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Home My WebLink About1992-06-03; Design Review Board; ; RP 92-4|CDP 92-03 - ARMY & NAVY ACADEMY CREAN/ATKINSON HALLt. • • APPLICATION COMPLETE DATE: MARCH 30. 1992 Sf AFF REPORT DATE: JUNE 3, 1992 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 92-4/CDP 92-3 -ARMY & NAVY ACADEMY CREAN/ATKINSON HALl. - Request for a Major Redevelopment Permit and Coastal Development Permit to allow the construction of two dormitory buildings containing 19,075 square feet within two-stories on the Army and Navy Academy Campus located at the northeast comer of Cypress Avenue and Ocean Street in Sub- Area 5 of the Village Redevelopment Zone; in Local Facilities Management Zone 1. I. RECOMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No. 183 and 184 recommending APPROVAL of RP 92-4 and CDP 92-3 to the Housing and Redevelopment Commission based on the findings and subject to the conditions contained therein. IL PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of a Major Redevelopment Permit and a Coastal Development Permit to allow the construction of two new dormitory buildings for the Army and Navy Academy Campus. The proposed buildings are two story and contain a total of 19,075 square feet. The structures have been designed to consist of 12 modules. Each module has a total of 1,315 square feet which includes 4 sleeping rooms, a washroom and a study area. Each sleeping room will contain 2 beds resulting in a total capacity of 96 beds for the two new dormitory buildings. Three existing structures will be demolished to create an area for the proposal. The structures are proposed for the northeast comer of Ocean Street and Cypress Avenue within Sub-Area 5 of the Village Redevelopment Zone. The General Plan Designation for the property is P (Private School). The applicant has a Redevelopment Permit and Coastal Development Permit application on file for a Master Plan for the entire Army and Navy Academy Campus. The structures are contained in the proposed master plan. As a result of a donation of funds to construct the new dormitory buildings the applicant has applied for permits to allow the dormitories to be built prior to an action being taken by the City on the Master Plan. (j) ' RP 92-4/CDP 92-3 • ARMY & NAVY ACADEMY CREAN/ ATKINSON HALL JUNE 3, 1992 PAGE 2 • The architectural style proposed for the dormitory is an updated spanish style containing a smooth white plaster exterior with numerous arches. Six pitched roof elements are proposed in locations corresponding to the entrance to the modules. Concrete tile is the proposed roofing material for the pitched roofs. The remainder of the roof system is flat. These elements of the architectural design were chosen to be compatible with existing structures on the campus yet provide a modem appearance. Also requested concurrently with these applications is a Major Design Standards Variance to the City's Engineering Standards. The applicant is requesting that the right-of-way for Cypress Avenue be reduced from 60 feet to 40 feet containing a 32 foot wide roadway section with a 4 foot sidewalk on the north side and 3 foot wide sidewalk on the south side. In addition street right-of-way vacation and dedication is proposed involving Del Mar Avenue an unimproved street and Cypress Avenue between Garfield Street and Ocean Street. Both of these issues will be addressed in a separate staff report from the Engineering Department. III. ANALYSIS Planning Issues 1. Does the project comply with the P (Private School) General Plan Designation, the Village Redevelopment Zone and the goal of Sub-Area 5? 2. Does the project comply with the development and design standards specified in the Village Design Manual? 