Loading...
HomeMy WebLinkAbout2009-01-06; Housing & Redevelopment Commission; 412; Army and Navy Academy- Master Site PlanHOUSING AND REDEVELOPMENT COMMISSION - AGENDA BILL",12 AB# 412 MTG. 01/06/oa DEPT. H/RED ARMY & NAVY ACADEMY IIJIAC"T"CD OITC Dl A klMASTER SITE PLAN (RP 05-04) DEPT. HEACKD^"" CITY ATTY.h^§>^ CITYMGR..^ ~-^iSV- RECOMMENDED ACTION: * That the Housing and Redevelopment Commission ADOPT Resolution No. 462 . APPROVING a Major Redevelopment Permit (RP 05-04) for a Master Site Plan for future development on the Army and Navy Academy, property which is generally located in District 9 of the Carlsbad Village Redevelopment Area. ITEM EXPLANATION: The proposed project requires approval of a Major Redevelopment Permit because the Village Master Plan and Design Manual requires institutional uses, such as the Army and Navy Academy, specifically in Land Use District 9 (which is otherwise a tourist-serving commercial land use district) to have a Master Plan in order to remain and to be permitted to make improvements and/or additions to existing facilities. The Master Site Plan will assist the academy in developing the campus in a cohesive, well- planned manner. Without approval of the Master Site Plan, the Academy is not permitted to expand or intensify its uses. The Master Site Plan does not approve construction of any buildings nor is it a typical Master Plan per City of Carlsbad Municipal Code. Rather, it is a site planning tool and vision document for how the Academy will grow in the future and identifies the maximum capacity for said school. The Plan does not contain its own development standards. All new or redeveloped buildings on Academy property will be required to obtain individual approvals and permits, and will be required to comply with the development standards and design guidelines set forth within the Village Master Plan and Design Manual (or any successor document), Title 21, and the Local Coastal Program. The Army and Navy Academy has created a phasing plan consisting of twenty different phases. The order in which the buildings are constructed may change depending on the needs of the academy and the funding sources available. At build out, however, the Plan indicates that the academy will have 21 buildings and a maximum of 440 students. On November 5, 2008, the Design Review Board (DRB) along with the Planning Commission held a joint public hearing to consider a request to approve a Master Site Plan for the Army and Navy Academy. At the public hearing, the Design Review Board members voted 4-1 (Whitton, no) in favor of the project, and the Planning Commission voted 5-1 (Whitton, no) in favor of the project. As the approving legislative body, the Planning Commission approved the amendment to the Conditional Use Permit which approves the Master Site Plan for those properties outside of the Village Redevelopment Area. The Commission's action was not appealed to the City Council. Therefore, the action to approve the amendment to the CUP is final. DEPARTMENT CONTACT: Austin Silva 760-434-2813 asilv@ci.carlsbad.ca.us FOR CITY CLERKS USE ONLY. COMMISSION ACTION: APPROVED DENIED CONTINUED WITHDRAWN AMENDED D D D CONTINUED TO DATE SPECIFIC D CONTINUED TO DATE UNKNOWN D RETURNED TO STAFF D OTHER - SEE MINUTES D Page 2 The Major Redevelopment Permit covers all properties within the Village Redevelopment Area and requires Housing and Redevelopment Commission approval. The approving resolutions along with the Design Review Board/Planning Commission staff report, and the draft minutes of the November 5th joint meeting are attached for the Commission's review. FISCAL IMPACT: From a redevelopment tax increment standpoint, the proposed project will have a minimal fiscal impact due to the fact that the academy is operated by a non-profit organization and generally exempt from the payment of property taxes. However, it is anticipated that there will be a positive impact overall from the future redevelopment of the property which could serve as a catalyst for other development in the area and/or enhance sales in local retail establishments. There is currently no estimate of these other financial benefits for the Village Area. ENVIRONMENTAL IMPACT: The proposed master site plan has been reviewed for potential environmental impacts pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the initial study (EIA Part 2) did not identify any potentially significant impacts on the environment. A notice of intent to adopt a Negative Declaration was posted in the newspaper for public review. The attached resolution approves the Negative Declaration. EXHIBITS: 1. Housing & Redevelopment Commission Resolution No. 462 . APPROVING RP 05-04 2. Design Review Board Resolution No. 334, dated November 5, 2008 3. Design Review Board Resolution No. 335, dated November 5, 2008 4. Planning Commission Resolution No. 6495 (CUP 94-02X1 A) 5. Design Review Board/Planning Commission Staff Report, dated November 5, 2008 with attachments 6. Draft Design Review Board/Planning Commission Minutes, dated November 5, 2008 7. Army Navy Academy Master Site Plan (on file in the City Clerk's Office) 1 HOUSING AND REDEVELOPMENT COMMISSION RESOLUTION NOM62 2 A RESOLUTION OF THE HOUSING AND REDEVELOPMENT 3 COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING MAJOR REDEVELOPMENT PERMIT NUMBER RP 05-04 4 FOR A MASTER SITE PLAN TO GUIDE FUTURE REDEVELOPMENT OF THE ARMY/NAVY ACADEMY, AND ADOPTING A NEGATIVE 5 DECLARATION FOR PROPERTY GENERALLY LOCATED ON THE EAST AND WEST SIDE OF CARLSBAD BOULEVARD BETWEEN 6 MOUNTAIN VIEW DRIVE AND BEECH AVENUE IN LAND USE DISTRICT 9 OF THE CARLSBAD VILLAGE REDEVELOPMENT 7 AREA AND IN LOCAL FACILITIES MANAGEMENT ZONE 1. 8 APPLICANT: ARMY AND NAVY ACADEMY CASE NO: RP 05-04 WHEREAS, on November 5, 2008, the City of Carlsbad Design Review Board held a duly noticed joint public hearing to consider a Major Redevelopment Permit (RP 05-04) to approve a Master 12 Site Plan for the Army and Navy Academy, and adopted Design Review Board Resolutions Nos. 334 and 13 335 recommending to the Housing and Redevelopment Commission that Major Redevelopment Permit 14 RP 05-04 and the Negative Declaration be approved; and 15 WHEREAS, the Housing and Redevelopment Commission of the City of Carlsbad, on the date of this resolution held a duly noticed public hearing to consider the recommendation and heard all persons interested in or opposed to Major Redevelopment Permit (RP 05-04); and 1 R WHEREAS, as a result of an environmental review of the subject project conducted pursuant to 19 the Guidelines for Implementation of the California Environmental Quality Act and the Environmental 20 Protection Ordinance of the City of Carlsbad, a Negative Declaration was prepared in conjunction with 21 the project and recommended for approval by Design Review Board Resolution No. 335 on November 5, 22 2008. 23 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and Redevelopment ~r Commission of the City of Carlsbad, California as follows: 2/c 1. That the foregoing recitations are true and correct. 27 2. That Major Redevelopment Permit (RP 05-04) is APPROVED and that the findings and 28 conditions of the Design Review Board contained in Resolution Nos. 334 and 335 on file in the City Clerk's Office and incorporated herein by reference, are the findings and conditions of the Housing and 2 Redevelopment Commission. 3 3. That the Housing and Redevelopment Commission of the City of Carlsbad has reviewed, 4 analyzed and considered the Negative Declaration (RP 05-04), the environmental impacts therein 5 identified for this project and any comments thereon. The Housing and Redevelopment Commission 6 finds there is no substantial evidence that the project will have a significant effect on the environment and hereby approves the Negative Declaration. The Housing and Redevelopment 8 Commission finds that the Negative Declaration (RP 05-04) reflects the independent judgment of the , r. Housing and Redevelopment Commission of the City of Carlsbad. 4. That this action is final the date this resolution is adopted by the Housing and 12 Redevelopment Commission. The provision of Chapter 1.16 of the Carlsbad Municipal Code, ^ "Time Limits for Judicial Review" shall apply: 14 NOTICE TO APPLICANT: 15 "The time within which judicial review of this decision must be sought, or other exactions hereafter 16 collectively referred to, is governed by Code of Civil Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad Municipal Code Chapter 1.16. Any petition or other paper 17 seeking judicial review must be filed in the appropriate court not later than the ninetieth day following the date on which this decision becomes final; however, if within ten days after the decision becomes 18 final a request for the record of the proceedings accompanied by the required deposit in an amount sufficient to cover the estimated cost of preparation of such record, the time within which such petition 1" may be filed in court is extended to not later than the thirtieth day following the date on which the record is either personally delivered or mailed to the party, or his/her attorney of record, if he/she has one. A written request for the preparation of the record of the proceedings shall be filed with the City Clerk, City 2, of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, California, 92008." 22 23 24 25 26 27 28 -2- / 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a Special Meeting of the Housing and Redevelopment Commission of the City of Carlsbad on the 6th day of January, 2009, by the following vote to wit: AYES: Commission Members Kulchin, Hall, Packard and Blackburn. NOES: None. ABSENT: Commission Member Lewis. ANN J. KULC ATTEST: .ISA HILDABRAND, Secretary (SEAL) 1970 EXHIBIT 2 Design Review Board Resolution No. 334 Dated November 5, 2008 1 DESIGN REVIEW BOARD RESOLUTION NO. 334 2 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF 3 CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF MAJOR REDEVELOPMENT PERMIT NUMBER RP 05-04 FOR FUTURE 4 REDEVELOPMENT OF THE ARMY/NAVY ACADEMY ON PROPERTY 5 GENERALLY LOCATED ON THE EAST AND WEST SIDE OF CARLSBAD BOULEVARD BETWEEN MOUNTAIN VIEW DRIVE AND BEECH 6 AVENUE IN LAND USE DISTRICT 9 OF THE CARLSBAD VILLAGE REDEVELOPMENT AREA AND IN LOCAL FACILITIES MANAGEMENT 7 ZONE1. CASE NAME: ARMY/NAVY ACADEMY MASTER SITE PLAN 8 APN: 203-14-206,203-05-103,203-05-201,203-05-202,203-05- 9 301,203-04-102 CASE NO: RP 05-04 10 WHEREAS, Army/Navy Academy, "Applicant", has filed a verified application with 12 the Redevelopment Agency of the City of Carlsbad regarding property owned by the 13 Army/Navy Academy, "Owner", described as Assessor Parcel Numbers 203-14-206, 203-05-14 15 103, 203-05-201, 203-05-202, 203-05-301, 203-04-102 and more thoroughly described in 16 Attachment A, ("the Property"); and 17 WHEREAS, said application constitutes a request for a Major Redevelopment Permit, as 18 shown on Exhibits "A"-"H" dated November 5, 2008, on file in the Housing and 19 Redevelopment Department, "Army/Navy Academy Master Site Plan RP 05-04/CUP 94- 20 02X1A", as provided by Chapter 21.35.080 of the Carlsbad Municipal Code; and 22 WHEREAS, the Design Review Board did on the 5th day of November, 2008, hold a 23 duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and 25 arguments, if any, of persons desiring to be heard, said Board considered all factors related to 26 "Army/Navy Academy Master Site Plan." 27 28 7 1 NOW, THEREFORE, BE IT HEREBY RESOLVED, by the Design Review Board as 2 follows: 3 A. That the foregoing recitations are true and correct. 4 c- B. That based on the evidence presented at the public hearing, the Design Review Board RECOMMENDS APPROVAL of Army/Navy Academy Master Site 6 Plan RP 05-04, based on the following findings and subject to the following conditions: 7 _ GENERAL AND REDEVELOPMENT PLAN CONSISTENCY FINDINGS:o ^____________^^^^_^^^________^__^^_____________^^^^^__^^^_____ 9 1. The Planning Director has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, 10 and it is therefore recommending approval of the Negative Declaration for the project. 2. The Design Review Board finds that the project, as conditioned herein and the j2 establishment of the RH density designation for the project, is in conformance with the Elements of the City's General Plan, the Carlsbad Village Area Redevelopment Plan, and the 13 Carlsbad Village Redevelopment Master Plan and Design Manual based on the facts set forth in the staff report dated November 5, 2008 including, but not limited to the following: 14 , 5 a. The proposed project is consistent with the goals and objectives for the Village, as outlined within the General Plan, because it provides for a civic and cultural 16 use in an accepted location within the Village. This in turn serves to enhance and maintain the Army/Navy Academy as it is the only military boarding school 17 in California. The project reinforces the pedestrian-orientation desired for the downtown area because the school's proximity to the Village provides the students and its employees an opportunity to walk to shopping, recreation, and 19 mass transit functions. With the project being close to existing bus routes and mass transit, it will help to further the goal of providing new economic 20 development near transportation corridors. Furthermore, the Army/Navy Academy assists in encouraging complementary uses in the Village and adding 21 diversity to the Village population that helps create and/or enhance a lively and 22 interesting social environment. 23 b. The project is consistent with the Village Redevelopment Master Plan and Design manual in that the proposed project assists in satisfying goals and 24 objectives set forth for Land Use District 9 through the following actions: it stimulates property improvements and new development in the Village by providing for new development or rehabilitation of existing facilities; and it 26 improves the physical appearance of the Village Area by replacing outdated buildings with aesthetically pleasing buildings that will be using a Spanish 27 Colonial Revival architectural style along with attractive landscaping. Future construction at the Army/Navy Academy will incorporate appropriate site28 DRBRESONO. 334 -2- Q planning, architectural design and materials that comply with City standards 2 and requirements. 3 c. The project as designed is consistent with the development standards for Land Use District 9, the Village Design Guidelines and other applicable regulations set forth in the Village Master Plan and Design Manual. d. The existing streets can accommodate the estimated ADTs and all required 6 public right-of-way has been or will be dedicated and has been or will be improved to serve the development. The pedestrian spaces and circulation have 7 been designed in relationship to the land use and available parking. Public facilities will be constructed to serve the proposed project as required with future construction. The project has been conditioned to develop and implement a program of "best management practices" for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage 10 facilities. * e. The proposed project will not have an adverse impact on any open space within , ~ the surrounding area. The project is consistent with the Open Space requirements for new development within the Village Redevelopment Area and 13 the City's Landscape Manual. 14 f. Future construction associated with the proposed project will be conditioned to comply with the Uniform Building and Fire Codes adopted by the City to ensure that the project meets appropriate fire protection and other safety standards. 16 g. The proposed project is consistent with the Housing Element of the General 17 Plan, the City's Inclusionary Housing Ordinance, and the Redevelopment Agency's Inclusionary Housing Requirement, as the Army/Navy Academy will be subject to all inclusionary housing requirements at the time permits are applied for residential units. 20 h. The proposed project meets all of the minimum development standards set forth in Chapter 21.45.080, and has been designed in accordance with the concepts contained in the Village Master Plan and Design Guidelines Manual, in that the overall plan for the project is comprehensive and incorporates many of the architectural features of surrounding developments. The buildings, 23 landscaping, and on-site amenities all conform to the Village Redevelopment Master Plan and Design Manual which serves as the adopted land use plan for 24 the area. The overall plan for the project provides for adequate usable open space, circulation, off-street parking, recreational facilities and other pertinent amenities. The parking is provided through surface level parking lots which are located in carious locations of the school campus. The project is compatible with surrounding land uses and will not negatively impact circulation patterns in the 27 area. The overall architecture is compatible with the surrounding area and consistent with the Village character as set forth in the Village Master Plan and 28 Design Manual. DRB RESO NO. 334 -3- 1 2 3. The Design Review Board hereby finds that the appropriate residential density for the project is RH (15-23 dwelling units per acre), which has a Growth Management Control Point 3 (GMCP) of 19 dwelling units per acre. Justification for the RH General Plan density designation is as follows: 4 " - a. The density is compatible with the surrounding area, which contains a variety of uses including multi-family residential, single-family residential, commercial and 6 hotel. Application of the RH General Plan designation on the subject property would allow for future high density residential mixed-use development, which is 7 permitted in District 9, and would be compatible with the mixture of surrounding uses. o 9 b. The RH General Plan density designation serves to satisfy the goals of the Village Redevelopment Master Plan by increasing the number, quality, diversity, 10 and affordability of housing units within this area of the Village. The high density designation allows for future development that would be consistent the goals and objectives of the Redevelopment Master Plan. 12 c. The RH General Plan density designation serves to satisfy the objectives of Land 13 Use District 9 by increasing the number of residential units in close proximity to shops, restaurants, and mass transportation (Bus & Village Coaster Station). 14 High residential densities in close proximity to mixed-use areas with easy access to mass transportation promote greater job/housing balance and help solve regional issues such as reduced traffic congestion and improved air quality. 16 4. All necessary public facilities required by the Growth Management Ordinance will be 17 constructed or are guaranteed to be constructed concurrently with the need for them created by this project and in compliance with adopted City standards, in that all required public facilities necessary to accommodate the proposed development have been provided or 19 are required as conditions of project approval. 20 5. The project is consistent with the City-wide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1, and all City public facility policies and ordinances. 21 The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding: sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; 23 government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, 24 a. The project has been conditioned to ensure that building permits will not be issued for the project unless the District Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available and the District Engineer is satisfied that the requirements of 27 the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project. 28 DRB RESO NO. 334 -4- ,,O b. All necessary public improvements have been provided or will be required as 2 conditions of individual project approvals. c. The project has been conditioned to provide proof from the Carlsbad Unified 3 School District that the project has satisfied its obligation to provide fees for school facilities. 4 - d. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be collected prior to the issuance of building permit. 6 e. The Public Facility fee is required to be paid by Council Policy No. 17 and will 7 be collected prior to the issuance of building permit. o 6. The project is consistent with the City's Landscape Manual. 9 7. The Design Review Board has reviewed each of the exactions imposed on the Developer 10 contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree 11 of the exaction is in rough proportionality to the impact caused by the project. 12 GENERAL CONDITIONS; 13 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of 14 building permits. 1. If any of the following conditions fail to occur; or if they are, by their terms, to be 16 implemented and maintained over time, if any of such conditions fail to be so implemented and maintained over time, if any such conditions fail to be so implemented 17 and maintained according to their terms, the City/Agency shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke or further condition all certificates of occupancy issued in under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said 20 conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's/Agency's approval of this Major Redevelopment 21 Permit. 22 2. Staff is authorized and directed to make, or require the Developer to make, all corrections 23 and modifications to the Major Redevelopment Permit Master Site Plan documents, as necessary to make them internally consistent and in conformity with the final action on 24 the project. 25 3. The Developer shall comply with all applicable provisions of federal, state, and local laws 26 and regulations in effect at the time of building permit issuance. 27 4. 