into the strike plate area. Strike plate and
dead-bolt are to be installed with wood screws that are three inches in
length.
All entry and exit doors to dwelling units must be arranged so that the occupant has
a view of the area immediately outside the door without opening the door. Except
for doors requiring a fire protection rating which prohibits them, such view may be
provided by a door viewer having a field of view of not less than 180 degrees.
Mounting height shall not exceed fifty-four inches hm the door. It is not
recommended to place glass panels within in forty-inches of a locking device.
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Design
Review Board of the City of Carlsbad, California, held on the 3rd day of June, 1992, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Chairperson Noble, Board Members: Rowlett, Erwin & Savary
None.
Board Member Gonzales.
None.
LE, Chairperson
ATTEST:
n \\ A&&- --
D~IE FOUNTAIN
ACTING HOUSING AND REDEVELOPMENT DIRECTOR
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