3. Is the project consistent with the City's Local Coastal Program? DISCUSSION General Plan/Zoning The proposed dormitories are consistent with the P (Private School) General Plan Designation. The existing designation reflects the current and planned future use for this site. The proposed dormitories represent a component of an overall program planned by the applicant to upgrade the campus. The goal of Sub-Area 5 is to serve as the major tourist/tourist commercial related center for the redevelopment project area while preserving local heritage. The Village Design Manual allows for the campus by permitting compatible uses. The Academy has occupied the site since 1936 and contains a structure of local historic significance which dates back to 1927. (j) RP 92-4/CDP 92-3 • ARMY & NAVY ACADEMY CREAN/ATKINSON HALL JUNE 3, 1992 PAGE 3 • Village Design Manual Development Guidelines and Design Standards The project complies with the development and design guidelines contained in the Village Design Manual as demonstrated in the following table: I DEVELOPMENf SfANDARD II PERMfITED I PROPOSED Building Coverage 80% 25% Building Setbacks 15 feet 15 feet Building Height 35 feet 2 7 feet 6 inches Landscape Coverage 20% required 36% The Army and Navy Academy presently contains 95 off-street parking spaces. The City's Zoning Ordinance does not contain a parking standard for this type of use. The academy includes grades seven through twelve and almost all students live in dormitories on the campus. In addition, some housing is provided on the campus for faculty. The Zoning Ordinance does provide a parking standard for high schools, however the characteristics of the academy and the way in which it functions differ markedly from those of a public high school. Section 21.44.030 of the Zoning Ordinance allows the decision making body on an application to determine the parking requirements for uses where no standard is specifically defined. Staff is recommending that the parking requirement for the academy as it presently exists and with the proposed new dormitories be established as the existing 95 spaces. This is based on a maximum student enrollment of 285. The current enrollment is 200 with less than 10 of those students driving to the academy. A new parking standard may be recommended for the forthcoming Academy Master Plan based on the future structures proposed for the site. Coastal Plan A Coastal Development Permit is required for the project pursuant to Zoning Ordinance Section 21.81.020. The Village Design Manual is the Local Coastal Plan for the Carlsbad Village Redevelopment Area. The project has been demonstrated to comply with all requirements of the Design Manual and the City's Zoning Ordinance. Therefore, the proposal is consistent with the Local Coastal Program. HISfORIC PRESERVATION COMMISSION The project was reviewed by the Historic Preservation Commission at their April 13, 1992 meeting. The structure identified on the site as having Local Carlsbad significance is not being impacted by the proposal. RP 92-4/CDP 92-3 • ARMY & NAVY ACADEMY CREAN/ATKINSON HALL JUNE 3, 1992 PAGE 4 IV. ENVIRONMENTAL REVIEW • The Planning Director has determined that the project is exempt from environmental review per section 15302 of the California Environmental Quality Act. The demolition of three existing structures and construction of the proposed dormitories will not increase student capacity. ATTACHMENTS 1. Design Review Board Resolution No. 183 2. Design Review Board Resolution No. 184 3. Location Map 4. Background Data Sheet 5. Disclosure Form 6. April 21, 1992 Letter from Michael Wallgren 7. Reduced Copy of the Site Plan and Building Elevations 8. Memorandum from Engineering Dept., dated May 13, 1992 9. Exhibits "A" -"I", dated June 3, 1992 DN:lh April 16, 1992 • BUENA VISTA LAGOON -----. t----1i----, L I 111 1 1 1 I IJ ~_p~AJ:-::C~lflC -_/ulE.... -..... ----tr. ~ z --< ----,g ~~ ,__ -- ... u, 9 w ii: a: < (!J l BEECH AVE CREAN/ATKINSON HALL ARMY NAVY ACADEMY VILLAGE REDEVELOPMENT AREA City of Carlsbad RP 92-4/CDP 92-3 e BACKGROUND DATA SHEET • CASE NO: RP 92-4/CDP 92-3 CASE NAME: ARMY AND NAVY ACADEMY -CREAN/ATKINSON HALL APPLICANT: ARMY & NA VY ACADEMY REQUEST AND LOCATION: 1WO DORMITORY BUILDINGS CONTAINING 19.075 SQUARE FEET LOCATED AT 2585 CARLSBAD BOULEVARD. LEGAL DESCRIPTION: THAT PORTION OF LOT 47 OF GRANVILLE PARK AND THAT PORTION OF IAGUNA DRIVE ADJACENT THERETO IN THE CI1Y OF CARLSBAD ACCORDING TO MAP THEREOF NO. 1782. FILED IN THE OFFICE OF THE COUN1Y RECORDER. APN: 203-041-01 Acres 7.20 Proposed No. of Lots/Units --N""'"/""""'A"------- (Assessor's Parcel Number) GENERAL PIAN AND ZONING Land Use Designation _P __ _ Density Allowed ...::.N.:.L./=A'-----Density Proposed _N~/_A~- Existing Zone _V_-R~----Proposed Zone _V~-~R __ _ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site V-R ARMY & NAVY ACADEMY North R-3 SINGLE FAMILY RESIDENCES South R-3 SINGLE FAMILY RESIDENCE East V-R ARMY & NAVY ACADEMY West R-3 ARMY & NAVY