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 DRB RESO NO. 334 -5- , , 66020. If any such condition is determined to be invalid this approval shall be invalid 2 unless the Housing and Redevelopment Commission determines that the project without the condition complies with all requirements of law. 3 5. The Developer/Operator shall and does hereby agree to indemnify, protect, defend and hold harmless the Redevelopment Agency of the City of Carlsbad, its governing body ? members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and 6 attorney's fees incurred by the Agency arising, directly or indirectly, from (a) Agency's approval and issuance of this Major Redevelopment Permit, (b) Agency's approval or issuance of any permit or action, whether discretionary or non-discretionary, in o connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all 9 liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been 10 concluded and continues even if the Agency's approval is not validated. 6. The Developer shall submit to the Housing and Redevelopment Department a reproducible 24" x 36", mylar copy of the Major Redevelopment Permit reflecting the conditions approved by the final decision making body. 13 7. The Developer shall include, as part of the plans submitted for any future permit plan check, a reduced legible version of all approving resolution(s) in a 24" x 36" blueline . <- drawing format. 16 8. Prior to the issuance of a building permit, the Developer shall provide proof to the Director from the Carlsbad School District that this project has satisfied its obligation to 17 provide fees for school facilities. 18 9. This project shall comply with all conditions and mitigation measures which are required 19 as part of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of any future building permits. 20 10. Approval is granted for Major Redevelopment Permit RP 05-04 as shown on Exhibits 21 "A"-"H", dated November 5, 2008, on file in the Housing and Redevelopment 22 Department and incorporated herein by reference. 11. This approval is granted subject to the approval of the Negative Declaration of the 23 project and is subject to all conditions 12. This approval is granted subject to the approval of the Negative Declaration and adoption of Conditional Use Permit No. CUP 94-02X1A and is subject to all conditions contained in Planning Commission Resolutions No. 6493 and 6495 for these other 26 approvals and incorporated by reference herein. 27 13. Building permits will not be issued for future development unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project DRB RESO NO. 334 -6- at the time of the application for the building permit, and that water and sewer capacity 2 and facilities will continue to be available until the time of occupancy. 3 14. Approval of this Master Site Plan is a guiding land use document and does not grant any permits for construction of any specific buildings or facilities on campus. The 4 construction and development of buildings on campus will require approval of a 5 Redevelopment Permit and any other associates permits at a later date. 6 15. All future development shall comply with the requirements of the District 9 development standards as described in the Carlsbad Village Master Plan and Design Manual and Title 7 21 of the Carlsbad Municipal Code. o 16. Development of buildings and facilities shall occur consistent with the Buildout Parking 9 Requirements and phasing of the Master Site Plan. 10 17. Total enrollment of the Army/Navy Academy shall not exceed 440 students at build out. 11 18. Total number of employees shall not exceed 116 at build out. 12 19. The architecture of future buildings and facilities shall comply with the design guidelines 13 outlined within the Carlsbad Village Master Plan and Design Manual. 14 MISCELLANEOUS CONDITIONS: 20. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy 16 #17, the License Tax on new construction imposed by Carlsbad Municipal'Code Section 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by 17 Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit for each approved individual i n development. If the taxes/fees are not paid, this approval of the Master Site Plan and future developments will not be consistent with the General Plan and shall become void. 20 21. All future buildings shall have roof appurtenances, including air conditioners, that are 21 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 Community Development and/or Housing and 23 Redevelopment. 24 NOTICING CONDITIONS: 25 22. Prior to the issuance of the first building permit following approval of the subjected 26 Master Site Plan, Developer shall submit to the City a Notice of Restriction to be filed in the office of the County Recorder, subject to the satisfaction of the Housing and 27 Redevelopment Director, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Major Redevelopment Permit by Design Review Board Resolution No. 334 on the real property owned by the Developer. Said Notice of DRB RESO NO. 334 -7- Restriction shall note the property description, location of the file containing complete 2 project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The Housing and Redevelopment 3 Director has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. ON-SITE CONDITIONS; 6 23. With future development, the developer shall construct trash receptacle and recycling 7 areas with gates pursuant to the City Engineering Standards and Carlsbad Municipal Code Chapter 21.105. Location of said receptacles shall be approved by the Housing & Redevelopment Director. Enclosure shall be of similar colors and/or materials of the 9 project and subject to the satisfaction of the Housing & Redevelopment Director. 10 24. No outdoor storage of material shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and Housing & Redevelopment Director of an Outdoor Storage Plan, and thereafter comply 12 with the approved plan. 13 25. The developer shall submit and obtain Housing & Redevelopment Director approval of an exterior lighting plan with future parking areas. All lighting shall be designed to 14 reflect downward and avoid any impacts on adjacent homes or property. 15 ENGINEERING CONDITIONS: 16 26. The Carlsbad Blvd. Pedestrian Bridge is shown on the Army Navy Academy Master Site 17 Plan (Phase 17) as an information item only. This bridge will require This bridge will require separate approvals.18 19 27. As stated in Chapter 5 of the Master Site Plan text, Developer shall fund and initiate the Alternative Street Design Process for this project in accordance with the Street and 20 Sidewalk Policy Committee Report as adopted by City Council 8/1/2000. 21 28. Concurrent with any development fronting Carlsbad Blvd. or Beech Ave. (Planning Area 22 "A" or Planning Area "E"), Developer shall design and provide for the construction of missing or damaged improvements to Beech Ave., Carlsbad Blvd., or Mountain View 23 Drive as determined by the City Engineer. 24 29. Concurrent with any discretionary permits for this project that proposes a building permit, as identified in Chapter 5 of the Master Site Plan, Developer shall prepare separate detailed studies, prepared by a Registered Engineer, to determine whether facilities 25 (sanitary sewer, potable water, and storm drain) are adequate to serve the needs of this project. These studies shall demonstrate that Growth Management Standards are met for 27 the facilities within this zone, and as it relates to impacts from this Project. These studies shall be prepared to the satisfaction of the City Engineer. If deficiencies are identified, Developer is responsible to construct or otherwise financially guarantee the necessary DRB RESO NO. 334 -8- facility improvements. 2 30. Concurrent with any discretionary permits for this project, Developer shall study and 3 address undergrounding of existing overhead utilities within and adjacent to the project boundary. 4 <- 31. Prior to the approval of any application for development or redevelopment including building permits, Developer shall submit to the City Engineer proof that the existing lots 6 within this project have been adjusted, consolidated or merged in accordance with the Carlsbad Municipal Code. 7 32. Prior to the approval of any application for development or redevelopment including building permits, Developer shall cause property owner to execute and submit to the City 9 Engineer for recordation the City's standard form Drainage Hold Harmless Agreement regarding drainage across the adjacent properties. 10 33. Prior to the approval of any application for development or redevelopment including 11 building permits, Developer shall submit for City approval a "Storm Water Pollution 12 Prevention Plan (SWPPP)" and a "Storm Water Management Plan (SWMP)." Each plan shall demonstrate compliance with the City of Carlsbad Standard Urban Stormwater 13 Mitigation Plan (SUSMP), Order R9-2007-0001 issued by the San Diego Region of the California Regional Water Quality Control Board and City of Carlsbad Municipal Code. 14 The SWMP shall address measures to avoid contact or filter said pollutants from storm water, to the maximum extent practicable, for the construction and post-construction stage of the project. At a minimum, the plans shall: 16 a. Identify existing and post-development on-site pollutants-of-concern. 17 b. Identify the hydrologic unit this project contributes to and impaired water bodies that could be impacted by this project. ° c. Recommend source controls and treatment controls that will be implemented with this , Q project to avoid contact or filter said pollutants from storm water to the maximum extent practicable before discharging offsite; 20 d. Establish specific procedures for handling spills and routine cleanup. Special considerations and effort shall be applied to employee education on the proper 21 procedures for handling cleanup and disposal of pollutants. e. Ensure long-term maintenance of all post-construction BMPs in perpetuity. f. Identify how post-construction runoff rates and velocities from the site will not 23 exceed the pre-construction runoff rates and velocities to the maximum extent practicable. 24 33. Prior to the approval of any application for development or redevelopment including 2* building permits, Developer shall cause property owner to process, execute and submit an 2g executed copy to the City Engineer for recordation a City standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement for the perpetual 27 maintenance of all treatment control, applicable site design and source control, post- construction permanent Best Management Practices prior to the issuance of a grading 28 permit or building permit, whichever occurs first for this Project. DRB RESO NO. 334 -9- 1 STANDARD CODE REMINDERS: 2 The project is subject to all applicable provisions of local ordinances, including but not limited to 3 the following code requirements. General 34. Approval of this request shall not excuse compliance with all applicable sections of the 6 Zoning Ordinance and all other applicable City Ordinances in effect at the time of future building permit issuance, except as otherwise specifically provided herein. 7 35. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320 for all future development. 9 36. Any signs proposed for future development shall at a minimum be designed in 10 conformance with the approved plans and the sign criteria contained in the Village Redevelopment Master Plan and Design Manual and shall require review and approval of the Housing & Redevelopment Director prior to installation of such signs. 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 DRB RESO NO. 334 -10- 1 PASSED, APPROVED, AND ADOPTED at a meeting of the Design Review Board of the City 2 of Carlsbad, California, held on the 5th day of November, 2008, by the following vote to wit: 3 AYES:4 NOES: 5 ABSENT: 6 ABSTAIN: 7 8 9 TONY LAWSON, CHAIRPERSON DESIGN REVIEW BOARD 10 ATTEST:11 12 13 DEBBIE FOUNTAIN HOUSING AND REDEVELOPMENT DIRECTOR 14" 15 16 17 18 19 20 21 22 23 24 25 26 27 28 DRB RESO NO. 334 -11-n EXHIBIT 3 Design Review Board Resolution No. 335 Dated November 5,2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 DESIGN REVIEW BOARD RESOLUTION NO. 335 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING ADOPTION OF A NEGATIVE DECLARATION FOR A MAJOR REDEVELOPMENT PERMIT NUMBER RP 05-04 FOR FUTURE REDEVELOPMENT OF THE ARMY AND NAVY ACADEMY ON PROPERTY GENERALLY LOCATED ON THE EAST AND WEST SIDE OF CARLSBAD BOULEVARD BETWEEN MOUNTAIN VIEW DRIVE AND BEECH AVENUE. CASE NAME: ARMY AND NAVY ACADEMY MASTER SITE PLAN APN: 203-14-206, 203-05-103, 203-05-201, 203-05-202, 203- 05-301,203-04-102 CASE NO.: RP 05-04 WHEREAS, Army and Navy Academy, "Applicant," has filed a verified application with the City of Carlsbad regarding property owned by Army and Navy Academy, "Owner", described as Assessor Parcel Numbers 203-14-206, 203-05-103, 203-05-201, 203-05-202, 203- 05-301, 203-04-102 and more thoroughly described in Attachment A, ("the Property"); and WHEREAS, a Negative Declaration was prepared in conjunction with said project; and WHEREAS, the Design Review Board did on the 5th day of November, 2008, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, examining the initial study, analyzing the information submitted by staff, and considering any written comments received, the Design Review Board considered all factors relating to the Negative Declaration. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board as follows: A) That the foregoing are true and correct. B) That based on the evidence presented at the public hearing, the Design Review Board hereby RECOMMENDS ADOPTION of the Negative Declaration, Exhibit "ND," R according to Exhibits "NOI", and "Environmental Impact Assessment Form - Initial 2 Study (EIA)," attached hereto and made a part hereof, based on the following findings: 3 Findings: 4 1. The Design Review Board of the City of Carlsbad does hereby find: a. it has reviewed, analyzed, and considered the Negative Declaration for Army and 6 Navy Academy Master Plan, analyzing the environmental impacts therein identified for this project and any comments theron prior to RECOMMENDING 7 APPROVAL of the project: and o b. the Negative Declaration has been prepared in accordance with requirements of 9 the California Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and 10 c. it reflects the independent judgment of the Design Review Board of the City of 11 Carlsbad; and 12 d. based on the EIA Part II and comments theron, there is no substantial evidence the 13 project will have a significant effect on the environment. 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 DRBRESONO. 335 -2- 1 PASSED, APPROVED AND ADOPTED at a regular meeting of the Design Review 2 Board of the City of Carlsbad, California, held on the 5th day of November, 2008, by the 3 following vote, to wit:4 5 AYES: 6 NOES: 7 ABSENT: 8 ABSTAIN: 9 10 TONY LAWSON, CHAIRPERSON DESIGN REVIEW BOARD 1l ATTEST: 12 13 DEBBIE FOUNTAIN 14 HOUSING AND REDEVELOPMENT DIRECTOR 15 16 17 18 19 20 21 22 23 24 25 26 27 28 DRB RESO NO. 335 -3- EXHIBIT 4 Planning Commission Resolution No. 6495 Dated November 5,2008 1 PLANNING COMMISSION RESOLUTION NO. 6495 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, APPROVING AN EXTENSION AND AN AMENDMENT TO THE ARMY/NAVY 4 ACADEMY MASTER SITE PLAN GENERALLY LOCATED 5 NORTH AND SOUTH OF CYPRESS AVENUE, SOUTH OF PACIFIC STREET, EAST AND WEST OF OCEAN STREET, 6 AND EAST AND WEST OF CARLSBAD BOULEVARD IN LOCAL FACILITIES MANAGEMENT ZONE 1. 7 CASE NAME: ARMY/NAVY ACADEMY MASTER SITE PLAN 8 CASE NO.: CUP 94-02x1 (A) 9 WHEREAS, Army/Navy Academy, "Developer and Owner," has filed a verified to application with the City of Carlsbad regarding property described as 12 That portion of Lot 47 of GranviUc Park and that portion of Laguna Drive adjacent thereto (vacated and closed to public 13 use by Resolution No. 918 of the City Council of the City of Carlsbad, California, recorded July 19,1963 as Instrument No. 14 126793 of official records of San Diego County, California) in the City of Carlsbad, County of San Diego, State of California, according to map thereof no. 1782, filed in the office of the jg County Recorder of San Diego County; and that portion of Blocks 1 and 2 of Oceanside Addition to Carlsbad, in the City 17 of Carlsbad, County of San Diego, State of California, according to map thereof No. 893, filed in the office of the ' ^ County Recorder of San Diego County, April 8,1903, together , 9 with the alley lying within Block 2 and that portion of Ocean Park Avenue lying between said Blocks 1 and 2 as vacated and 20 closed to public use in order of the board of supervisors, filed in the office of the County Recorder of San Diego County, 21 October 2,1925 in Book 751, Page 332 of Deeds; and, Lots 75, 76 and Lots 94 through 96 inclusive of Granville Park No. 2, in the City of Carlsbad, County of San Diego, State of California, 23 according to map thereof No. 2037, filed in the office of the County Recorder of San Diego County, June 18,1927 24 ("the Property"); and 26 WHEREAS, said verified application constitutes a request for a Conditional Use 27 Permit Extension and Amendment as shown on Exhibits "A"-"H" and "Master Site Pan" 28 dated November 5, 2008, on file in the Planning Department ARMY/NAVY ACADEMY 1 MASTER SITE PLAN - CUP 94-02Xl(A), as provided by the conditions of approval of CUP 2 94-02 and Chapter 21.42 and/or 21.50 of the Carlsbad Municipal Code; and 3 WHEREAS, the Planning Commission did, on November 5, 2008, hold a duly c noticed public hearing as prescribed by law to consider said request; and 6 WHEREAS, at said public hearing, upon hearing and considering all testimony 7 and arguments, if any, of all persons desiring to be heard, said Commission considered all factors Q relating to the CUP Extension and Amendment; and 9 WHEREAS, on October 4,1995, the Planning Commission approved CUP 94-02 10 as described and conditioned in Planning Commission Resolution No. 3797. 12 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 13 Commission of the City of Carlsbad as follows: 14 A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Planning 16 Commission APPROVES ARMY/NAVY ACADEMY MASTER SITE PLAN - CUP 94-02x1 (A) based on the following findings and subject to the following conditions: 17 Findings;18 19 1. The adopted findings for CUP 94-02 which are contained in Planning Commission Resolution No. 3797 apply to this extension and amendment and are incorporated by this 20 reference. 2* 2. The Planning Commission of the City of Carlsbad does hereby find: 22 a. it has reviewed, analyzed, and considered the Negative Declaration for the 23 Army/Navy Academy Master Site Plan, the environmental impacts therein identified for this project and any comments thereon prior to ADOPTING the 24 project; and 25 : b. the Negative Declaration has been prepared in accordance with requirements of 26 the California Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and 27 c. it reflects the independent judgment of the Planning Commission of the City of 28 Carlsbad; and PCRESONO. 6495 -2- d. based on the El A Part II and comments thereon, there is no substantial evidence 2 the project will have a significant effect on the environment. 3 3. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City's General Plan, based on the facts set forth in 4 the staff report dated November 5,2008 in that the Army/Navy Academy Master Plan complies with Village Land Use Policy C.4 as the Academy is an existing school that is seeking to remodel buildings, construct new buildings, add new landscaping and make streetscape improvements as required with permits that are applied for in the future. The project will also be integrating housing with non-residential 7 development onsite (private school) and with the surrounding neighborhood as well as described in Housing Objective 2.5. 4. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all City public facility policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding sewer collection 11 and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. I T Specifically, 14 a. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. 15 b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be collected prior to issuance of building permit, c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be 17 collected prior to the issuance of building permit. 18 5. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed 19 to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. 21 Conditions; 22 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy 25 issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said 26 conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Conditional Use Permit. 28 2. All conditions of approval imposed upon Conditional Use Permit CUP 94-02 as stated in Planning Commission Resolution No. 3797 shall apply as conditions of approval for CUP PC RESO NO. 6495 -3- 94-02x1 (A) and are incorporated by this reference, except Condition No. 3 is replaced 2 by Conditions Nos. 3 and 4 below and Conditions No. 1, 2, 5 and 6 are deleted because they are no longer applicable. 3 3. This Conditional Use Permit shall be reviewed by the Planning Director on a yearly basis to determine if all conditions of this permit have been met and that the use does not have c a substantial negative effect on surrounding properties or the public health and welfare. If the Planning Director determines that the use has such substantial negative effects, the 6 Planning Director shall recommend that the Planning Commission, after providing the permittee the opportunity to be heard, add additional conditions to reduce or eliminate the 7 substantial negative effects. o 4. This permit may be revoked at any time after a public hearing, if it is found that the use 9 has a substantial detrimental effect on surrounding land uses and the public's health and welfare, or the conditions imposed herein have not been met. 10 5. Prior to the issuance of a grading or building permit, whichever occurs first, * Developer shall submit to the City a Notice of Restriction executed by the owner of the 12 real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the Planning Director, notifying all interested 13 parties and successors in interest that the City of Carlsbad has issued a(n) Conditional Use Permit by Resolution(s) No. 6495 on the property. Said Notice of Restriction shall 14 note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The Planning Director has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 17 6. This approval is granted subject to the approval of RP 05-04 and is subject to all conditions contained in Design Review Board Resolution No. 335 for that other approval incorporated herein by reference 20 Engineering; 7. As stated in Chapter 5 of the Master Site Plan text, Developer shall initiate the 22 Alternative Street Design Process for this project in accordance with the Street and Sidewalk Policy Committee Report as adopted by City Council. 