HomeMy WebLinkAbout1992-07-07; Housing & Redevelopment Commission; 214; Army & Navy Academy Crean/Atkinson Hall,
HWJSING AND PFDEVELOPMENT COMMISS-N - AGENDA BILL ,.
AB#aK- q AJOR REDEVELOPMENT PERMIT AND COASTAL
717192 EVELOPMENT PERMIT FOR TWO DORMITORY MTG. BUILDINGS - RP 92-4/CDP 92-3 - ARMY & NAVY
DEPT. H’RED ACADEMY CREAN/ATKINSON HALL
RECOMMENDED ACTION:
Both the Design Review Board and staff are recommending that the Housing and Redevelopment
Commission direct the City Attorney to prepare documents APPROVING RP 92-4/CDP 92-3.
ITEM EXPLANATION
On June 3, 1992, the Design Review Board conducted a public hearing and recommended
approval (4-O) of the Major Redevelopment Permit and Coastal Development Permit for the Army
& Navy Academy Crean/Atkinson Hall, proposed for the northeast corner of Cypress Avenue and
Ocean Street. The permits would allow the construction of two dormitory buildings containing
19,075 square feet within two stories on the Army and Navy Academy Campus. Three existing
structures will be demolished to create an area for the proposed structures. No improvements
are proposed to the historic structure on the campus located adjacent to Carlsbad Boulevard.
The proposed dormitories are consistent with the development standards and design guidelines
of the Village Design Manual and all applicable ordinances, as well as being in harmony with the
Village Redevelopment Area Plan and the General Plan.
The discussion at the Design Review Board Hearing focused on the applicant’s proposed
Engineering Standards Variance to reduce right-of-way, pavement and sidewalk widths on
Cypress Avenue. The applicant and an affected adjacent property owner agreed to condition 29
(A) of Design Review Board Resolution Number 183 which was revised at the hearing.
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. A
Notice of Exemption will be issued after a final determination is made on the project.
FISCAL IMPACT
The Army and Navy Academy is a non-profit organization which receives an exemption from the
County of San Diego for property taxes. Consequently, the Redevelopment Agency will receive
no additional tax increment revenues from this project. The project applicant is required by the
proposed conditions of approval to construct all public improvements required for the project.
EXHIBITS
1. Location Map
2. Design Review Board Resolution No’s. 183 & 184
3. Design Review Board Staff Report, dated June 3, 1992
SITE q
City of Carlsbad
WEAN/ATKINSON HALL
ARMY NAVY ACADEMY I RP 9204/CDP 92-3
I
’ BEECH I
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I 1
AVE
DESIGN REXEW 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
TWO-STORIES ON PROPERTY GENERALLY LOCATED ON
THE NORTHEAST CORNER OF CYPRESS AVENUE AND
OCEAN STREET.
CASE NAME: ARMY & NAVY ACADEMY CREAN/ATKINSON
HALL
CASE NO: RP 92-4
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) That the foregoing recitations are true and correct.
(B) That based on the evidence presented at public hearing, the Board
recommends APPROVAL of I3P 92-4, based on the following findings and
subject to the following conditions:
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Fin-:
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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 exiskg Army and Navy
Academy, allows for the preserva tion 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 Carl&ad 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 preserva tion 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.
DRB RESO 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.
DRB RESO NO 183 -3-
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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 prior 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 fkom all exterior property
lines based on the street dedication requirements determined for the project.
Conditions:
25. Unless a standards variance has been issued, no variance from City Standards is
authorized by virtue of approval of this Site Plan.
DRB RESO NO 183 -4-
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26. The applicant shall comply with all the rules, regulations and design requirements
of the respective sewer and water agencies regarding services to the project.
27. The applicant shall be responsible for coordination with S.D.G.&E., Pacific Bell
Telephone, and Cable TV authorities.
28. 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.
29. The owner shall make an offer of dedication to the city for all public streets and
easements required by these conditions:
A. Cypress Avenue from the easterly line of Ocean Street to the easterly line of
Garfield Street shah have sufikient 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 tbis
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.
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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 Garfkld 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.