ACADEMY PUBLIC FACILITIES School District CARLSBAD Water District CARLSBAD Sewer District CARLSBAD Equivalent Dwelling Units (Sewer Capacity) ------------------ Public Facilities Fee Agreement, dated __ N........._A ____________________ _ ENVIRONMENTAL IMPACT ASSESSMENT _ Negative Declaration, issued--------------------- _ Certified Environmental Impact Report, dated---------------- Other, EXEMPT -CLASS 2 DN:lh • City of Carlsbad . -ue;,;,.;;g.;.,u.s;a;.,iy,;. DISCLOSURE STATEMENT • APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL. OR ANY APPOINTED BOARD, COMMISSION OR COMMITTEE. (Please Print) The following information must be d!sclosed: FEB 2 11992 1. Applicant 2. Owner 3. If any person· identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership intere.st in the P.artnership. !' AA,~ 1,/(A ·WI./· ft24=11-~~4N 4. If any person ldentffled pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary t the trust. tz.c:>t,,= FRM00013 8/90 2075 Las Palmas Drive • • (Over) Disclosure Statement Page 2 5. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commission~ommittees and Council within the past twelve months? Yes_ NoJ6L If yes, please indicate person(s) ____________________ _ f!!!2!!. it defined u: • Any Individual, firm, copartnerahip, joint venture, uaociatlon, aoc:ial club, fratemal organization, corporation, Htate. truat. receiver, ayndicate, thi• and any other county, city and county, city municipality, dittrlGt or other political 1ubdivi1ion, or any other group or combination ,cting u a unit.' ditional pages as necessary.) 2· Print or type name of owner Print or type name of applicant FRM00013 8/90 Second Half Century • Army anJ Navy AcaJemy City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, CA 92009-1576 POST OFFICE BOX 3000 CARLSBAD, CALIFORNIA 92001 Office of the President April 21, 1992 Re: RP 92-4/CDP 92-3 -ARMY & NAVY ACADEMY CREAN/ATKINSON HALL Dear Sirs: I am writing to inform you that the proposed new dormitory at Army and Navy Academy will not impact the Academy's parking situation. As a boarding school, Army and Navy Academy students live on campus and are not allowed to have cars. No substantial increase in the number of day students who may drive, or employees, is anticipated. Currently our day student population is less than 5\ of our 200 enrolled students. The new dormitory will, in fact, replace existing structures. Therefore, no new parking places are necessitated by the planned construction. If you have any further questions, ·please contact me. HW:mcr Sincerely, . ~ ~gren President r ,,.s 1 "·' r •t r "·6 0 X "·' 0 X so.1 EXISTlftO ------------------~ -/-,,----;--::-::-:;~:;-:.'~:.·:!.:;-_.-,r------,r-___ ·~---~--------------,: // I EXISTING 0 _,_, " ,,.~ X ,s.J 0 0 0 I I I I r -•·' o g !o ~ I X d,'!_J (7"~ ro-0 I I I I I I PROPOSED ATKINSON HALL : I X if'S., I I X d,I : : x ,:.;-a '--lg ~~· ,r 4$.I I.rid-I O I I -d-·--------.,-,-.T-IN-0-------,-t~ l ' . '-------,...........,p _____ __,,o) l PROPOSED ~CREANHAl! ,l 41, I ' PACIFIC OCEAN EXISTING ==-r ,,., 0 0 0 EXISTING ,[W ARMY an~AR~,t~! .... 1~CADEMY ,_.,_,.,, ---... - / ( I TECHNICAL SITE PLAN DATA OWNER: ARMY and NA VY ACADEMY P.O. BOX 3000 CARLSBAD. CA 92008 CONTACT: MR. ALANO'KAIN SCHOOL DISTRICT: CARLSBAD UNIFIED SCHOOL DISTRICT WATER DISTRICT: CARLSBAD MUNICIPAL WATER DISTRICT SEWER DISTRICT: CARLSBAD MUNICIPAL WATER DISTRICT STREET A DRESS: 2585 CARLSBAD BOULEY ARD ASSESSOR'S PARCEL NUMBER: 103-041-01 SITE ACREAGE: 7.20 ACRES ZONING AND LAND USE EXISTING ZONING: VR ( VILLAGE REDEVELOPMENT) • GENERAL PLAN DESIGNATION: P(PRIVATE SCHOOL) ZONING AND LAND USE, M\QPQSEP· ZONING: VR (VILLAGE REDEVELOP"1ENTl GENERAL PLAN DESIGNATION: P (PRIVATE SCHOOL! CONSTRAINTS MAP: NOT APPLICABLE TOTAL BUILDING COVERAGE: 25% BUILDING AREA: 19.015 SQ. Fr. EARTHWORK VOLUMES: CUT: 17~ CU. YD. FILL: OCU. YD. EXPORT: 175 CU. YD. LAHDSCAPING • 38% PARKING: SEE EXISTING CAMPUS MAP 95 lOTAL • CREAN/ATKINSON HALL• JI< 11'-ll \I \1f1 l'l \', S( \II I -;ll 11 •11n1" ,n Jftl 1:.19l12 o [ir~r~ G"i~ 7-<IFT E8 E8 NORTH ELEVATION •• WEST ELEV A TION SOUTH ELEV ATJON EH 83 EAST ELEV ATiON :T-1 ARMY and NAVY ACADEMY ,,~ ~!.. < \HI sR\ll < \I IHJK,t \ EXTERIOR ELEV A TIONS DATA EXTEltlOR PLASTER ALUMINUM WINDOWS CONCRETE TILE ROOF • (_Rf AN/Al KINSON HALL• 1:1.IIKIOKlll\•\fl<l'<S S( \II I -XII 'lllllS \fl !Ill 12 l'l'll J X o:;;J ,> H