23 8. Concurrent with future land use or discretionary permits for this project, Developer 24 shall prepare separate detailed studies, prepared by a Registered Engineer, to determine whether facilities (sanitary sewer, potable water, and storm drain) are adequate to serve the needs of this project. These studies shall demonstrate that 25 Growth Management Standards are met for the facilities within this zone, and as it relates to impacts from this Project. These studies shall be prepared to the 27 satisfaction of the City Engineer. If deficiencies are identified, Developer is responsible to construct or otherwise financially guarantee the necessary facility improvements. PC RESO NO. 6495 -4- 9. Concurrent with future land use or discretionary permits for this project, Developer 2 shall study and address undergrounding existing overhead utilities within and adjacent to the project boundary. 3 10. Prior to the approval of any application for development or redevelopment including building permits, Developer shall submit to the City Engineer proof that the existing lots , within this project have been adjusted, consolidated or merged in accordance with the Carlsbad Municipal Code. 6 11. Concurrent with future land use or discretionary permits for this project, Developer 7 shall cause property owner to execute and submit to the City Engineer for recordation the City's standard form Drainage Hold Harmless Agreement regarding drainage across the adjacent properties. 9 12. Prior to the issuance of grading permit or building permit, whichever occurs first, 10 Developer shall submit for City approval a "Storm Water Pollution Prevention Plan (SWPPP)" and a "Storm Water Management Plan (SWMP)." Each plan shall demonstrate compliance with the City of Carlsbad Standard Urban Stormwater Mitigation 12 Plan (SUSMP), Order R9-2007-0001 issued by the San Diego Region of the California Regional Water Quality Control Board and City of Carlsbad Municipal Code The 13 SWMP shall address measures to avoid contact or filter said pollutants from storm water, to the maximum extent practicable, for the construction and post-construction stage of the 14 project. At a minimum, the plans shall: a. Identify existing and post-development on-site pollutants-of-concern. 16 b. Identify the hydrologic unit this project contributes to and impaired water bodies 17 that could 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 offsite. 20 d. Establish specific procedures for handling spills and routine cleanup. Special 21 considerations and effort shall be applied to employee education on the proper procedures for handling cleanup and disposal of pollutants. 23 e. Ensure long-term maintenance of all post-construction BMPs in perpetuity. 24 f. Identify how post-construction runoff rates and velocities from the site will not exceed the pre-construction runoff rates and velocities to the maximum extent practicable. 26 13. Concurrent with future development, Developer shall cause property owner to process, 27 execute and submit an executed copy to the City Engineer for recordation a City standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement for 28 the perpetual maintenance of all treatment control, applicable site design and source PC RESO NO. 6495 -5- 2-1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 control, post-construction permanent Best Management Practices prior to the issuance of a grading permit or building permit, whichever occurs first for this Project. Special Conditions 14. The following Design Guideline shall be added to the Master Site Plan; Chapter 3; Section III; Design Guidelines: Buildings and or building designs which are deemed to have significant historical and/or design character to the community shall be preserved and/or recreated to the extent feasible. 15. The following language shall be added to the Master Site Plan; Chapter 3; Section II Parking Standards: At such time that boarding cadets are permitted to keep a car on campus, then the requirement for onsite parking stalls will be adjusted accordingly to accommodate the demand and those parking stalls must be provided on campus. NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PCRESONO.6495 -6- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on November 5, 2008 by the following vote, to wit: AYES: Commissioners Baker, Boddy, Cardosa, Dominguez, and Montgomery NOES: Chairperson Whitton ABSENT: Commissioner Douglas ABSTAIN: PRANK H. WHITTON, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: >L DONNEU Planning Director PC RESO NO. 6495 -7- EXHIBIT 5 Design Review Board and Planning Commission Staff Report Dated November 5,2008 -10 City of Carlsbad Housing and Redevelopment Department A REPORT TO THE DESIGN REVIEW BOARD AND THE PLANNING COMMISSION DATE: November 5,2008 ITEM NO. Application Complete Date: Staff: Austin Silva 11/16/2006 ChristerWestman Clyde Wickham Environmental Review: Negative Declaration SUBJECT: RP 05-04/CUP 94-02X1A "Army and Navy Academy Master Site Plan": Request of the Design Review Board for a recommendation of adoption of a Negative Declaration and recommendation of approval of a Major Redevelopment Permit; and request of the Planning Commission for the adoption of a Negative Declaration and approval of a Conditional Use Permit amendment and extension to approve an update to the Army and Navy Academy Master Site Plan to be used as a guide for future development generally located north and south of Cypress Avenue, South of Pacific Street, east and west of Ocean Street, and east and west of Carlsbad Boulevard in Local Facilities Management Zone 1. I. RECOMMENDATION Design Review Board That the Design Review Board ADOPT Design Review Board Resolutions No. 334 and 335 recommending APPROVAL of the Negative Declaration and RP 05-04 to the Housing and Redevelopment Commission based on the findings and subject to the conditions contained therein. Planning Commission That the Planning Commission ADOPT Planning Commission Resolution No. 6493 ADOPTING a Negative Declaration and ADOPT Planning Commission Resolution No. 6495 APPROVING CUP 94-02X1A based on the findings and subject to the conditions contained therein. II. DEVELOPMENT APPROVAL PROCESS The subject property is located both within and outside of the Village Redevelopment Area. Because of the split zoning designations on the property, the project's discretionary review is within the purview of both the Design Review Board and the Planning Commission. The proposed project entails a Major Redevelopment Permit because the Village Redevelopment Master Plan and Design Manual requires the Army and Navy Academy (ANA) to have a long range master plan approved prior to the issuance of any permits for improvements and additions to existing facilities. The Redevelopment Permit is within the purview of the Design Review Board since the Design Review Board maintains authority over all Redevelopment Permits within the Village Redevelopment Zone (V-R). The Design Review Board functions as an advisory board to the Housing and Redevelopment Commission. The project also requires an amendment and extension of a Conditional Use Permit for property ARMY/NAVY ACADEMY MASTER SITE PLAN PAGE2 located outside of the Village Redevelopment Area (VRA) in the Multiple-Family Residential (R- 3), Open Space (OS), and Beach Area Overlay (BAO) zones. The Planning Commission has authority over the portion of the site that exists outside of the VRA and within the current R-3, OS, and BAOZ zoning, with final approval authority over the Conditional Use Permit. The Design Review Board and Planning Commission are being asked to hold a joint public hearing on the permits requested, consider the public testimony and staffs recommendation on the project, discuss the project and then take action to recommend approval and approve the project respectively. III. PROJECT DESCRIPTION AND BACKGROUND The site boundaries include Pacific Avenue to the north, the San Diego Northern Railroad to the east, Cypress Avenue (portions of the site are situated south of and adjacent to Cypress Avenue) to the south, and the Pacific Ocean to the west. The surrounding land uses include single-family and multi-family to the north and south, commercial to the east and south, and the Pacific Ocean to the west. The applicant, Army and Navy Academy represented by Hofman Planning and Engineering, has requested permit approval for a conceptual Master Site Plan to be used as a guide for future development. The detailed design of individual buildings will be reviewed when an application for a Redevelopment Permit or Site Development Plan, and a Coastal Development Permit are submitted to ensure they comply with the criteria of the Army and Navy Master Site Plan and all other applicable City ordinances. The Master Site Plan is not a master plan per City of Carlsbad Municipal Code and does not have its own development standards. The development standards are applied through the Village Master Plan and Design Manual, Title 21, and the Local Coastal Program. The entire project property covers approximately 16 acres and is located in District 9 of the Village Redevelopment Area and in the R-3, OS, and BAO zones which are outside of the Village Redevelopment Area. The site area covers six Master Site Plan planning areas. Three of the six planning areas are in the Village Redevelopment Area and encompass 78.7% of the project area. The largest Planning Area "A" (7.18 acres) consists of the majority of the school facilities including classrooms, dormitories, staff housing, a swimming pool, administrative buildings and a facilities management building. Planning Area "D", (.52 acres), is located south of Cypress Avenue and contains the senior lounge, library, the science building and faculty housing. The remaining Planning Area "E" (5.12 acres) is located east of Carlsbad Boulevard and contains an athletic field and an athletics building. Properties outside of the Village Redevelopment Area (VRA) are 21.3% of the project area. Planning Area "F" (1.51 acres) located along Mountain View drive contains a parking area, tennis courts, and a hockey rink. Planning Area "B" (1.44 acres) is located west of Ocean Street and contains the president's residence, a recreation hall and storage, and the chapel. Planning Area "C" (.53 acres) is located south of Cypress Avenue and contains staff housing. There are currently a total of 29 buildings on campus serving approximately 340 students. The Army and Navy Academy has created a phasing plan that consists of twenty different phases. The order in which the buildings are constructed may change depending on the needs of the academy and the funding sources available. At build out, the academy will have 21 buildings and a maximum enrollment of 440 students. -1-7 ARMY/NAVY ACADEMY MASTER SITE PLAN PAGE 3 IV. GENERAL PLAN CONSISTENCY TABLE 1 - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use Village A1 A City which preserves, enhances and maintains the Village as a place for living, working, shopping, recreation, civic and cultural functions while retaining the Village atmosphere and pedestrian scale The project provides for a civic and cultural use in an appropriate location within the Village. Yes Land Use Village A2 A City which creates a distinct identity for the Village by encouraging activities that traditionally locate in a pedestrian- oriented downtown area, including offices, restaurants, and specialty shops The project reinforces the pedestrian-orientation desired for the downtown area because of the schools proximity to the Village which provides the students and its employees an opportunity to walk to shopping, recreation, and mass transit functions. Yes Land Use Village A3 A City which encourages new economic development in the Village and near transportation corridors to retain and increase resident-serving uses The project will help to further the goal of providing new economic development near transportation corridors since it is close to existing bus routes and mass transit. Yes Land Use Village A4 A City that encourages a variety of complementary uses to generate pedestrian activity and create a lively, interesting social environment and a profitable business setting The Army and Navy Academy assists in encouraging complementary uses in the Village by having a concentration of teenagers who help in creating a lively and interesting social environment. Yes ARMY/NAVY ACADEMY MASTER SITE PLAN PAGE 4 TABLE 1 - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT Land Use Village Policy C.4 Housing Objective 2.5 USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM Strengthen existing establishments through facade and streetscape improvements and upgrade public and private landscaping Encourage increased integration of housing with non-residential development PROPOSED USES & IMPROVEMENTS The Academy is an existing school that is seeking to remodel buildings, construct new buildings, add new landscaping and make streetscape improvements as required with permits that are applied for in the future. The project will be integrating housing with non-residential development onsite (private school) and with the surrounding neighborhood. COMPLIANCE Yes Yes V. CONSISTENCY WITH VILLAGE REDEVELOPMENT AREA VISION. GOALS AND OBJECTIVES The proposed project will be able to address a variety of objectives as outlined within the Village Master Plan and Design Manual as follows: GoaM:Establish Carlsbad Village as a Quality Shopping, Working, and Living Environment. The housing that will be on the campus of the Army and Navy Academy will place staff and students in close proximity to shops, restaurants, and mass transportation (Bus and Village Coaster Station). Locating housing that is in close proximity to the faculty's place of employment and mixed-use areas with easy access to mass transportation promotes greater job/housing balance and helps solve regional issues such as traffic congestion and air quality Goal 2 does not apply to the Army and Navy Academy Master Plan as it is directed towards commercial, office, and residential projects. It reads as follows: Goal 2:Improve the Pedestrian and Vehicular Circulation in the Village Area. Goal 3: Stimulate Property Improvements and New Development in the Village. The Master Plan and Design Manual was developed in an effort to stimulate new development and/or improvements to existing buildings in the Village. The intent is that new development or rehabilitation of existing facilities will then stimulate other property improvements and additional new development. Two of the objectives of this goal are to increase the intensity of development and to encourage mixed-use development projects in the Village. The proposed project will specifically accomplish both of these objectives. In addition, the proposed project will assist in the continued effort to improve the Village Redevelopment Area by providing for an appropriate intensity of residential development and commercial development that is compatible with surrounding area. ARMY/NAVY ACADEMY MASTER SITE PLAN PAGES Goal 4: Improve the Physical Appearance of the Village Area. The Army and Navy Academy will be using a Spanish Colonial Revival architectural style for its future buildings on campus. While no new buildings are being proposed at this time, the Army and Navy Academy will aid in preserving the village architectural character by having defined entryways, courtyards, and arched arcades. Future construction on the Army and Navy Academy will incorporate appropriate site planning, architectural design and materials that comply with City standards and requirements. VI. CONSISTENCY WITH VILLAGE LAND USE PLAN AND R-3 ZONE (C.M.C.l As set forth in the Village Master Plan and Design Manual, private secondary schools are classified as provisional uses within Land Use District 9 of the Village Redevelopment Area. Provisional uses are defined as those uses which are permitted subject to discretionary approval. They are approved based upon the findings that the use is consistent with the Village vision and goals under specific conditions imposed by the permit. Uses in this category require special scrutiny concerning location, size, and anticipated impact on adjacent uses. For the purposes of land use policy within the Village, the term "provisional use" replaces the term "conditional use" which is used within the Carlsbad Municipal Code. However, the Village Master Plan and Design Manual states that institutional uses which currently exist will be allowed to remain in District 9 with approval of a Master Site Plan for the use and related site. The proposed Master Site Plan supports the Village character for the area. The Army and Navy Academy is located in close proximity to mass transit, parks, the beach, retail, and commercial services. The project is consistent with the Village Master Plan and Design Manual and has also been determined to be consistent with the General Plan, as related to the Village Redevelopment Area. A small portion (Planning Areas B, C and F) of the Army and Navy Academy (ANA) campus is located outside of the Village Redevelopment Area and within the R-3 Zone. The project is consistent with the R-3 zone in that schools are allowed in the R-3 zone with the approval of a Conditional Use Permit (CUP). The original CUP for the ANA Master Site Plan was approved in 1995. This proposed amendment updates the Master Site Plan through graphics and text to illustrate the current vision of how Academy facilities will be distributed onsite as they are constructed in phases. The plan is beneficial and necessary in that it also includes the projection of what public improvements are necessary to support the growth of the ANA campus. There are no new uses introduced into the Master Site Plan that do not already exist within the existing plan. The updated Master Site Plan also creates a better physical layout and relationship between buildings and uses than the existing plan. VII. CONSISTENCY WITH VILLAGE DEVELOPMENT. R-3. and BEACH AREA OVERLAY ZONE STANDARDS Approval of the Master Site Plan will not grant any specific entitlements to construct any of the proposed facilities, but instead, will provide a master plan framework for the review of future development. For the actual physical construction and renovation of each new facility and building location shown on the plan, the applicant will need to apply for individual permits. At that time, the Design Review Board or Planning Commission will determine compliance with the Master Site Plan and the requirements of the underlying zoning. ARMY/NAVY ACADEMY MASTER SITE PLAN PAGE 6 Parking: The parking standards applicable to the Army and Navy Academy are those found in C.M.C. Chapter 21.44 (Parking). A modification to the parking standard is proposed for the Army and Navy Academy due to the specialized nature of the site. Variations in development standards may be implemented by the Design Review Board within the Village Redevelopment Area through a Redevelopment Permit and the Conditional Use Permit process may be used to modify standards outside of the Village Redevelopment Area. The modified standards are described below and are based on the following components. The Army and Navy Academy is a boarding school and on campus students are not allowed to have a car. The only exception to this rule is a select few seniors during the last two months of school. A number of requirements to this rule for obtaining this two month senior privilege, including grades, have historically limited this number to 2-3 students. Therefore, based on the policy that on-campus students do not drive to school and cannot have a car, a more appropriate standard for the Academy would be similar to an elementary school standard of 1 space per employee. To address the potential demand created by day cadets who do not live on campus, the following parking requirement will be used at 1 space per day cadet of driving age. The development of this requirement is based on the following assumptions: • Historically, approximately 10% of the students at the Academy are day cadets • Of this 10%, approximately one third is of driving age Future faculty housing will need to meet the requirements established in the Parking Ordinance as follows: • 2 spaces per 2-bedroom unit • 1.5 spaces per studio or 1 -bedroom unit • 0 .5 guest space per unit for the first 10 units • 0.25 guest space per unit for each unit over the first 10 units The Army and Navy Academy is proposing to adjust the number of their required spaces due to the fact that those spaces are required twice. At build out, the Academy projects that there will be 37 staff members that will also live on campus in 37 faculty/staff apartments. Based on the above requirements, parking spaces are required once for the staffs on-site housing and then a second time for their status as an on-site employee. The unique situation of providing on-site housing creates a double requirement for 37 parking stalls. To eliminate this redundancy, 37 parking spaces will be credited for the parking provided with the on-site staff housing. Therefore, the new standard for the Academy shall be 171 parking spaces. The following table provides a breakdown of the parking requirements. Build Out Parking Requirements School Employees Students Housing 2 bedroom 1 bedroom Guest parking Parking Requirement 1 space/employee 1 space/day cadet 2 spaces/unit 1.5 spaces/unit .5 space up to 10 units .3 space over 10 units Count 116 15 1 8 units 1 9 units 10 units 27 units Spaces Required 116 15 36 spaces 28.5 spaces 5 spaces 6.75 spaces ARMY/NAVY ACADEMY MASTER SITE PLAN PAGE? Build Out Parking Requirements Continued Subtotal Adjust for double count Total Parking Required Parking Requirement Count Spaces Required 207.25 spaces -37 spaces 171 spaces R-3 Multiple-Family Residential Zone and Beach Area Overlay Zone: Three of the project's six planning areas are outside of the Village Redevelopment Area and are subject to the development standards of the R-3 and Beach Area Overlay Zones. The project is consistent with these Municipal Code sections in that the Master Site Plan is a planning document intended to guide the future redevelopment of the Army and Navy Academy but does not contain any development standards. As each development phase of the campus is proposed, an appropriate discretionary permit will be processed and the project will be measured against the development standards of the R-3 and Beach Area Overlay Zones. Furthermore, the project is consistent with the R-3 and Beach Area Overlay Zones in that the designated proposed future and existing uses (private school and staff housing) shown for each of the three planning areas outside of the Village Redevelopment Area are allowed uses in those Zones either by right or through the issuance of a Conditional Use Permit. Inclusionary Housing Requirements: All residential projects within the Village Redevelopment Area, R-3 zone and Beach Area Overlay Zone are subject to the City's Inclusionary Housing Ordinance, Chapter 21.85 of the Carlsbad Municipal Code, and those requirements imposed by Redevelopment Law. In accordance with Redevelopment Law, 15% of the private housing units constructed within a redevelopment area must be affordable to low and moderate income persons, of which not less than 40% (or 6% of the total units) must be affordable to very low income households. Pursuant to Chapter 21.85 of the Carlsbad Municipal Code, 15% of the dwelling units constructed in Planning Areas located outside of the Village Redevelopment Area must be affordable to lower income households. At such time that the Army and Navy Academy requests approval to construct their staff housing, they will be subject to all inclusionary housing requirements applicable at that time. VIII. CONSISTENCY WITH DESIGN GUIDELINES All new projects within the Village Redevelopment Area must make a good faith effort to design a project that is consistent with a village scale and character. In accordance with the design review process set forth in the Carlsbad Village Redevelopment Master Plan and Design Manual, the Design Review Board and the Housing and Redevelopment Commission, as appropriate, must be satisfied that the applicant has made an honest effort to conform to ten (10) basic design principles. These design principles are: 1. Development shall have an overall informal character. 