DRB RESO NO 183 -5-
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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. III the event
the proposed street vacation is not granted this project approval shall be null and
void.
plans, specifications, and supporting documen ts 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 improvements 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 Gypress
Avenue to the project boundary as shown on the site plan, including curb,
gutter, sidewalk and street lights as required plus sufhcient paving to match
existing and control drainage.
Water conditions:
34. 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.
35. 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.
36. 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 District 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.
Buildinn Denartment:
39. The project shall comply with the edition of the Uniform Buihiing Code in effect at
the time of plancheck application.
40. The project shall comply with the State of California Title 24 Accessibility
Requirements.
Police Dezxxtment:
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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 Prevention 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 sufkient 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 from the door. It is not
recommended to place glass panels within in forty-inches of a locking device.
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I
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: Chairperson Noble, Board Members: Rowlett, Erwin & Savary
NOES: None.
ABSENT: Board Member Gonzales.
ABSTAIN: None.
AnEST:
ACTING HOUSING AND REDEVELOPMENT DIRECTOR
DRB RESO NO 183 -8-
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DESIGN REVIEW BOARD RESOLUTION NO. l&q
A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE
CITY OF CARLSBAD, CALIFORNIA RECOMMENDING
APPROVAL OF A COASTAL DEVELOPMENT PERMIT TO
ALLOW THE CONSTRUCTION OF TWO DORMITORY
BUILDINGS CONTAINING 19,075 SQUARE FEET WITHIN
TWO-STORIES ON PROPERTY GENERALLY LOCATED ON
THE NORTHEAST CORNER OF CYPRESS AVENUE AND
OCEAN STREET.
CASE NAME: ARMY & NAVY ACADEMY CREAN/ATKINSON
HALL
CASE NO: CDP 92-3
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 public hearing, upon hearing and considering all testimony
and arguments, if any, of all persons desiring to be heard, said Design Review Board
considered all factors relating to CDP 92-3.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board
as follows:
A> That the foregoing recitations are true and correct.
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B) That based on the evidence presented at the public hearing, the Design Review
Board hereby recommends APPROVAL of CDP 92-3 , based on the following findings
and subject to the following conditions:
Findiru?s:
1. The project is consistent with the goals, objectives, and development guidelines of
the Village Design Manual.
2. The project is consistent with the City’s Local Coastal Program.
3. The project is consistent with all applicable City ordinances.
Conditions:
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Approval is granted for CDP 92-3, as shown on Exhibits “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.
Approval of CDP 92-3 is granted subject to approval of RP 924. CDP 92-3 is
subject to all findings and conditions of RP 92-4, Design Review Board Resolution
No. 183, incorporated herein by reference and on file in the Planning Department.
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.
DRB RESO NO. 184 -2-
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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: Chairperson Noble, Board Members: Rowlett, Erwin & Savary
NOES: None.
ABSENT: Board Member Gonzales.
ABSTAIN: None.
BAILEY NOB& Chairperson
DESIGN REtiEW BO&D
ATTEST:
ACTING HOUSING AND REDEVELOPMENT DIRECTOR
DRB RESO NO. 184 -3-
6s
APPLICATION COMPLETE DATE:
MARCH 30. 1992
STAFF REPORT
DATE: JUNE 3, 1992
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RI’ 924KDP 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 corner 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.
II. PROJECX 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 corner 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.
RP 92-4/CDP 92-3
ARMY 81 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 De1 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.
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 S?
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.
RI’ 92-4/CDP 92-3
ARMY 81 NAVY ACADEMY CREAN/ATKINSON HALL
JUNE 3, 1992
Viiane Desk Manual DeveloDment Guidelines and De&n Standards
The project complies with the development and design guidelines contained in the Village
Design Manual as demonstrated in the following table:
DEWXOPMENT STANDARD PROPOSED
Building Coverage 80%
Building Setbacks 15 feet
25%
15 feet II Building Height 35 feet 27 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 2144.030 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.
HISTORIC PRESEXVATION 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
ENVIRONMENTALREVIEW
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.
2.
3.
4.
5.
6.
7.
8.
9.