2. Architectural design shall emphasize variety and diversity. 3. Development shall be small in scale. 4. Intensity of development shall be encouraged. ARMY/NAVY ACADEMY MASTER SITE PLAN PAGES 5. All development shall have a strong relationship to the street. 6. A strong emphasis shall be placed on the design of the ground floor facades. 7. Buildings shall be enriched with architectural features and details. 8. Landscaping shall be an important component of the architectural design. 9. Parking shall be visibly subordinated. 10. Signage shall be appropriate to a village character. The detailed design of individual buildings will be reviewed when applications for Redevelopment Permits, Site Development Plans, and Coastal Development Permits are submitted to ensure they comply with the criteria of the Army and Navy Master Site Plan and all other applicable City and State ordinances. IX. ENVIRONMENTAL REVIEW The Planning Department has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the initial study (EIA Part 2) identified no potentially significant environmental impacts and a Notice of Intent to adopt a Negative Declaration was published for the subject project by the Planning Director on August 10, 2008 and made available for public review. No comments were received on the environmental document. Adoption of Design Review Board Resolution No. 334 will recommend approval of the Negative Declaration for this project to the Housing and Redevelopment Commission and adoption of Planning Commission Resolution No. 6493 will approve the Negative Declaration for that portion of the project outside of the Village Redevelopment Area. X. ECONOMIC IMPACT The proposed project is anticipated to have a positive financial impact on the City by serving as a catalyst for other improvements in the area, either new development or rehabilitation of existing buildings. XI. STAFF RECOMMENDATION Staff is recommending approval of the project. The project will have a positive impact on both the City and the Village Redevelopment Area and will assist in fulfilling the goals and objectives of the General Plan and Village Redevelopment Master Plan and Design Manual. ATTACHMENTS: 1. Design Review Board Resolution No. 335 (Negative Declaration) 2. Design Review Board Resolution No. 334 (RP 05-04) 3. Planning Commission Resolution No. 6493 (Negative Declaration) 4. Planning Commission Resolution No. 6495 (CUP 94-02X1A) 5. Location Map 6. Disclosure Statement 7. Master Plan document w/phasing exhibits on file in the Housing and Redevelopment Office (previously distributed to the Design Review Board and Planning Commission) 8. Planning Commission Resolution No. 3797 9. Exhibits "A"-"H" Dated November 5, 2008 . y \ 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 DESIGN REVIEW BOARD RESOLUTION NO. 335 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING ADOPTION OF A NEGATIVE DECLARATION FOR A MAJOR REDEVELOPMENT PERMIT NUMBER RP 05-04 FOR FUTURE REDEVELOPMENT OF THE ARMY/NAVY ACADEMY ON PROPERTY GENERALLY LOCATED ON THE EAST AND WEST SIDE OF CARLSBAD BOULEVARD BETWEEN MOUNTAIN VIEW DRIVE AND BEECH AVENUE. CASE NAME: ARMY/NAVY ACADEMY MASTER SITE PLAN APN: 203-14-206, 203-05-103, 203-05-201, 203-05-202, 203- 05-301,203-04-102 CASE NO.: RP 05-04 WHEREAS, Army/Navy Academy, "Applicant," has filed a verified application with the City of Carlsbad regarding property owned by Army/Navy Academy, "Owner", described as Assessor Parcel Numbers 203-14-206, 203-05-103, 203-05-201, 203-05-202, 203-05-301, 203- 04-102 and more thoroughly described in Attachment A, ("the Property"); and WHEREAS, a Negative Declaration was prepared in conjunction with said project; and WHEREAS, the Design Review Board did on the 5th day of November, 2008, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, examining the initial study, analyzing the information submitted by staff, and considering any written comments received, the Design Review Board considered all factors relating to the Negative Declaration. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board as follows: A) That the foregoing are true and correct. B) That based on the evidence presented at the public hearing, the Design Review Board hereby RECOMMENDS ADOPTION of the Negative Declaration, Exhibit "ND," according to Exhibits "NOI", and "Environmental Impact Assessment Form - Initial Study (ElA)," attached hereto and made a part hereof, based on the following findings: 1 2 Findings; 3 1. The Design Review Board of the City of Carlsbad does hereby find: a. it has reviewed, analyzed, and considered the Negative Declaration for <- Army/Navy Academy Master Plan, analyzing the environmental impacts therein identified for this project and any comments thereon prior to 6 RECOMMENDING APPROVAL of the project: and 7 b. the Negative Declaration has been prepared in accordance with requirements of the California Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and 9 c. it reflects the independent judgment of the Design Review Board of the City of 10 Carlsbad; and d. based on the EIA Part II and comments thereon, there is no substantial evidence .« the project will have a significant effect on the environment. 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 DRBRESONO. 335 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a regular meeting of the Design Review Board of the City of Carlsbad, California, held on the 5th day of November, 2008, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TONY LAWSON, CHAIRPERSON DESIGN REVIEW BOARD ATTEST: DEBBIE FOUNTAIN HOUSING AND REDEVELOPMENT DIRECTOR DRBRESONO. 335 -3- ATTACHMENT "A" The legal description for properties within the Carlsbad Village Redevelopment Area are as follows: The land referred to herein is situated in the State of California, County of San Diego, City of Carlsbad and is described as follows: Planning Area "D" APN 203-14-206: Lots 98 through 101 inclusive of Granville Park No. 2, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 2037, filed in the Office of the County Recorder of San Diego County, June 18,1927. Together with that portion of Block 3 of Town of Carlsbad, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 775, filed in the office of the County recorder of San Diego County, February 15,1894, described as follows: Beginning at the most westerly corner of said Block 3; thence southeasterly along the southwesterly line of said block 80 feet; thence easterly to a point in the northerly line of said block distant thereon 190 feet easterly from the point of beginning; thence westerly along said northerly line being also the southerly line of Granville Park No. 2, according to Map thereof No. 2037, filed in the Office of the County Recorder of said County, June 18,1927,190 feet to the point of beginning. Planning Area "E" APN 203-05-103. 203-05-201. 203-05-202. 203-05-301: Lots 153 through 170 and Lots 177 through 198 of Granville Park No. 2, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 2037, filed in the Office of the County Recorder of San Diego County, June 18,1927. Together with that portion of Cypress Avenue and Del Mar Avenue lying northeasterly of the northeasterly right of way line of Coast Highway, also together with that portion of the unnamed alley adjoining said Lots 153 through 170 inclusive, on the northeast and lying southerly a line drawn radially from the northwest corner of Lot 178, also together with all that portion of Sycamore Street, as all were vacated and closed to public use by order of the Board of Supervisors, filed in the Office of the County Recorder of San Diego County, April 13, 1933 in Book 207, Page 217 of Official Records. Planning Area "A" APN 203-04-102: Lots 58 through 73 inclusive, Lots 102 through 130 inclusive, and Lots 132 through 150 inclusive of Granville Park No. 2, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 2037, filed in the Office of the County Recorder of San Diego County, June 18, 1927. Together with all those portions of the unnamed alley lying northeasterly of said Lots 102, 107, 108, 116 and 117 as vacated and closed to public use by order of the Board of Supervisors, filed in the Office of the County Recorder of San Diego County, January 21, 1928 in Book 1433, Page 195, December 21, 1928 in Book 1568, page 179 and December 15, 1930 in Book 1844 page 209, all of deeds. Also together with that portion of Ocean Street lying northwesterly of the northwesterly boundary of Town of Carlsbad, in the City of Carlsbad, County of San Diego, State of California, according to Map Thereof No. 775, filed in the Office of the County Recorder of San Diego County, February 15, 1894 and southerly of a line parallel with and 10.00 feet northwesterly at right angles to the southwesterly prolongation of the northwesterly boundary of Lots 66 and 73 of said Granville Park No. 2 as vacated and closed to public use by order of the Board of Supervisors, filed in the Office of the County Recorder of San Diego County, December 15, 1930 in Book 1844, Page 209 of deeds and also the northeasterly half of said Ocean Street lying southeasterly of the southeasterly right of way of pacific avenue vacated and closed to public use by order of the Board of Supervisors, filed in the Office of the County Recorder of San Diego County, April 13, 1933 in Book 207, Page 217 of Official Records. Also together with those portions of Mar Vista Street lying southeasterly of the southeasterly right of way of Pacific Avenue and lying northerly of the northwesterly prolongation of Lot 104 of said Granville Park No. 2 as vacated and closed to public use by order of the Board of Supervisors described in said Book 1844 Page 209 of deeds and said Book 207, page 217 of Official Records. Also together with all that portion of La Cresta Avenue lying westerly of the westerly right of way of Coast Highway as vacated and closed to public use by order of the Board of Supervisors described in said Book 207, page 217 of Official Records. Also together with all the portion of Del Mar Avenue lying westerly of the westerly right of way of Coast Highway as vacated and closed to public use by order of the Board of Supervisors described in said Book 1844, page 209 of deeds. 1 DESIGN REVIEW BOARD RESOLUTION NO. 334 2 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF 3 CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF MAJOR REDEVELOPMENT PERMIT NUMBER RP 05-04 FOR FUTURE 4 REDEVELOPMENT OF THE ARMY/NAVY ACADEMY ON PROPERTY GENERALLY LOCATED ON THE EAST AND WEST SIDE OF CARLSBAD BOULEVARD BETWEEN MOUNTAIN VIEW DRIVE AND BEECH 6 AVENUE IN LAND USE DISTRICT 9 OF THE CARLSBAD VILLAGE REDEVELOPMENT AREA AND IN LOCAL FACILITIES MANAGEMENT 7 ZONE1. CASE NAME: ARMY/NAVY ACADEMY MASTER SITE PLAN 8 APN: 203-14-206,203-05-103,203-05-201,203-05-202,203-05- 9 301,203-04-102 CASE NO: RP 05-04 10 WHEREAS, Army/Navy Academy, "Applicant", has filed a verified application with 12 the Redevelopment Agency of the City of Carlsbad regarding property owned by the 13 Army/Navy Academy, "Owner", described as Assessor Parcel Numbers 203-14-206, 203-05- 14 15 103, 203-05-201, 203-05-202, 203-05-301, 203-04-102 and more thoroughly described in 16 Attachment A, ("the Property"); and 17 WHEREAS, said application constitutes a request for a Major Redevelopment Permit, as 1 O shown on Exhibits "A"-"H" dated November 5, 2008, on file in the Housing and 19 Redevelopment Department, "Army/Navy Academy Master Site Plan RP 05-04/CUP 94- 20 02X1 A", as provided by Chapter 21.35.080 of the Carlsbad Municipal Code; and 22 WHEREAS, the Design Review Board did on the 5th day of November, 2008, hold a 23 duly noticed public hearing as prescribed by law to consider said request; and 24 WHEREAS, at said public hearing, upon hearing and considering all testimony and 25 arguments, if any, of persons desiring to be heard, said Board considered all factors related to 26 "Army/Navy Academy Master Site Plan." 27 28 •VY FILECOPY City of Carlsbad" CASE NAME: CASE NO: PROJECT LOCATION: Planning Department NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION Army and Navy Academy RP 05-04/CDP 05-1 I/CUP 94-02X1A North of Cypress Avenue, south of Pacific Street, east of the Pacific Ocean, and west of the North County Transit District railroad right-of-way in the City of Carlsbad. County of San Diego. PROJECT DESCRIPTION: Adoption of a conceptual Master Site Plan for the Army and Navy Academy that will guide the future renovation of the campus facilities. PROPOSED DETERMINATION: The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the initial study (EIA Part 2) did not identify any potentially significant impacts on the environment. Therefore, a Negative Declaration will be recommended for adoption by the City of Carlsbad Design Review Board and Planning Commission. A copy of the initial study (EIA Part 2) documenting reasons to support the proposed Negative Declaration is on file in the Planning Department, 1635 Faraday Avenue, Carlsbad, California 92008 and Housing and Redevelopment Department 2965 Roosevelt Street, Suite B, Carlsbad, California 92008. Comments from the public are invited. Please submit comments in writing to the Planning Department within 20 days of the date of this notice. The proposed project and Negative Declaration are subject to review and approval/adoption by the City of Carlsbad Planning Commission and City Council. Additional public notices will be issued when those public hearings are scheduled. If you have any questions, please call Christer Westman in the Planning Department at (760) 602-4614. PUBLIC REVIEW PERIOD July 31.2008 - August 20.2008 PUBLISH DATE July 31.2008 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us NEGATIVE DECLARATION CASE NAME: ARMY/NAVY ACADEMY MASTER SITE PLAN CASE NO: RP 05-04/CUP 94-02x1 (A) PROJECT LOCATION: Generally located north and south of Cypress Avenue. South of Pacific Street, east and west of Ocean Street, and east and west of Carlsbad Boulevard in Local Facilities Management Zone 1. PROJECT DESCRIPTION: An update to the Army/Navy Academy Master Site Plan to be used as a guide for future development. DETERMINATION: The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the initial study (EIA Part 2) did not identify any potentially significant impacts on the environment, and the City of Carlsbad finds as follows: IXI The proposed project COULD NOT have a significant effect on the environment. [ | The proposed project MAY have "potentially significant impact(s)" on the environment, but at least one potentially significant impact 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. (Negative Declaration applies only to the effects that remained to be addressed). | | Although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Therefore, nothing further is required. A copy of the initial study (EIA Part 2) documenting reasons to support the Negative Declaration is on file in the Planning Department, 1635 Faraday Avenue, Carlsbad, California 92008. ADOPTED: November 5. 2008. pursuant to Design Review Board Resolution No. 334 and Planning Commission Resolution No. 6493 ATTEST: DON NEU Planning Director ENVIRONMENTAL IMPACT ASSESSMENT FORM - INITIAL STUDY CASE NO: RP 05-04/CDP 05-1 I/CUP 94-02X1A DATE: July 10. 2008 BACKGROUND 1. CASE NAME: Army and Navy Academy Master Site Plan 2. LEAD AGENCY NAME AND ADDRESS: City of Carlsbad Redevelopment Department 2965 Roosevelt Street Suite B. Carlsbad. CA 92008 3. CONTACT PERSON AND PHONE NUMBER: Austin Silva. (760) 434-2813 4. PROJECT LOCATION: 2605 Carlsbad Boulevard 5. PROJECT SPONSOR'S NAME AND ADDRESS: General Steve Bliss. 2605 Carlsbad Blvd.. Carlsbad. CA 92008 6. GENERAL PLAN DESIGNATION: V (Village). RHM (Residential Medium-High Density). P (Private School), and OS (Open Space) 7. ZONING: VR (Village Redevelopment). R-3 (Multi-Family Residential). BAOZ (Beach Area Overlay Zone) 8. OTHER PUBLIC AGENCIES WHOSE APPROVAL IS REQUIRED (i.e., permits, financing approval or participation agreements): .9. PROJECT DESCRIPTION/ ENVIRONMENTAL SETTING AND SURROUNDING LAND USES: The proposed project consists of a conceptual Master Site Plan for the Army and Navy Academy that would guide the future renovation of the campus facilities. No development is proposed at this time with the Master Site Plan. The proposed Master Site Plan has 3 main objectives: to provide academic buildings, dormitories and support facilities that enhance the education and experience of the cadets; increase the boarding student enrollment form 340 to 440 students; and provide residential facilities to accommodate the onsite housing needs of 10 additional faculty and support staff. Another component of the campus build out will be improvements to streets, sewer, overhead utilities and other public improvements that are deemed necessary when future discretionary permits are applied for. The Army and Navy Academy Master Site Plan covers 15.89 acres and is located north of Carlsbad Village Drive and south of Buena Vista Lagoon with Carlsbad Boulevard passing through the property, which is located within the northwest quadrant of the City of Carlsbad. The site is bounded on the north by Pacific Avenue, on the east by the San Diego Northern (SDN) Railroad, on the south generally by Cypress Avenue (though portions of the site are situated south of and adjacent to Cypress Avenue) and on the west by the Pacific Ocean. The immediate surrounding land uses are single-family and low density multi-family to the north and south, light commercial to the east and south along Carlsbad Boulevard, and the ocean to the west. Elevations on site range from sea level to approximately 54 feet above sea level. The western portion of the site is comprised of a coastal bluff, with an elevation differential of approximately 30 feet between the ocean and the top of the bluff. From Ocean Street to the highest elevation on the site, the elevation differential is approximately 15 feet. The Army and Navy Academy Master Site Plan covers redevelopment, relocation, and renovation of existing land uses and facilities on an existing and highly disturbed infill site. The campus contains a number of buildings and facilities surrounded by ornamental planting and lawn, and a large grass athletic field. Much of the project area has been disturbed by construction activities that have taken place since the first buildings on site were constructed in the 1920's. No native habitat exists on the site. Rev. 01/02/07 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The summary of environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact," or "Potentially Significant Impact Unless Mitigation Incorporated" as indicated by the checklist on the following pages. Biological Resources Cultural Resources I Geology/Soils NoiseI 1 Aesthetics Agricultural Resources | | Hazards/Hazardous Materials LJ Population and Housing Air Quality | [ Hydrology/Water Quality | | Public Services Land Use and Planning | | Recreation Transportation/Circulation Utilities & Service Systems | I Mineral Resources I Mandatory Findings of Significance Rev. 01/02/07 DETERMINATION. D I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have "potentially significant impact(s)" on the environment, but at least one potentially significant impact 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. A Negative Declaration is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Therefore, nothing further is required. felarindr Signature Date «2>fr»t ' bu Planning Director's Signature Date Rev. 01/02/07 ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, Section 15063 requires that the City conduct an Environmental Impact Assessment (EIA) to