Design Review Board Resolution No. 183
Design Review Board Resolution No. 184
Location Map
Background Data Sheet
Disclosure Form
April 21, 1992 Letter from Michael Wallgren
Reduced Copy of the Site Plan and Building Elevations
Memorandum from Engineering Dept., dated May 13, 1992 Exhibits “A” - “I”, dated June 3, 1992
DN:lh
April 16, 1992
- BACKGROUND DATA SHEET -
CASE NO: RP 92-4/CDP 92-3
CASE NAME: ARMY AND NAVY ACADEMY - CREAN/ATKlNSON HALL
APPLICANT: ARMY & NAVY ACADEMY
REQUEST AND LOCATION: TWO DORMITORY BUILDINGS CONTAINING 19.075 SOUARE
FEET LOCATED AT 2585 CARLSBAD BOULEVARD.
LEGAL DESCRIPTION: THAT PORTION OF LOT 47 OF GRANVILLE PARK AND THAT PORTION
OF LAGUNA DRIVE ADJACENT THERETO IN THE CITY OF CARLSBAD ACCORDING TO MAP
THEREOF NO. 1782. FILED IN THE OFFICE OF THE COUNTY RECORDER.
APN: 203-041-01 Acres 7.20
(Assessor% Parcel Number)
Proposed No. of Lots/Units N/A
GENERAL PLAN AND ZONING
Land Use Designation P
Density Allowed N/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)
zollinq Land Use
Site V-R ARMY & NAVY ACADEMY
North R-3 SINGLE FAMILY RESIDENCES
South R-3
East V-R
SINGLE FAMILY RESIDENCE
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
DISCLOSURESTATEMENT .
APPLICAM”S STATEMENT Of OlSCLOSURE Of CERTAiN OWNERSHIP INTERESTS ON ALL APPUCATIONS WHICH WILl REdUlRE
DISCR~IOMRY ACTION ON THE PART OF THE CflY COUNCIL OR ANY APPOINTEO SOARO, COMMISSION OR COMMITTEE.
((D
The following information must be disclosed:
Armkant CITY OF CARUMO
FEB 2 t I992
PIANNINQ OWL having a financial interest in the application.
T
2. Owner
ving any ownership interest in the property involved.
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
If any person identMd 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
, FRMm13 8/90
2075 Las Palmas Orive - Carlsbad, California 92009-4859 (819) 438-l 181
Diaclo8ur8 statement .
(Over)
Page 2
5. Have you had more than $250 worth of business transacted with any member of City staff, Boards, ommittees and Council within the past twelve months?
If yes, please indicate person(s)
Ponon ir ddhd N: ‘Any individual. firm. coputnorahip, joint vonturo, urociakn. 8oclJ club, hetomal orgw&~ion. corporation. r&ata. trust.
rocoivor. lyndicatr, thir and uy other county, city and county, city municipality, diarM or othu political ~ubdivuion, or any athor group or
combination acting u l unit’
ages as necessary.)
Print of type name of owner Print of type name of applicant
FFumool3 w90
* . Second Hdf Century
AMly and Na, AcademS
POST OCPlCL BOX 3000
CARLIBID, CALIFORNIA 92009
Officr of the Prmidant
April 21, 1992
City of Carlsbad Planning Department 2075 Las Palmas Drive
Carlsbad, CA 92009-1576
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.
Sincerely,
/CZZiKLgrF
President
MW :mcr
_--
>
0
0
I I
r-F 1
q a
MEMORANDUM
May 13, 1992
TO: DESIGN REVIEW BOARD
FROM: Principal Civil Engineer, Robert J. Wojcik
REQUEST FOR VARIANCES TO REDUCE RIGHT-OF-WAY, PAVEMENT AND SIDEWALK
WIDTHS ON CYPRESS AVENUE
In conjunction with their proposed project the Army-Navy Academy has made the following
variance requests:
1. Reduce the right-of-way width from a standard requirement of 60 feet to 40
feet.
2. Reduce the pavement width from 40 feet to 32 feet.
3. Reduce the sidewalk width from 5 feet to 4 feet.
The reasons stated for these variances are.that they do not wish to block an ocean view
corridor from Carlsbad Boulevard nor change the proposed location of the new dormitory
building.
The proposal to construct this new building has offered the opportunity to clear up two
existing undesirable conditions. Some of the existing academy buildings currently are built
over the right-of-way of Del Mar Avenue. One of those buildings will be removed and
replaced by the proposed dormitory. A street vacation will be required by separate action to
correct this long standing situation. There are no constructed public improvements in Del Mar
Avenue and it is not used for public purposes.
The second undesirable condition is that Cypress Avenue was constructed across private
property opposite the proposed dormitory. It is not known how or when that portion of
Cypress was constructed. Cypress Avenue has no curb, gutter or sidewalk. The public uses
the dirt shoulders for parking in this area. Cypress Avenue between Ocean Street and
Carlsbad Boulevard can accommodate approximately 45 parking spaces. That portion
constructed across private property will be required to be dedicated.
The Engineering Department is opposed to the requested variances. The North Beach
Planning\Traffic Study calls out the need for both parking and sidewalks to provide the public
with adequate beach parking and safe pedestrian walkways. The requested variances would
only allow parking on one side of the street, reduce the sidewalk width on one side of the
street and not leave enough room on the other side of the street for an adequate sidewalk.
Design Review Board
May 13,1992
Page: 2
In an effort to accommodate this project, the Engineering Department would recommend the
following:
1. A right-of-way width of 47 feet.
2. A pavement width of 36 feet.
3. Standard width 5 foot sidewalks.
4. Vacate approximately 8000 sq. ft. of Del Mar Avenue.
5 Require dedication of approximately 1750 sq. ft. for Cypress Avenue.
The right-of-way width of 47 feet would accommodate a standard 36 foot pavement allowing
parking on both sides of the street. Five foot sidewalks would also be accommodated on both
sides of the street. The vacation and dedication would allow the construction of the
dormitory and Cypress Avenue. The approval of the project is contingent upon the approval
of the street dedication and vacation. All of these recommendations are included as
conditions of approval for RP 92-4 in the Design Review Board Resolution No. 183.
Attached you will find copies of the following exhibits;
1. Exhibit showing requested and recommended Cypress Avenue cross sections.
2. Letter dated February 26 regarding the requested variances.
3. Letter dated May 8 regarding the requested variances.
4. Exhibit showing the existing campus, right-of-way and streets.
5. Exhibit showing the proposed campus and streets.
6. Exhibit showing right-of-way to be vacated and dedicated.
ROBERT J. WOJCIK
Principal Civil Engineer
RJW:rz
. .
CYPRESS AVE.
STAFF RECOMMENDED
1
SOUTHERLY RIGHT-OF-WAY
LINE AS SHOWN ON
THE SITE PLAN
< 40’ >
4’ I;’
32’
ROADWAY >4 3’ >
CYPRESS AVE.
ARMY/NAVY REQUESTED
FOR ARMY AND NAVY ACADEMY
4W By: SCOTT EVANS, CARLSBAD ENGIMEERINC DEPT.
PROJECT NAME VARIANCE REQUEST FOR PROJECT EXHIBIT REDUCED RIGHT-OF-WAY ON CYPRESS AVE. NUMBER I 1 RP92-041 1
DOUGLAS BENDER AND ASSOCIATES
Consulting Civil Engineers
Mr. Robert J. Wojcik, R.C.E. Principal Civil Engineer Development Processing Services Division City of Carlsbad Carlsbad, CA 92009-4859
February 26, 1992 118.141
RECEIVED
FEB 2 8 1992
Subject: Army and Navy Academy CITY OF CARLSBAD Crean/Atkinson Hall PLANMINQ DEPT.
Gentlemen:
On behalf of the Army and Navy Academy, I hereby request that a variance be granted.for the dedication of Cypress Avenue as a 40' right of way street between Garfield Street and Ocean Street. The proposed street dedication/vacation is shown on the e:s:hibit.
Ke believe that this' variance should' be granted following reasons:
1.
2.
3.
4.
5.
6.