determine if a project may have a significant effect on the environment. The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist identifies any physical, biological and human factors that might be impacted by the proposed project and provides the City with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR), Negative Declaration, or to rely on a previously approved EIR or Negative Declaration. • A brief explanation is required for all answers except "No Impact" answers that are adequately supported by an information source cited in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved. A "No Impact" answer should be explained when there is no source document to refer to, or it is based on project-specific factors as well as general standards. • "Less Than Significant Impact" applies where there is supporting evidence that the potential impact is not significantly adverse, and the impact does not exceed adopted general standards and policies. • "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The developer must agree to the mitigation, and the City must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level. • "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significantly adverse. • Based on an "EIA-Initial Study", if a proposed project could have a potentially significant adverse effect on the environment, but all potentially significant adverse effects (a) have been analyzed adequately in an earlier EIR or Mitigated Negative Declaration pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR or Mitigated Negative Declaration, including revisions or mitigation measures that are imposed upon the proposed project, and none of the circumstances requiring a supplement to or supplemental EIR are present and all the mitigation measures required by the prior environmental document have been incorporated into this project, then no additional environmental document is required. • When "Potentially Significant Impact" is checked the project is not necessarily required to prepare an EIR if the significant adverse effect has been analyzed adequately in an earlier EIR pursuant to applicable standards and the effect will be mitigated, or a "Statement of Overriding Considerations" has been made pursuant to that earlier EIR. • A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of its aspects may cause a significant adverse effect on the environment. • If there are one or more potentially significant adverse effects, the City may avoid preparing an EIR if there are mitigation measures to clearly reduce adverse impacts to less man significant, and those mitigation measures are agreed to by the developer prior to public review. In this case, the appropriate "Potentially Significant Impact Unless Mitigation Incorporated" may be checked and a Mitigated Negative Declaration may be prepared. Rev. 01/02/07 • An EIR must be prepared if "Potentially Significant Impact" is checked, and including but not limited to the following circumstances: (1) the potentially significant adverse effect has not been discussed or mitigated in an earlier EIR pursuant to applicable standards, and the developer does not agree to mitigation measures that reduce the adverse impact to less than significant; (2) a "Statement of Overriding Considerations" for the significant adverse impact has not been made pursuant to an earlier EIR; (3) proposed mitigation measures do not reduce the adverse impact to less man significant; or (4) through the EIA-Initial Study analysis it is not possible to determine the level of significance for a potentially adverse effect, or determine the effectiveness of a mitigation measure in reducing a potentially significant effect to below a level of significance. A discussion of potential impacts and the proposed mitigation measures appears after each related set of questions. Particular attention should be given to discussing mitigation for impacts, which would otherwise be determined significant. Rev. 01/02/07 I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light and glare, which would adversely affect day or nighttime views in the area? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact D D D D D D I. AESTHETICS a) No Impact: There are no scenic vistas from the project site other than from the buildings along the coastal bluffs nor are there any through the project site. Reducing the height of one of the bluff edge buildings may have a minimal beneficial effect on views to the west. b) No Impact: The proposed project will not substantially degrade scenic resources, including, but not limited to trees, rock outcroppings, and historic buildings within a State scenic highway because none of these occur on the proposed project site. c) No Impact: Future development consistent with the proposed project will enhance the existing visual character and quality of the site and its surroundings since the project is proposing to renovate campus facilities in the future consistent with the Development Guidelines for District 9 in the Redevelopment Area. d) Less Than Significant Impact: The proposed project proposes several future surface level parking lots and areas of the campus which may be lit during the nighttime hours. However, the lighting of these areas will haVe a less than significant impact on day or nighttime views because as a standard on-site condition for any future construction, lighting will be required to reflect downward to avoid any impacts on adjacent homes or property. II. AGRICULTURAL RESOURCES - (In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model-1997 prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland.) Would the project: a) Convert Prune Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact D Rev. 01/02/07 b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact II. AGRICULTURAL RESOURCES a) No Impact: The proposed project will not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California resources Agency. b) No Impact: The proposed project area does not include lands under a Williamson Act contract or property that is zoned for agricultural use. c) No Impact: The proposed project will not involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use. There is no mapped farmland on the site. III. AIR QUALITY - (Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations.) Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact D Rev. 01/02/07 III. AIR QUALITY a) No Impact. The project she is located in the San Diego Air Basin which is a state non-attainment area for ozone (O3) and for paniculate matter less than or equal to 10 microns in diameter (PMi0). The periodic violations of national Ambient Air Quality Standards (AAQS) in the San Diego Air Basin (SDAB), particularly for ozone in inland foothill areas, requires that a plan be developed outlining the pollution controls that will be undertaken to improve air quality. In San Diego County, this attainment planning process is embodied in the Regional Air Quality Strategies (RAQS) developed jointly by the Air Pollution Control District (APCD) and the San Diego Association of Governments (SANDAG). A Plan to meet the federal standard for ozone was developed in 1994 during the process of updating the 1991 state- mandated plan. This local plan was combined with plans from all other California non-attainment areas having serious ozone problems and used to create the California State Implementation Plan (SIP). The SIP was adopted by the Air Resources Board (ARB) after public hearings on November 9* through 10* in 1994, and was forwarded to the Environmental Protection Agency (EPA) for approval. After considerable analysis and debate, particularly regarding airsheds with the worst smog problems, EPA approved the SIP in mid-1996. The proposed project relates to the SIP and/or RAQS through the land use and growth assumptions that were incorporated into the air quality planning document. These growth assumptions are based on each city's and the County's general plan. If a proposed project is consistent with its applicable General Plan, then the project presumably has been anticipated with the regional air quality planning process. Such consistency would ensure that the project would not have an adverse regional air quality impact. Section 15125(B) of the State of California Environmental Quality Act (CEQA) Guidelines contains specific reference to the need to evaluate any inconsistencies between the proposed project and the applicable air quality management plan. Transportation Control Measures (TCMs) are part of the RAQS. The RAQS and TCM plan set forth the steps needed to accomplish attainment of state and federal ambient air quality standards. The California Air Resources Board provides criteria for determining whether a project conforms with the RAQS which include the following: • Is a regional air quality plan being implemented in the project area? • Is the project consistent with the growth assumptions in the regional air quality plan? The project area is located in the San Diego Air Basin, and as such, is located in an area where a RAQS is being implemented. The project is consistent with the growth assumption of the City's General Plan and the RAQS, therefore, the project is consistent with the regional air quality plan and will in no way conflict or obstruct implementation of the regional plan. b) Less Than Significant Impact. The closest air quality monitoring station to the project site is at Camp Pendleton. Data available for this monitoring site from 2000 through December 2004, indicate that the most recent air quality violations recorded were for the state one hour standard for ozone (a total of 10 days during the 5-year period). No other violations of any air quality standards have been recorded during the 5-year time period. The project would involve minimal short-term emissions associated with grading and construction. Such emissions would be minimized through standard construction measures such as the use of properly tuned equipment and watering the site for dust control. Long-term emissions associated with infrequent travel to and from the project to drop off and pick up students at semester breaks will be minimal. Although air pollutant emissions would be associated with the project, they would neither result in the violation of any air quality standard (comprising only an incremental contribution to overall air basin quality readings), nor contribute substantially to an existing or projected air quality violation. Any impact is assessed as less than significant. c) Less Than Significant Impact. The air basin is currently in a state non-attainment zone for ozone and suspended fine particulates. The proposed project would represent a contribution to a cumulatively considerable potential net increase in emissions throughout the air basin. As described above, however, emissions associated with the proposed project would be minimal. Given the limited emissions potentially associated with the proposed project, air quality would be essentially the same whether or not the proposed project is implemented. According to Rev. 01/02/07 the CEQA Guidelines Section 15130(aX4), the proposed project's contribution to the cumulative impact is considered de minimus. Any impact is assessed as less than significant. d) No impact. As noted above, the proposed school project, which is considered a sensitive receptor, will not result in substantial pollutant emissions or concentrations. Therefore no impact is assessed. e) No Impact. The construction of the proposed project could generate fumes from the operation of construction equipment, which may be considered objectionable by some people. Such exposure would be short-term or transient. In addition, the number of people exposed to such transient impacts is not considered substantial. Therefore, no impact is assessed. IV. BIOLOGICAL RESOURCES - Would the project: Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact D D D D a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian, aquatic or wetland habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including but not limited to marsh, vernal pool, coastal, etc.) through direct removal, filing, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? IV. BIOLOGICAL RESOURCES a) No Impact: The proposed project will not have a substantial adverse effect, either directly or through habitat modification, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service D D D D D D D 10 Rev. 01/02/07 because none of these species occur within the proposed project area. The project area has been previously graded, is fully developed with urban uses, and is devoid of any types of native habitat. b) No Impact: The proposed project will not have a substantial adverse effect on any riparian, aquatic or wetland habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by California Department of Fish and Game or U.S. Fish and Wildlife Service because none of these natural communities occur within the development area of the project site. c) No Impact: No wetlands exist within the project area. Section 404 of the Clean Water Act will be impacted. No federally protected wetlands as defined by d) No Impact: The project area does not include any natural habitat. The proposed project does not encroach into habitat corridors and will therefore not impact the movement of native or migratory wildlife species. e) No Impact: The project area is fully developed. The proposed project does not conflict with any local policies or ordinances protecting biological resources. There is no natural habitat onsite and the project is not subject to protection and/or preservation measures identified in the applicable City policies and ordinances. f) No Impact: The site is located within a Habitat Conservation Plan (City of Carlsbad Habitat Management Plan), however, the proposed project will not conflict with the provisions of the adopted Habitat Conservation Plan or any other approved local, regional, or state habitat conservation plan since there are no significant natural resources found within the project boundaries. V. CULTURAL RESOURCES - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the signifi- cance of an archeological resource pursuant to §15064.5? c) Directly or indirectly destroy a unique pale ontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? V. CULTURAL RESOURCES Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact D D D D a) No Impact: There are no locally or State listed historical resources on site. The proposed project will not cause a substantial adverse change in the significance of a historical resource as defined in §15064.5. b) No Impact: There are no locally or State listed archeological resources on site. The proposed project will not cause a substantial adverse change in the significance of an archeological resource as defined in §15064.5. c) No Impact: The site is not mapped as a local or statewide area of historical significance. There is no indication that the site contains significant paleontological resources. The proposed project does not require substantial earth movement and will therefore not, directly or indirectly, destroy a potentially unique paleontological resource on site or unique geological feature. 11 Rev. 01/02/07 "n d) No Impact: There are no known human remains onsite including those interred outside of formal cemeteries. The project requires only shallow earth excavations and does not require substantial amounts of grading. The potential of the project disturbing human remains is very low and therefore qualifies as a No Impact determination. VI. GEOLOGY AND SOILS - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii. Strong seismic ground shaking? iii. Seismic-related ground failure, including liquefaction? iv. Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? d) Be located on expansive soils, as defined in Table 18 - 1-B of the Uniform Building Code (1997), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact D D D D D D D D D D D D VI. GEOLOGY AND SOILS a.i-iii.) No Impact: The subject site is not located within any Earthquake Fault Zones as created by the Alquist- Priolo Act, nor are there any known major or active faults on or in the immediate vicinity of the site. Because of the lack of known active faults on the site, the potential for surface rupture at the site is considered low. The main seismic hazard that may affect the site is ground shaking from one of the active regional faults, with the nearest known active fault being the Rose Canyon Fault Zone located 6.9 miles west of the site. Since the site is made up of marina loamy coarse sand, the risk of seismic-related ground failure or liquefaction is very minimal. 12 Rev. 01/02/07 a.iv.) No Impact: The topography of the site is considered relatively flat with the exception of the coastal bluffs. There is no evidence of slope erosion or landslides along the project's bluffs. b) No Impact: The topography of the site is considered relatively flat. Construction will have to comply with the standards set forth in the City's Excavation and Grading Ordinance thereby preventing erosion through slope planting and installation of temporary erosion control. c) No Impact: The proposed project is not located on a soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse. Any future development project shall be subject to the soils mitigation measures identified in a project specific geotechnical investigation. d) No Impact: Because the project is not be located on expansive soils, as defined in Table 18-1-B of the Uniform Building Code (1997) it will not create substantial risk to life or property. e) No Impact: The project does not propose septic tanks and will use sewers. Therefore, there will be no impacts involving soils that support the use of septic tanks. VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or environment? e) For a project within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact D D n n n n D D n 13 Rev. 01/02/07 c: o g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact n VII. HAZARDS AND HAZARDOUS MATERIALS a) No Impact: The proposed project does not include the transport, use, or disposal of hazardous materials. The project will consist of redevelopment and renovation of existing land uses and facilities that will not transport, use, or dispose of hazardous materials. b) No Impact: The proposed project will not create a significant hazard to the public or environment relating to the release of hazardous materials into the environment because the project will consist of redevelopment and renovation of existing land uses and facilities that would not employ such materials. c) No Impact: The proposed project is located on an existing private school site and will not emit hazardous materials, substances or waste because it will not have such items on site. Therefore, there will be no impacts involving the emission or handling of hazardous materials on the school site. d) No Impact: The site is not located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. e) No Impact: The project will not result in a safety hazard for people residing or working in the project area because the project is not located within an airport land use plan or within two miles of one. f) No Impact: Because the proposed project is not within the vicinity of a private airstrip, the project will not result in a safety hazard for people residing or working in the project area. g) No Impact: No possible interference with an emergency response plan or emergency evacuation plan is anticipated with this site. The proposed project is consistent with the City's General Plan. h) No Impact: The proposed project is located in an already urbanized area and therefore there is no significant risk to people or structures with wildland fires, wildland adjacent to urbanized areas, or where residences are intermixed with wildlands. VIII. HYDROLOGY AND WATER QUALITY - Would the project: a) Violate any water quality standards or waste discharge requirements? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact n n D 14 Rev. 01/02/07 b) Substantially deplete groundwater supplies or interfere substantially with ground water recharge such that there would be a net deficit in aquifer volume or a lowering of the local ground water table level (i.e., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off- site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the flow rate or amount (volume) of surface runoff in a manner, which would result in flooding on- or off- site? e) Create or contribute runoff water, which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map? h) Place within 100-year flood hazard area structures, which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? k) Increase erosion (sediment) into receiving surface waters. 1) Increase pollutant discharges (e.g., heavy metals, pathogens, petroleum derivatives, synthetic organics, nutrients, oxygen-demanding substances and trash) into receiving surface waters or other alteration of receiving surface water quality (e.g. temperature, dissolved oxygen or turbidity? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporatedmpact Incorpor; D D Less Than Significant No Impact Impact D D D D D D D D D D D D D D El IEI D D 15 Rev. 01/02/07 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact m) Change receiving water quality (marine, fresh or P"! f"! PH wetland waters) during or following construction? n) Increase any pollutant to an already impaired water I I I I I I body as listed on the Clean Water Act Section 303(d) list? o) Increase impervious surfaces and associated runoff? I I I I IN/I p) Impact aquatic, wetland, or riparian habitat? • I I I I I I q) Result in the exceedance of applicable surface or I I I I I I groundwater receiving water quality objectives or degradation of beneficial uses? VIII. HYDROLOGY AND WATER QUALITY a) Less Than Significant Impact: The subject property is required by law to comply with all federal, state and local water quality regulations, including the Clean Water Act, California Administrative Code Title 23, and specific basin plan objectives identified in the "Water Quality Control Plan for San Diego Basin." (WQCP) The WQCP contains specific objectives for the Carlsbad Hydrologic Unit which includes the requirement to comply with National Pollutant Discharge Elimination System (NPDES) and the use of Best Management Practices (BMPs). The project must also obtain a NPDES permit prior to construction. The permit will require the project to develop and implement specific erosion control and storm water pollution prevention plans to protect downstream water quality. These plans will ensure acceptable water quality standards will be maintained both during the construction phase as well as post-development. b) No Impact: There will not be a net deficit in aquifer volume or a lowering of the local ground water table because the proposed project does not propose to use or disturb groundwater supplies. c) No Impact: There will not be substantial erosion or siltation on or off-site because the drainage pattern of the site will not be substantially altered and the project will comply with National Pollutant Discharge Elimination System (NPDES) and the use of Best Management Practices (BMPs) which requires the project to develop and implement specific erosion control and storm water pollution prevention plans to protect downstream water quality. d) No Impact: There will not be an increase in the flow rate or amount of surface runoff that would result in flooding on or off-site because the drainage pattern will not be substantially altered and the project will comply with National Pollutant Discharge Elimination System (NPDES) and the use of Best Management Practices (BMPs) which requires the project to develop and implement specific storm water control practices to minimize the flow rate and volume of surface runoff. e) No Impact: Because the proposed project is not creating or contributing to runoff water, the capacity of existing or planned stormwater drainage systems will not be exceeded and the project will comply with National Pollutant Discharge Elimination System (NPDES) and the use of Best Management Practices (BMPs) which requires the project to develop and implement specific erosion control and storm water pollution prevention plans to protect downstream water quality, and control practices to minimize the flow rate and volume of surface runoff. f) Less Than Significant Impact: The proposed project will not substantially degrade water quality because it is not located next to any sources of water and is already connected to existing sewer lines. In addition, project development will be conditioned to comply with all Federal, State, and local water quality regulations, including the Clean Water Act and associated National Pollutant Discharge Elimination System (NPDES) regulations which 16 Rev. 01/02/07 requires the project to develop and implement specific erosion control and storm water pollution prevention plans to protect downstream water quality. g) No Impact: The proposed Master Site Plan does not place future housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map. h) No Impact: The proposed project will not impede or redirect flood flows because structures will not be placed within a 100-year flood hazard area. i) No Impact: Because the project is not located downstream from a dam or levee, the proposed project will not expose people or structures to significant water related hazards such as flooding. j) No Impact: The project site is not located in an area with a known history of seiche, tsunami, or mudflow. k) Less Than Significant Impact: The construction phase of the project could result in increased erosion. However, as a result of the NPDES permit requirements associated with the proposed project, no significant increase in erosion (sediment) into receiving surface waters will result from the project. The greatest potential for short-term water quality impacts to the drainage basin would be expected during and immediately following the grading and construction phases of the project when cleared and graded areas are exposed to rain and storm water runoff. Standard conditions require compliance with NPDES sediment control requirements during the construction phase and implementation of the post construction BMPs for the project. 1) No Impact: The project shall be designed to remove pollutants of concern through storm water conveyance systems to the maximum extent practicable (MEP) through the incorporation of treatment control BMPs. In order to remove primary and secondary pollutants of concern, the project will employ a combination of vegetated swales and hydrodynamic separators. Subject to compliance with the proposed BMPs, the project will not result in the increase of pollutants into downstream waters, and no receiving water quality will be adversely affected through implementation of the proposed project. Post construction BMPs will further ensure that the project does not change the receiving water quality following construction activities. m) No Impact: The project shall be designed to remove pollutants of concern through storm water conveyance systems to the maximum extent practicable (MEP) through the incorporation of treatment control BMPs. In order to remove primary and secondary pollutants of concern, the project will employ a combination of vegetated swales and hydrodynamic separators. Subject to compliance with the proposed BMPs, the project will not result in the increase of pollutants into downstream waters, and no receiving water quality will be adversely affected through implementation of the proposed project. Post construction BMPs will further ensure that the project does not change the receiving water quality following construction activities. n) No Impact: The project is subject to the creation of a Storm Water Management Plan and implements best management practices for the treatment of storm water runoff and will therefore not increase any pollutant to an already impaired water body as listed on the Clean Water Act Section 303(d) list. o) Less Than Significant Impact: The proposed project includes the construction of several surface level parking lots as well as sidewalks within the project area and will therefore increase impervious surfaces and associated runoff. However, the project is subject to the creation of a Storm Water Management Plan and implements best management practices for the treatment of storm water runoff and will therefore not result in significant adverse runoff. p) No Impact: The project is subject to the creation of a Storm Water Management Plan and implements best management practices for the treatment of storm water runoff. The implementation of the SWMP will ensure that there is no impact to aquatic, wetland, or riparian habitat. q) No Impact: The project is subject to the creation of a Storm Water Management Plan and implements best management practices for the treatment of storm water runoff which will ensure that it will not result in the excedance of applicable surface or groundwater receiving water quality objectives or degradation of beneficial use. 17 Rev. 01/02/07 IX. LANDUSE AND PLANNING - Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated D n n Less Than Significant No Impact Impact nn n IX. LAND USE PLANNING a) No Impact: The proposed project will not disrupt the physical arrangement of an established community because the private school has been located on the site since 1937 and is conformance with zoning requirements. The Master Site Plan encompasses only the existing area of the Army and Navy Academy. b) No Impact: The project does not conflict with applicable land use plans, policies, or regulations because the private school is consistent with the General Plan and the Village Redevelopment Plan. In addition, private schools are permitted in residential areas within the City with the approval of a Conditional Use Permit. Since the school has been located on the site since 1937 and is conformance with zoning requirements, it does not conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect. c) No Impact: Because the Master Site Plan is a conceptual land use plan which covers redevelopment, relocation, and renovation of existing land uses and facilities on an existing, fully developed infill site, it will not conflict with any applicable habitat conservation or natural community conservation plans. The project does not constitute the addition of major new land uses, development proposals, or a significant increase in the capacity of the school. X. MINERAL RESOURCES - Would the project: a) Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact D n n 18 Rev. 01/02/07 X. MINERAL RESOURCES a) No Impact: There are no known mineral resources on the site. The project will not result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State. b) No Impact: There are no known mineral resources on the site. The project will not result in the loss of availability of a locally important mineral resource recovery site delineated on any land use plan. XI. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundbourne vibration or groundbourne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact D D D XI. NOISE a) Less Than Significant Impact: The proposed project is within close proximity to the San Diego Northern Railroad which exposes the project to higher noise levels. However, development of the site requires compliance with the General Plan Noise Guidelines Manual which requires exterior noise levels to be attenuated to 65 dB(A) CNEL or less and interior noise to be attenuated to a level of 45 dB(A) CNEL or less through construction methods. Any future construction associated with the Master Site Plan will require a noise study to determine the extent of the required noise attenuation. b) Less Than Significant Impact: The proposed project is within close proximity to the San Diego Northern Railroad which exposes the project to groundbourne vibration. However the groundbourne vibration is ongoing and is not excessive. c) No Impact: Because the property will remain as a school use, there will not be a substantial permanent increase in ambient noise levels. 19 Rev. 01/02/07 d) Less Than Significant Impact: Any future construction associated with the Master Plans could result in a temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project. Those levels will not be at a significant level and will not be permanent. e) No Impact: The proposed project is not located within an airport land use plan therefore, the persons visiting and working at the site will not be exposed to excessive noise levels. f)No Impact: The proposed project is not within the vicinity of a private airstrip. XII. POPULATION AND HOUSING - Would the project: a) Induce substantial growth in an area either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? XII. POPULATION AND HOUSING a) Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact D D n n No Impact: Because the proposed project is in conformance with the General Plan and the Village Redevelopment Plan, and does not require the extension of major public facilities, the proposed project will not induce substantial growth in the area either directly or indirectly. b) No Impact: There will not be a need to construct replacement housing because the project is not proposing to displace any housing available to the public at large. c) No Impact: There will not be a need to construct replacement housing because the project is not proposing to displace any people. 20 Rev. 01/02/07 XIII. PUBLIC SERVICES Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, a need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: i) Fire protection? ii) Police protection? iii) Schools? iv) Parks? v) Other public facilities? XIII. PUBLIC SERVICES Potentially Significant Impact Potentially Significant Unless Less Than Mitigation Significant Incorporated Impact No Impact D D n D D D Dn 1X1 a.i-v.) No Impact: The project is in conformance with the City's zoning, General Plan, and Village Redevelopment Plan, Therefore, the project will not affect the provision and or availability of public services (i.e., fire protection, police protection, schools, parks, etc.). The project shall be subject to the conditions, and the facility service level requirements within the Local Facilities Management Plan for Zone 1. Therefore no significant public service impacts will occur. XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact n XIV. RECREATION a) No Impact: All of the recreational needs created by the project are provided onsite. There will not be an increase in the use of existing neighborhood and regional parks or other recreational facilities such that a substantial physical deterioration would occur or be accelerated. . 91 Rev. 01/02/07 b) No Impact: The project site is fully developed. Redevelopment of the property with athletic/recreational facilities for use by the school will not have an adverse physical effect on the environment. XV. TRANSPORTATION/TRAFFIC - Would the project: a) Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in insufficient parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turn- outs, bicycle racks)? Potentially Significant Potentially Unless Significant Mitigation Impact Incorporated Less Than Significant Impact No Impact D D n n n n EI I n nn n n XV. TRANSPORTATION/TRAFFIC a) No Impact: The buildout projection of the project includes the addition of approximately 100 students and 10 faculty. Most of the students will not have access to a vehicle and will not therefore contribute significant ADT to the surrounding street system. The ADT associated with 10 additional staff is insignificant. The project involves the future redevelopment of an existing boarding school where students and faculty will be living on the campus. b) No Impact: SANDAG acting as the County Congestion Management Agency has designated three roads (Rancho Santa Fe Rd., El Camino Real and Palomar Airport Rd.) and two highway segments in Carlsbad as part of the regional circulation system. The Existing and Buildout average daily traffic (ADT) and Existing LOS on these designated roads and highways in Carlsbad is: Rancho Santa Fe Road El Camino Real Palomar Airport Road SR78 1-5 Existing ADT* 17-35 27-49 10-57 124-142 199-216 LOS "A-D" "A-C" "A-D" tfC" "D" Buildout ADT* 35-56 33-62 30-73 156-180 260-272 * The numbers are in thousands of daily trips. 22 Rev. 01/02/07 The Congestion Management Program's (CMP) acceptable Level of Service (LOS) standard is "E", or LOS "F" if that was the LOS in the 1990 base year (e.g., SR 78 in Carlsbad was LOS "F" in 1990). Accordingly, all designated roads and highways are currently operating at or better than the acceptable standard LOS. Note that the buildout ADT projections are based on the full implementation of the region's general and community plans. The proposed project is consistent with the general plan and, therefore, its traffic was used in modeling the buildout projections. Achievement of the CMP acceptable Level of Service (LOS) "E" standard assumes implementation of the adopted CMP strategies. Based on the design capacity(ies) of the designated roads and highways and implementation of the CMP strategies, they will function at acceptable level(s) of service in the short- term and at buildout. c) No Impact: The proposed Master Site Plan will not impact air traffic patterns because no buildings are proposed that are tall enough to impact air traffic patterns nor is the project located within close proximity to any airstrips. d) No Impact: All project circulation improvements will be designed and constructed to City standards; and, therefore, would not result in design hazards. The proposed project is consistent with the City's general plan and zoning, therefore, it would not increase hazards due to an incompatible use. No impact assessed. e) No Impact: The project shall be designed to satisfy all emergency requirements of the Fire and Police Departments f) Less Than Significant Impact: The project will comply with all City parking requirements to ensure an adequate supply of parking. g) No Impact: The proposed Master Site Plan includes the improvement of streets within the plan area which include sidewalks and bike lanes. The project does not conflict with adopted policies, plans or programs supporting alternative transportation. XVI. UTILITIES AND SERVICES SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which would cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact D D D D D D Rev. 01/02/07 e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? XVI. UTILITIES AND SERVICES SYSTEMS Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact D D D D a-g) No Impact. The proposed project will be required to comply with all Regional Water Quality Control Board Requirements. In addition, the Zone 1 LFMP anticipated that the project site would be developed with school and related uses and therefore wastewater treatment facilities were planned and designed to accommodate this future use. All public facilities, including water facilities, wastewater treatment facilities and drainage facilities, have been planned and designed to accommodate the growth projections for the City at build-out. The project does not result in development that will require expansion or construction of new water facilities/supplies, wastewater treatment or storm water drainage facilities. XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumula- tively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects?) c) Does the project have environmental effects, which will cause the substantial adverse effects on human beings, either directly or indirectly? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated D Less Than Significant No Impact Impact n m D D D 24 Rev. 01/02/07 XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) No Impact: The proposed project is in conformance with the zoning and land use designation for the site and does not have the potential to substantially degrade the quality of the environment. The project site is considered a developed site, which does not contain any fish or wildlife species; is not identified by any habitat conservation plan as containing a protected, rare or endangered plant or animal species; and does not contain any known historical, archeological, or paleontological resources. Therefore, the project will not reduce the habitat of a fish or wildlife species; will not threaten to eliminate or reduce the number of endangered plant and animal species; and will not result in the elimination of any important examples of California history or prehistory. b) No Impact: The proposed project does not have impacts that are individually limited, or cumulatively considerable because it involves the renovation and expansion of an existing school campus. There are two regional issues that development within the City of Carlsbad has the potential to have a cumulatively considerable impact on. Those issues are air quality and regional circulation. Air quality would essentially be the same whether or not the development of the Army and Navy Academy occurs as a result of the Master Plan. Regarding traffic, the project is consistent with the City's growth projections, and therefore, the cumulative impacts from the project to the circulation system are less than significant. c) No Impact: The proposed project does not create impacts involving environmental effects on human beings because future development of the site will comply with all City standards. 25 Rev. 01/02/07 *7 < 1 PLANNING COMMISSION RESOLUTION NO. 6495 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, APPROVING AN EXTENSION AND AN AMENDMENT TO THE ARMY/NAVY 4 ACADEMY MASTER SITE PLAN GENERALLY LOCATED NORTH AND SOUTH OF CYPRESS AVENUE, SOUTH OF PACIFIC STREET, EAST AND WEST OF OCEAN STREET, 6 AND EAST AND WEST OF CARLSBAD BOULEVARD IN LOCAL FACILITIES MANAGEMENT ZONE 1. 7 CASE NAME: ARMY/NAVY ACADEMY MASTER SITE PLAN 8 CASE NO.: CUP 94-02x 1 (A) 9 WHEREAS, Army/Navy Academy, "Developer and Owner," has filed a verified 10 application with the City of Carlsbad regarding property described as , - That portion of Lot 47 of Granville Park and that portion of Laguna Drive adjacent thereto (vacated and closed to public 13 use by Resolution No. 918 of the City Council of the City of Carlsbad, California, recorded July 19,1963 as Instrument No. 14 126793 of official records of San Diego County, California) in the City of Carlsbad, County of San Diego, State of California, according to map thereof no. 1782, filed in the office of the jg County Recorder of San Diego County; and that portion of Blocks 1 and 2 of Oceanside Addition to Carlsbad, in the City 17 of Carlsbad, County of San Diego, State of California, according to map thereof No. 893, filed in the office of the 1° County Recorder of San Diego County, April 8,1903, together , n with the alley lying within Block 2 and that portion of Ocean Park Avenue lying between said Blocks 1 and 2 as vacated and 20 closed to public use in order of the board of supervisors, filed in the office of the County Recorder of San Diego County, 21 October 2, 1925 in Book 751, Page 332 of Deeds; and, Lots 75, 76 and Lots 94 through 96 inclusive of Granville Park No. 2, in the City of Carlsbad, County of San Diego, State of California, 23 according to map thereof No. 2037, filed in the office of the County Recorder of San Diego County, June 18,1927 24 ("the Property"); and £*J 2/- WHEREAS, said verified application constitutes a request for a Conditional Use 27 Permit Extension and Amendment as shown on Exhibits "A"-"H" and "Master Site Pan" 28 dated November 5, 2008, on file in the Planning Department ARMY/NAVY ACADEMY 1 MASTER SITE PLAN - CUP 94-02Xl(A), as provided by the conditions of approval of CUP 2 94-02 and Chapter 21.42 and/or 21.50 of the Carlsbad Municipal Code; and 3 WHEREAS, the Planning Commission did, on November 5, 2008, hold a duly 4 5 noticed public hearing as prescribed by law to consider said request; and 6 WHEREAS, at said public hearing, upon hearing and considering all testimony 7 and arguments, if any, of all persons desiring to be heard, said Commission considered all factors o relating to the CUP Extension and Amendment; and 9 WHEREAS, on October 4,1995, the Planning Commission approved CUP 94-02 10 as described and conditioned in Planning Commission Resolution No. 3797. 