The prcposed extension of right of way is consistent existing Cypress Avenue right of way width between and Carlsbad Blvd.
attache,d
for the
with the Garfield
The proposed right of way width is consistent with other local streets within the area.
A 40' right of way is the maximum width that can be accommodated without encroaching into the existing structure at the southwesterly corner of Cypress and Garfield.
A 40' right of way will accommodate a 30' wide roadway section with 5' parkways. A 30' road section will accommodate 2 lanes of traffic with no on-street parking. If on-street parking is required, it can be accommodated on the inland side of Ocean Street north of Cypress when Ocean Street is improved to a 40' road section within a 50' wide right of way.
The Academy desires that an ocean view corridor be maintained from Carlsbad Blvd. between Atkinson and Crean Halls. If Cypress is widened to a width greater than 40', the dormitories would have to be shifted northerly, effectively blocking the view corridor.
Dedication of this right of way will correct a longstanding problem that has existed wherein the existing road crosses private property.
Tel: (714) 751-9401
3242 t-lallaclay, Suite 202
fax: (714) 751-9403 EXHIBIT
l Santa Ana. California 92705
DOUGLAS UNDER AND ASSOCIATES
Consulting Civil Engineers
May a, 1992 118.141
Mr. Jim Davis Associate Engineer City of Carl&ad 2075 Las Pafmas Drive Carlsbad, CA 92009-4859
subjaot: Army and Navy Academy Crean/Atkinson Hall
Dear Jim:
As a follow up to our conversation and as a clarification to our variance request dated February 26, 1992, we propose a modification to the variance to allow Cypress to be constructed as a 32' wide roadway within a 40' right of way. According to City .'I% standards, a 32' roadway section can accommodate onstreet parking on one side of the street, and therefore staff's concern with limited onstreet parking can be partially alleviated.
We propose to construct a 4' wide sidewalk on the north side of Cypress and a 5' wide sidewalk on the east side of Ocean in conjunction with the street improvements that will be constructed along the dormitory's street frontage.
Please note that the critical issue with regard to this project is the actual dormitory building location. If staff would prefer a 5' wide sidewalk on the north side of Cypress, this could be accommodated without shifting the building if staff would allow the building setback to be reduced from 15' to 14', and therefore the Cypress Avenue right of way could be increased to 41' to allow for a wider sidewalk.
We hope that these suggestions are helpful, and will serve as a basis for discussion of the variance issues at the Design Review Board hearing.
Very truly yours,
Douglas Ben&r and Associates, Inc.
cc: Mr. Tom cox Mr. Alan OlKain
Tel: (7*14) 751~9Oc)l 3232 Haikxky, Suite 2.X’
cuX:(?4)751-9403 EXHIBIT 3
l Scntc: Am, kifomic 92705
PROPOSED ARMY-NAVY ACADEMY . EXHIBIT 5
v/A REQUESTED VACATION
mq INDICATES h\\y ACCEPTABLE VACATION
cl
INDICATES
STREET DEDICATION
VACATION- PARCEL A
REQUESTED AREA 9740 SQ.FT. ACCEPTABLE AREA 8000 SQ.FT.
--
OCEAN ST. I
DEDICATION
322 SQ.FT. I
I
$7//4 ,’ ST.
,.---VACATlON ’ c/ PARCEL 8
99 SQ.FT.
PROJECT NAME VARIANCE REQUEST FOR
REDUCED RIGHT-OF-WAY ON CYPRESS AVE. : FOR ARMY AND NAVY ACADEMY
PROJECT
NUMBER RP92-04 I EXHIBIT 6
DRAW By: SCOTT EVANS, CARLSBAO ENGINEERING DEPT
Carlsbad Journal
Decreed A Legal Newspaper by the Superior Co& of San Diego County
Mail all correspondence regarding public notice advertising to
W.C.C.N. Inc. P.O. Box 230878, Encinitas, CA 92023-0878 (619) 753-6543
Proof of Publication
STATE OF CALIFORNIA, ss.
COUNTY OF SAN DIEGO,
.,-- s-.%3 I.“11bfi “E Tbal cwhb4 portion of Lot ,, preceding the date of publication of the
notice hereinafter referred to; and that the
NWY k NAVY ACADEMY ~Pmblku..momr+gtouldIat 47.WWdhIC~tbNMNP l7ufuNli~tboahc4tb.~w. notice of which the annexed is a printed
N~CSISEElUBYOMrNtbd tltwmlerd&r,~~~. the lioudw and ltadenlap,mnt c4mmIulm orlba Cllydcmbbwl u7wJbmm7qmdlowrwmn-
till hold. pubUe bmrtn# l t the iWtbbut(r.PlWlOCd1DN*
Citv Cwllell Cb8mbom mm cd iatba~h im. cd um
copy, has been published in each regular
and entire issue of said newspaper and not
in any supplement thereof on the follow-
inn dates, to-wit:
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above entitled matter.
I am principal clerk of the printer of the Carlsbad Journal, a newspaper of general circulation,
published weekly in the City of Carlsbad, County of San Diego, State of California, and which newspaper
is published for the dissemination of loca1 news and intelhgence of a genera1 character, and which
newspaper at all times herein mentioned had and still has a bona fide subscription list of paying
subscribers, and which newspaper has been established, printed and published at regular intervals in the
said City of Oceanside, County of San Diego, State of California, for a period exceeding one year next
t Iqwtmat l t UC
tb.MBjorRede andlo conIn _A. a- _._A -.~ abad viuye Drive. cadwad, cd- hreh. at (:PP P.M.. en nlMda7. W-C~ewa
hb 7.loDt to comaida an l pplh. &--i;zs ,m - m I tlon for . Major nadev.lopm*nt Permit and CreUl v M?b.lhIt9dltonld~omlyU
Fmmittadlwtbacoadrwtlw of -nlwdb77MOt-~
- domlton b- ewhhlw *lH at tb* pltbllc boarInd do.
lPumuJuue~rltllnhdor. acdbwd lo thL ~mtke. or ‘a ma.,, COFTWPO~MIC~ dathmd to tb. J une 25 19 92 - in on pmPm* wmrdl7 lmud OOtbArrmkNS*IAC~W, aI7 Olcnlrbul at7 clmrl omw
pus,locd.dontbanortbudeo?. l 5orprlorto.tbepublJc~ 19- *or of taprea AW8W wd oc.w APPUWmtz Am7 k Navy Acad-
stmt.insub-hn5c4trav~ i7itz?zF Bedwdopmeat Zona and men RmmAxMENT 191
PUUCUIUIY dacrlbed u: COMMXIWON 19-
19-
I certify under penalty of perjury that the
foregoing is true and correct. Executed at
Carlsbad, County of San Diego, State of
California on the 25th
day of lllrw 1997
Clerk of the Printer
NOTICE OF PUBLIC HEARING
RP 92-4/CDP 92-3 - ARMY & NAVY ACADEMY
NOTICE IS HEREBY GIVEN that the Housing and Redevelopment Commission of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m., on Tuesday, July 7,
1992, to consider an application 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 property generally located on the Army & Navy Academy Campus, located on the northeast corner of Cypress Avenue and Ocean Street, in Sub-Area 5 of the Village Redevelopment Zone and more particularly described-as:
That certain portion of Lot 47 together with that certain port of Ocean Street vacated and closed to public use, reverting to Lot 47, according to Map thereof No. 1782, filed in the Office
County Recorder of San Diego County.
ion said of the
If you have any questions regarding this matter, please call Don Neu in the
Planning Department at 438-1161, ext. 4446.
If you challenge the Major Redevelopment Permit and/or Coastal Development Permit in court, you may be limited to raising only those issues raised by you or someone else at the public hearing described in this notice, or in written correspondence delivered to the City of Carlsbad City Clerk's Office at, or prior to, the public hearing.
APPLICANT: Army 81 Navy Academy PUBLISH: June 25, 1992
CITY OF CARLSBAD HOUSING AND REDEVELOPMENT COMMISSION
S”ENA ml,*
v
UGOON
City of Culsbad
CAEANlATKlNSON HALL
ARMY NAW ACADEMY RP 924JCDP 92-3
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