12 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 13 Commission of the City of Carlsbad as follows: 14 A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Planning 16 Commission APPROVES ARMY/NAVY ACADEMY MASTER SITE PLAN - CUP 94-02xl(A) based on the following findings and subject to the following conditions: 17 Findings;18 in 1. The adopted findings for CUP 94-02 which are contained in Planning Commission Resolution No. 3797 apply to this extension and amendment and are incorporated by this 20 reference. 21 2. The Planning Commission of the City of Carlsbad does hereby find: 22 a. it has reviewed, analyzed, and considered the Negative Declaration for the 23 Army/Navy Academy Master Site Plan, the environmental impacts therein identified for this project and any comments thereon prior to ADOPTING the 24 project; and 25 b. the Negative Declaration has been prepared in accordance with requirements of 26 the California Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and 27 c. it reflects the independent judgment of the Planning Commission of the City of 28 Carlsbad; and PC RESO NO. 6495 -2- r] - d. based on the EIA Part II and comments thereon, there is no substantial evidence 2 the project will have a significant effect on the environment. 3 3. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City's General Plan, based on the facts set forth in 4 the staff report dated November 5,2008 in that the Army/Navy Academy Master Plan complies with Village Land Use Policy C.4 as the Academy is an existing school that is seeking to remodel buildings, construct new buildings, add new landscaping and £ make streetscape improvements as required with permits that are applied for in the future. The project will also be integrating housing with non-residential 7 development onsite (private school) and with the surrounding neighborhood as well as described in Housing Objective 2.5. 8 4. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all City public facility policies and in ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding sewer collection 11 and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the 12 project will be installed to serve new development prior to or concurrent with need. . - Specifically, 14 a. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. 15 b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be collected prior to issuance of building permit. c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be 1 j collected prior to the issuance of building permit. 18 5. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed 19 to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. 21 Conditions; 22 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so 23 implemented and maintained according to their terms, the City shall have the right to 24 revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy 25 issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said 26 conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Conditional Use Permit. 28 2. All conditions of approval imposed upon Conditional Use Permit CUP 94-02 as stated in Planning Commission Resolution No. 3797 shall apply as conditions of approval for CUP PCRESONO.6495 -3- / 94-02xl(A) and are incorporated by this reference, except Condition No. 3 is replaced 2 by Conditions Nos. 3 and 4 below and Conditions No. 1, 2, 5 and 6 are deleted because they are no longer applicable. 3 This Conditional Use Permit shall be reviewed by the Planning Director on a yearly basis to determine if all conditions of this permit have been met and that the use does not have a substantial negative effect on surrounding properties or the public health and welfare. If the Planning Director determines that the use has such substantial negative effects, the 6 Planning Director shall recommend that the Planning Commission, after providing the permittee the opportunity to be heard, add additional conditions to reduce or eliminate the 7 substantial negative effects. o 4. This permit may be revoked at any time after a public hearing, if it is found that the use o has a substantial detrimental effect on surrounding land uses and the public's health and welfare, or the conditions imposed herein have not been met. 10 5. Prior to the issuance of a grading or building permit, whichever occurs first, Developer shall submit to the City a Notice of Restriction executed by the owner of the j _ real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the Planning Director, notifying all interested 13 parties and successors in interest that the City of Carlsbad has issued a(n) Conditional Use Permit by Resolution(s) No. 6495 on the property. Said Notice of Restriction shall 14 note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The Planning Director has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 17 6. This approval is granted subject to the approval of RP 05-04 and is subject to all *° conditions contained in Design Review Board Resolution No. 335 for that other approval incorporated herein by reference 20 Engineering; 21 7. AS stated in Chapter 5 of the Master Site Plan text, Developer shall initiate the Alternative Street Design Process for this project in accordance with the Street and Sidewalk Policy Committee Report as adopted by City Council. 23 8. Concurrent with future land use or discretionary permits for this project, Developer 24 shall prepare separate detailed studies, prepared by a Registered Engineer, to determine whether facilities (sanitary sewer, potable water, and storm drain) are adequate to serve the needs of this project. These studies shall demonstrate that Growth Management Standards are met for the facilities within this zone, and as it relates to impacts from this Project. These studies shall be prepared to the 27 satisfaction of the City Engineer. If deficiencies are identified, Developer is responsible to construct or otherwise financially guarantee the necessary facility 28 improvements. PC RESO NO. 6495 -4- 9. Concurrent with future land use or discretionary permits for this project, Developer 2 shall study and address undergrounding existing overhead utilities within and adjacent to the project boundary. 3 10. Prior to the approval of any application for development or redevelopment including building permits, Developer shall submit to the City Engineer proof that the existing lots within this project have been adjusted, consolidated or merged in accordance with the Carlsbad Municipal Code. 6 11. Concurrent with future land use or discretionary permits for this project, Developer 7 shall cause property owner to execute and submit to the City Engineer for recordation the City's standard form Drainage Hold Harmless Agreement regarding drainage across the adjacent properties. 9 12. Prior to the issuance of grading permit or building permit, whichever occurs first, 10 Developer shall submit for City approval a "Storm Water Pollution Prevention Plan (SWPPP)" and a "Storm Water Management Plan (SWMP)." Each plan shall demonstrate compliance with the City of Carlsbad Standard Urban Stormwater Mitigation Plan (SUSMP), Order R9-2007-0001 issued by the San Diego Region of the California Regional Water Quality Control Board and City of Carlsbad Municipal Code. The 13 SWMP shall address measures to avoid contact or filter said pollutants from storm water, to the maximum extent practicable, for the construction and post-construction stage of the 14 project. At a minimum, the plans shall: a. Identify existing and post-development on-site pollutants-of-concem. 16 b. Identify the hydrologic unit this project contributes to and impaired water bodies 17 that could 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 offsite. 20 d. Establish specific procedures for handling spills and routine cleanup. Special 21 considerations and effort shall be applied to employee education on the proper procedures for handling cleanup and disposal of pollutants. 23 e. Ensure long-term maintenance of all post-construction BMPs in perpetuity. 24 f. Identify how post-construction runoff rates and velocities from the site will not exceed the pre-construction runoff rates and velocities to the maximum extent practicable. 76 13. Concurrent with future development, Developer shall cause property owner to process, 27 execute and submit an executed copy to the City Engineer for recordation a City standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement for 28 the perpetual maintenance of all treatment control, applicable site design and source PC RESO NO. 6495 -5- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 control, post-construction permanent Best Management Practices prior to the issuance of a grading permit or building permit, whichever occurs first for this Project. NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on November 5, 2008 by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: FRANK H. WHITTON, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: DON NEU Planning Director PC RESO NO. 6495 -6- SITEMAP NOT TO SCALE Army Navy Academy Master Site Plan CUP 94-02X1A / RP 05-04 City ofJgarlsbad DISCLOSURE STATEMENT Planning Department Applicant's statement or disclosure of certain ownership interests on all applications which will reouire [d,scret.otiary acton on the part of the City Council or any appointed Board. Commission^m Jt!U The following Information pgj be disclosed at the time of. application submfttal. Your project cannot bereviewed until this information is completed. Please print. t»mew cannot oe 1. APPLICANT (NotjheappHcant's agent) i and addresses of ALL persons having a financial,•na nanca n^in the applicaton If the appbcant includes a corporation or partnership include the names titte addresses of all md»wduals owning more than 10% of the share! IF NO INDIVIDUALS OWN MOPP SfSL!1? °FK^E SHARES' PLEASE INOICATE WfWrtto^cS^-STJS^BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the ccmorateofficers. (A separate page may be attached if necessary.) corporate Person John"-wyatt Corp/Part. Non-profit Corporation Title Chairman, Board of Taislees.- Atmy & Navy fA\e 'Academy " " — • Address 2605 Carlsbad Bouievafrt Address Carlsbad, CA 92008 — 2. OWNER (Not the owner's agent) •^OVSf .^COMPl-gTE, LEGAL names and addresses of ALL persons having any ownership-interest in the property mvolved. Also, provide the nature of thTtegal ownership <i.e parS? tenants n common, ^profit; corporation, etc.). If the ownership includes a partnership, .nclude the names, title, addresses of all individuate ownina more, , shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE NON-APPUCABLE (N/A) IN THE SPACE BELOW. If a publicly names. Mies, and addresses of the corporate officers. (A separate page may be SShedif Person Joh"D W/^ Corp/Part Non-profit Corporalion Tftte Chairman. Board of Trustees - Atmy & Mau» Tltle__ Academy "" ' — Address 2605 Carlsbad Boulevard Address Carlsbad, CA 92006 1635 Faraday Avenue • Carlsbad, CA 92000-7314 • (760) 602-4600 • FAX (760) 602-0559 • www.ci.carlsbad.ca.us BEST COPY p.3 3. NON-PROFIT ORGANIZATION OR TRUST Wf. 9 " °fli°af °f direcl0r °f the Non Profit/Trust *my* Navy Academy Non ProfitfTrust et for Board of Trustees - Address 2605 Carlsbad Boulevard Carlsbad, CA 92006 LJ Yes No If yes, please indicate person(s):_ NOTE: Attach additional sheets If necessary. I certify that all the above information is true and correct to the best of my knowledge. /Stonature of owner/date / /t John D. Wyatt Print or type name of owner fiucj? A&* (nature of applicant/date '~lI \ D. Wyatt •M Print or type name of applicant YU WxX/^ : ^ ,7-7,9^^ Signature of owoy/applicant's agent if applicable/date Bfll Hofman Print or type name of owner/applicant's agent HADWnt*COUMrEW£XSCLOSURE STAJEMElNT IZflffi Page 2 of 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 3797 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW THE CONTINUED OPERATION OF A PRIVATE SCHOOL ON PROPERTY GENERALLY LOCATED EAST AND WEST OF CARLSBAD BOULEVARD BETWEEN MOUNTAIN VIEW DRIVE AND BEECH AVENUE. CASE NAME: ARMY AND NAVY ACADEMY MASTER SITE PLAN CASE NO: CUP 94-02 WHEREAS, the Army and Navy Academy has a verified application with the City of Carlsbad and referred to the Planning Commission; and WHEREAS, said verified application constitutes a request Tor a Conditional Use Permit as provided by Chapter 21.42 of the Carlsbad Municipal Code; and WHEREAS, pursuant to the provisions of the Municipal Code, the Planning Commission did, on the 6th day of September, 1995, and the 4th day of October, 1995, hold a duly noticed pubh'c hearing to consider said application on property described as: Lot 46 and a Portion of Lot 47 of Granville Park According to Map Thereof No. 1782, February 21,1924; Lots 58-73, 75, 76, 94-96, 98-101, 102-130,131, 153-170,177-198 Inclusive of Granville Park No. 2, According to Map Thereof No. 2037, June 18,1927; A Portion of Block 3 of Town Carlsbad, According to Map Thereof No. 755, February 15,1894; That Portion of Block 1 and 2 of Oceanside Addition To Carlsbad, According to Map Thereof No. 893, April 8,1903; That Portion of Lot 1, Block "A" of Hayes Land Company Addition to Carlsbad, According to Map Thereof No. 1221, November 4,1909; all Filed in the Office of the County Recorder of San Diego County, and all in the City of Carlsbad, County of San Diego, State of California. WHEREAS, at said public hearing, upon bearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to CUP 94-02. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: s 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A) Th B) Th APAT sub Findings: 1. Th< the 2. Th, COB geeDint nee con res Ian d) nei e) bas 1. 2. 3. 3. Thi use pol KniDili dis< gra arc 4. All adji be] the PCRESO That the foregoing recitations are true and correct. That based on the evidence presented at the public hearing, the Commission APPROVES Conditional Use Permit, CUP 94-02, based on the following findings and subject to the following conditions: The Planning Commission finds that the project will have no significant impact on the environmental, and approves the Negative Declaration Tor the project. That the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the genera] plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located since the use is: a) considered iry and desirable to satisfy the educational needs of students in the community; b) the architecture and size of some of the school's buildings have residential characteristics which make them compatible with surrounding residential land uses; c) the circulation system is adequate to accommodate the land use; and, the school has successfully coexisted with the surrounding residential neighborhood since 1937. e) The project is in conformance with the Elements of the City's General Plan, based on the following: Land Use - A private school is a permitted conditional use in the R-3 Zone with a Conditional Use Permit; Circulation - The project would provide roadway and frontage improvements, and there would be no operational deficiencies at intersections and roadways serving the project; Open Space and Conservation - Based on an archaeological survey and historical inventory, the project would not significantly impact cultural resources. That the site for the intended use is adequate in size and shape to accommodate the use, in that all the proposed future building envelopes and facilities meet City policies and standards, including parking requirements, landscaping guidelines, and building setbacks and lot coverage. All future construction will require additional discretionary review to determine compliance with public facility improvement, grading, and building standards, in addition to compliance with the adopted architectural design guidelines. All of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained as illustrated on the approved Exhibits "A - T, in that the underlying zone code standards are required to be met, and are augmented by ). 3797 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 adopted Design Guidelines and a conceptual Landscape Plan to control the quality and consistency of the development through the future buildout of the site, the recreational building will be lowered below Ocean Street to create ocean views from the street and campus, and landscaping is provided to visually screen parking areas, and enhance the surrounding public streets and areas within the site. 5. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use in that there will be an increase in the number of public parking spaces, roadway operations and level of service will not be negatively impacted, and pedestrian circulation and safety will be improved due to the addition of curbs and sidewalks along all street frontages including • Cypress Avenue, Mountain View Drive, Pacific Avenue, Ocean Street, and Beech Avenue. With the addition of onslte parking, the private school will result in an actual gain of onstreet public parking spaces currently utilized by the school's students, guests, and staff. 6. The project is consistent with the City-Wide Facilities and Improvements Plan, the applicable local facilities management plan, and all City pubb'c facility policies and ordinances since: The project has been conditioned to ensure that building permits will not be issued for the project unless the District Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the District Engineer is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project. 7. All necessary public improvements have been provided or are required as conditions of approval. g. This project has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 1. 9, The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Planning Conditions; 1. The Planning Commission does hereby approve the Conditional Use Penult for the Private School "Army and Navy Master Site Plan". (Exhibits "A - T on file in the Planning Department and incorporated by this reference, dated September 6,1995), subject to the conditions herein set forth. Staff is authorized and directed to make or require the Developer to make all corrections and modifications to the conditional use permit documents, as necessary to make them internally consistent and conform to Planning Commission's final action on the Project. Development shall occur PC RESO NO. 3797 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 5. substantially as shown on the approved exhibits. Any proposed development substantially different from this approval, shall require an amendment to this approval. Approval of CUP 94-02 is granted subject to: 1) Approval of the Negative Declaration, Resolution No. 3796; and 2) Housing and Redevelopment Commission approval of RP 94-02, and CDP 94-02. CUP 94-02 is subject to all conditions contained in Design Review Board Resolution No. 233 and 234 for RP 94-06 and CDP 94-02. This Conditional Use Permit is granted for a period of ten years. This Conditional Use Permit shall be reviewed by the Planning Director on a yearly basis to determine if all conditions of this permit have been met and that the use does not have a substantial negative effect on surrounding properties or the public health and welfare. If the Planning Director determines that the use has such substantial negative effects, the Planning Director shall recommend that the Planning Commission, after providing the permittee the opportunity to be heard, add additional conditions to reduce or eliminate the substantial negative effects. This permit may be revoked at any time after a public hearing, if it is found that the use has a substantial detrimental effect on surrounding land uses and the public's health and welfare, or the conditions imposed herein have not been met. This permit may be extended for a reasonable period of time not to exceed ten years upon written application of the permittee made no less than 90 days prior to the expiration date. The Planning Commission may not grant such extension, unless it finds that there are no substantial negative effects on surrounding land uses or the public's health and welfare. If a substantial negative effect on surrounding land uses or the public's health and welfare is found, die extension shall be denied or granted with conditions which will eliminate or substantially reduce such effects. There is no limit to the number of extensions the Planning Commission may grant Prior to issuance of any grading or building permit, whichever occurs first, for development shown within the R-3 Zone on the master site plan, the developer shall obtain an individual permit and/or an amendment to this permit CUP 94-02. All development shall be consistent with the adopted master site plan, the Design Guidelines (Exhibit "J"), and the conceptual landscape plan (Exhibit "I"). "The Design Guidelines, Exhibit "J" shall be amended to state that the implementation and interpretation of the Design Guidelines shall also be subject to the review and approval of the City's final decision-maker for all applicable development" Prior to approval of grading or building permits, whichever occurs first, the Developer shall receive approval of a Coastal Development Permit issued by the California Coastal Commission that substantially conforms to this approval. A signed copy of the Coastal Development Permit must be submitted to the Planning Director. If die approval is substantially different, an amendment to CUP 94-02 shall be required. PC RESO NO. 3797 1 Engineering Conditions; 2 6. The future building development of the Army/Navy Academy may be accomplished in the order shown on exhibit "G" labeled "Phasing Plan," dated September 6,1995. 3 Plans, specifications, and supporting documents Tor all public improvements shall be prepared to the satisfaction of the City Engineer. Prior to issuance of any grading or building permits for the construction of any facilities within a given 5 phase, the applicant shall install, or agree to install and secure with appropriate security as provided by law, improvements shown on the site plan, which consist of, 6 the following: 7 Public Improvement Phasing Program o Phase A • North side of Cypress Avenue 9 1. Hair street improvements to Cypress Avenue from Carlsbad Boulevard to 10 Garfield Street 11 2. Relocate utility pole 16 as needed. 12 Phase A • South side of Cypress Avenue 13 1. Half street improvements to Cypress Avenue from the most easterly property 14 line to Garfield Street 2. Half street improvements to Garfield Street from Cypress Avenue to the most 16 southerly property line. 17 3. Underground utility segment IS. 18 4. Relocate utility pole 13 as needed. 19 Phase 1 - At Carlsbad Boulevard and Mountain View Drive 20 1. Half street improvement to the west side of Carlsbad Boulevard from the21 northerly property line to Mountain View Drive. 2. Relocate utility pole 20 as needed. 23 3. Half street improvement to the north side of Mountain View Drive from 24 Carlsbad Boulevard to the most westerly property line (i.e., to the Phase J westerly boundary line).25 26 27 1. Half street improvements to the east side of Ocean Street from Pacific Avenue to Cypress Avenue. 28 PC RESO NO. 3797 -5- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 2. 3. 4. 5. 6. • • Underground utility segments 9 through 11. Relocate utility pole 10 as needed. Half street improvements to the south side of Pacific Avenue from Ocean Street to Garfield Street Underground utility segments 7 and 8. Relocate utility pole 5 as needed. Phase C 1. Phase 1. 2. Phase 1. 2. Phase 1. 2. Half street improvements to the west side of Ocean Street from Pacific Avenue to Cypress Avenue. D Half street improvement to the north side of Beech Avenue along the project frontage. Underground utility segments 22 and 23. E - Fronting Garfield Street Half street improvements to Garfield Street from Cypress Avenue to the southerly property line. Underground utility segments 14 and 17. E • Fronting Ocean Street Half street improvements to Ocean Street along the project frontage. Underground utility segments 12 and 13. PhaseF 1. 2. 3. •••• ••*• Half street improvements to the south side of Pacific Avenue from Garfield Street to Mountain View Drive. Underground utility segments 4, 6, 18, 19 and 20. Relocate utility pole 1 as needed. PC RESO NO. 3797 -6- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Phase G 1. 2. Half street improvements to Mountain View Drive from Carlsbad Boulevard to Pacific Avenue. Underground utility segments 2, 3 and 21 an the utility line from pole 1 to pole 20. Phase H 1. Underground utility segment 1. 2. Complete items 1 through 3 of Phase F if not already completed. Phase! 1. Underground utility segment 24. Concurrent with any development of the site, the phase 1 portion of the parking lot shall be constructed along with items 1 through 3 of the Phase 1 - At Carlsbad Boulevard and Mountain View Drive improvements. In accordance with the above Public Improvement Phasing Program, full improvements shall include but not be limited to the following: Concrete curb, gutter and sidewalk. Asphalt/Concrete or Concrete roadway pavement widening. Installation of handicap ramps. Storm Drain facility improvements. Sewer facility improvements. Water facility improvements. Installation of Street Light Standards. Installation of Fire Hydrants. Improvements listed above shall be constructed within 18 months of approval of the secured improvement agreement or such other time as provided in said agreement. Fire Conditions: 7. Prior to the issuance of building permits, the Fire Department shall evaluate building plans for conformance with applicable fire and life safety requirements of the state and local Fire Codes. 8. Provide additional public fire hydrants at intervals of 300 feet along public streets and private driveways. Hydrants should be located at street intersections when possible, but should be positioned no closer than 100 feet from terminus of a street or driveway. PC RESO NO. 3797 -7- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 9. Applicant shall submit a site plan to the Fire Department for approval, which depicts location of required, proposed and existing public water mains and fire hydrants. The plan should include offsite fire hydrants within 200 feet of the project. 10. Applicant shall submit a site plan depicting emergency access routes, driveways and traffic circulation for Fire Department approval. 11. An all-weather, unobstructed access road suitable for emergency service vehicles shall be provided and maintained during construction. When in the opinion of the Fire Chief, the access road has become unserviceable due to inclement weather or other reasons, he may, in the interest of public safety, require that construction operations cease until the condition is corrected. 12. All required water mains, fire hydrants and appurtenances shall be operational before combustible building materials are located on the construction site. 13. Prior to final inspection, all security gate systems controlling vehicular access shall be equipped with a "Knox", key-operated emergency entry device. Applicant shall contact the Fire Prevention Bureau for specifications and approvals prior to installation. 14. Prior to building occupancy, private roads and driveways which serve as required access for emergency service vehicles shall be posted as fire lanes in accordance with the requirements of Section 17.04.020 of the Carlsbad Municipal Code. 15. All buildings having an aggregate floor area in excess of 10,000 square feet must be protected by automatic fire sprinkler systems. Plans and specifications must be approved by the fire department, and a permit obtained prior to installation. Water Conditions; 16. The entire potable water system, reclaimed water system and sewer system shall be evaluated in detail to ensure that adequate capacity, pressure and flow demands can be met. 17. The Developer shall be responsible for all fees, deposits and charges which will be collected before and/or at the time of issuance of the building permit. The San Diego County Water Authority capacity charge will be collected at issuance of application for meter installation. 18. Sequentially, the Developers Engineer shall do the following: A. Meet with the City Fire Marshal and establish the fire protection requirements. Also obtain GPM demand for domestic and irrigational needs from appropriate parties. B. Prepare a colored reclaimed water use area map and submit to the Planning Department for processing and approval. PC RESO NO. 3797 -8- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 C. Prior to the preparation of sewer, water and reclaimed water improvement plans, a meeting must be scheduled with the District Engineer for review, comment and approval of the preliminary system layouts and usages (ie - GPM-EDU). 19, This project is approved upon the expressed condition that building permits will not be issued for development of the subject properly unless the water district serving the development determines that adequate water service and sewer facilities are available at the time of application for such water service and sewer permits will continue to be available until time of occupancy. This note shall be placed on the final map. Code Reminders; The project is subject to all applicable provisions of local ordinances, including but not limited to the following code requirements. 20. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provide herein. PC RESO NO. 3797 -9- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 4th day of October, 1995, by the following vote, to wit: AYES: Chairperson Welshons, Commissioners Compas, Erwin, Nielsen, Noble and Savary. NOES: None ABSENT: Commissioner Monroy ABSTAIN: None KIM WELSHONS, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL J. HO! Planning Director PC RESO NO. 3797 -10- EXHIBIT Draft Design Review Board and Planning Commission Minutes Dated November 5,2008 Planning Commission Minutes November 5,2008 Page 1 Minutes of: PLANNING COMMISSION Time of Meeting: 6:00 p.m. Date of Meeting: November 5, 2008 Place of Meeting: COUNCIL CHAMBERS CALL TO ORDER Planning Commission Chairperson Whitton called the Joint Meeting of the Planning Commission and the Design Review Board to order at 6:00 p.m. PLEDGE OF ALLEGIANCE Chairperson Whitton led the Pledge of Allegiance. ROLL CALL Present: Planning Commission: Chairperson Whitton, Commissioners Baker, Boddy, Cardosa, Dominguez, and Montgomery. Design Review Board: Chairperson Lawson, Board members Baker, Prietto, and Schumacher Absent: Commissioner Douglas //y Staff Present: Don Neu, Planning Director , Jane Mobaldi, Assistant City Attorney Jason Goff, Associate Planner Glen Van Peski, Senior Civil Engineer Christer Westman, Senior Planner Chris Garcia, Jtfttter Planner Greg Fisher, Assistant Planner Austin Silvia, Assistant Planner Debbie Fountain, Housing and Redevelopment Director Clyde Wickham, Associate Engineer , Chairperson Lawson directed everyone's attention to the slide on the screen to review the procedures the Commission would be foWbwIng for that evening's Public Hearing. ' PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA None PUBLIC HEARINGS Chairperson Whitton opened the Public Hearing and asked Housing and Redevelopment Director Debbie Fountain to introduce th« joint-hearing item. 1. RP 05-04/CUP 94-02X1 A - ARMY AND NAVY ACADEMY MASTER SITE PLAN: Request of the Design Review Board for a recommendation of adoption of a Negative Declaration and recommendation of approval of a Major Redevelopment Permit; and request of the Planning Commission for the adoption of a Negative Declaration and approval of a Conditional Use Permit amendment and extension to approve an update to the Army and Navy Academy Master Site Plan to be used as a guide for future development generally located north and south of Cypress Avenue, South of Pacific Street, east and west of Ocean Street, and east and west of Carlsbad Boulevard in Local Facilities Management Zone 1 . Planning Commission Minutes November 5,2008 Page 2 Chairperson Whitton disclosed that he was on the board of directors and Board of Trustees for the Army Navy Academy for several years; however he has not held the position for a few years and feels that he can make an unbiased decision regarding the Army Navy Academy. Ms. Fountain introduced Joint Agenda Item 1 and stated Assistant Planner Austin Silva would make the staff presentation assisted by Senior Planner Christer Westman and Associate Engineer Clyde Wickham. Staff gave a detailed presentation and stated they would be available to answer any questions. Design Review Board Chairperson Lawson asked if there were any questions of Staff. Commissioner Baker asked if there was a statement in the Master Plan about preserving some of the history and character of the site. Mr. Silva stated that the Army Navy Academy would like to maintain the Spanish architecture. They have not identified any buildings that they would like to have preserved and none of the buildings are listed on any state historical lists. Commissioner Baker stated although the buildings are not on a list, they may be of sentimental value to the citizens of Carlsbad. Mr. Westman stated there are procedures for designating buildings as historical structures M the state of California. The local agency needs to take action to designate those properties as historical^Significant. Commissioner Baker stated those buildings are significant to the City. Commissioner Cardosa asked about the inclusionary housing requirement for the 8%. Mr. Silva stated that staff housing could be included as workforce housing and this will satisfy the inelastonary housing requirements. Commissioner Montgomery asked if there is a way to include additional parking if the rules change for the school to allow more cadets to have driving privileges. Mr. Westrnan stated that could be a possibility. Under the CUP, there is an annual review to determine if the site is abiding by the conditions of approval. Commissioner Montgomery would like a statement added to the Master Site Plan in regards to the parking. Board member Schumacher asked about the vacating of and creating new easements. Mr. Wickham stated there is a condition of approval stating all the parcels will be merged and part of the exhibit is in reference to that. Chairperson Lawson asked staff to elaborate on the terminology used in the staff report regarding a master plan not being a matter plan petr the Municipal Code. Mr. Silva stated the master Plan is more of a Master Site Development plart!*|s use;88 guidelines years from now. Chairperson Lawson asked why not just do a full Mastef Plan. Ms. Fountain gave a background on the project to give direction as to why the Army Navy Academy wa6!?equiredte create the Master Site Plan stating over the years as we developed the Village Master Plan, oii6iof the concerns we had were that there were institutional uses such as the Army Navy Academy and St. Michael's by the Sea Lutheran Church that are not encouraged or permitted under the land use plan. These uses have been here for years and have a historical and sentimental value while t>emg good neighbors and could continue to stay. Normally, these types of uses could not expand, grow or intensify but couW remodel. So we created a process that allowed these types of uses specifically to continue to grow land redevelop through a master plan process. Not a master plan or specific plan according to the municipal code, but a document to say that these are the buildings that the Army Navy Academy believes are going to be needed in the future to accommodate students and employees. In the past, buildings have come in through a piece-meal type of approach. Questions came up as to whether or not placing one building in a certain location would preclude another building from locating on campus. We asked the Army Navy Academy to create this Master Site Plan and think towards the future so when they would like to add new buildings on campus, both the City and the Army Navy Academy know that it has been thought through. Ms. Mobaldi stated in terms of the historical aspects, under the CUP and the RP the Commission and Design Review Board can have authority to condition the projects where the buildings could be looked at to see if they have any City historical standing. Commissioner Baker asked what type of language can be crafted without having to box anyone in. Ms. Mobaldi stated Staff can look into the Redevelopment Permit and decide who will get the authority to make the final decisions whether it be staff, the applicant or the public. Planning Commission Minutes November 5,2008 Page 3 Chairperson Lawson asked if there were any further questions of staff. Seeing none, he asked if the applicant wished to make a presentation. Bill Hofman, Hofman Planning and Engineering, 3152 Lionshead Av, Carlsbad, introduced Jack Wyatt, Chairman of the Board of Trustees, Brigadier General Steve Bliss, President of the Army Navy Academy, and John Dodge, architect and Master Site Plan designer, and gave a detailed presentation. He stated he would be available to answer any questions. Mr. Hofman introduced Brigadier General Steve Bliss to make a brief statement. General Bliss read a brief statement. Chairperson Lawson asked if there were any questions of the applicant. Chairperson Whitton stated he has concerns regarding the dining facility on Cypress Avenue and how the truck loading and waste management would be taken care of. General Bljfflliponded that the loading trucks only cause minor disruption as they only take 30-45 minutes to wiioad. He also stated that the trash that will be in that location is not the central location. CommissioFwAvhitton also stated his concern regarding the maintenance sheds being moved across the street and howlhe golf carts are going to get from side to side. Mr. Hofman responded they just found out that day that g^^grts are illegal on public roads. He also stated that the Army Navy Academy does have other frucks thepifMt be used in the interim until the carts can be replaced with legal vehicles. General Bliss stated the golf carte are mainly used on campus for field maintenance. Commissioner Whitton asked about ambulatory access to the dispensary. General Bliss pointed out on the presentation slide what roads an ambulance would be aWe to take. Mr. Dodge pointed out where each class of students would live their day to day lives showing that they would be in the main areas where the most safety can be maintained. He also responded to the concerns about the architecture. He stated they have no desire to lose the character of the campus but because of the age of the buildings it may be safer to tear down the old building and rebuild a new one that is up to code and looks just like the old one. Commissioner Whitton asked about where a maintenance building for consumable supplies would be placed. Mr. Dodge stated that there are two buildings on campus. One is part of the maintenance building and the other is part of the athletic building. General Bliss stated there is a storage facility at the bottom of the Administration building as well. Chairperson Whitton asked about student safety in regards to the cadets getting to the store. Mr. Dodge stated that the store was built M it's location for logistical purposes and to bring traffic off the street. Chairperson Lawson ask^about numerical phasing and if it is the intent to keep basic phasing in order as time goes on. General'Biss stated the buildings will be constructed as funding becomes available. Commissioner Dominguez asked about the offer to build a computer lab. General Bliss pointed out the building on the screen that will become a combination library and technology center. Commissioner Whftton asked about building height limits. Mr. Westman stated there is a 2 story, 30 foot height limit. Chairperson Lawson asked if there were any further questions of staff. Seeing none, he opened public testimony. Pat McGuire, 2609 Ocean Street, asked about offsite improvements such as curb, gutter and sidewalks as well as the double counting parking requirements. Mr. Silva stated there is a parking requirement for on-staff housing as well as an employee parking requirement. If the employees live on campus then, essentially, the parking is double counted. Ira Myberger, 2607 Ocean Street, asked about coastal access at the end Pacific Street. Mr. Hofman responded to Mr. McGuire's offsite concerns stating the school is required to do a master sewer, water and drainage plan with the first application. No new grading will be allowed unless these plans are done. Planning Commission Minutes November 5,2008 Page 4 Commissioner Montgomery asked about the improvements being done piece meal as opposed to all at once. Mr. Hofman stated they will be constructed as needed with the phases. Chairperson Whitton asked about the gas and utility lines. Mr. Hofman stated that those are included in the conditions of approval and a third of the lines have been replaced within the last year. Mr. Westman addressed the issue regarding coastal access and parking stating that there are provisions in the Local Coastal Program for access to the coast but because there is ho Coastal Development Permit action at this time there is no need to require access at this time. He further stated that when the time comes, compliance to the Local Coastal Program will be adhered to. Mr. Westman further clarified the confusion about double counting parking stating that within the campus, teachers and faculty living on site will have a minimum of one parking space fer their residence and the intention is that those teachers and faculty will not need to drive to their classroom. Staff felt that requiring two parking spaces was redundant. Chairperson Lawson closed public testimony. DISCUSSION Board member Schumacher stated he would like to include a statement regarding parking should the rules change on the campus. Board member Prietto stated most of the buildings are currently in need of repair and voiced concern of flooding in the future. He also questioned the restriction of hotHfegi to faculty and staff. Mr. Westman stated that the housing is restricted. Commissioner Cardosa states this is a well needed pten; however he stated he is concerned with the open-endedness of the plan. He feels there should be a timeline in place. Commissioner Boddy stated the site plan does give a plan for the school to follow and supports the project. Commissioner Dominguez also supports the plan but is concerned with the open-endedness of the plan. Commissioner Baker stated sh||4doe8 not hsye any issues with the placement of the buildings but there should be some^jft$ added to s^rlngthen tfle parWrat. She would like to see some language added to the conditions ,Hb'haV6y|p^deration"||v,en to preserving some of the buildings which enhance the neighbored and community, Commissfdsn^r Montgomery stated he is in support the project with some of the modifications already mentioned. Chairperson Whitton stated he l|kes the plan but he does not like the placement of the dining facility and does not see the logistical cohesiveness of the building placements and he does not support the project. Chairperson Lawson staled he concurs with his fellow Board Members and fellow Commissioners. Ms. Mobaldi stated the wording for two conditions that can be added to the motions concerning the preservation of the historic buildings and parking requirements. Condition one shall be added to the Master Site Plan stating buildings and or building designs which are deemed to have significant historical and/or design character to the community shall be preserved and/or recreated to the extent feasible. Condition two shall be added to the Master Site Plan stating at such time that boarding cadets are permitted to keep a car on campus, then the requirement for onsite parking stalls will be adjusted accordingly to accommodate the demand and those parking stalls must be provided on campus. Planning Commission Minutes November 5, 2008 Page5 MOTION DESIGN REVIEW BOARD MOTION ACTION: Motion by Member Baker, and duly seconded, to approve that the Design Review Board adopt Design Review Board Resolutions No. 334 and 335 recommending approval of the Negative Declaration and RP 05-04 to the Housing and Redevelopment Commission based on the findings and subject to the conditions contained therein including the added 2 conditions as read into the record by Ms. Mobaldi. VOTE: 4-0-1 AYES: Member Baker, Prietto, Lawson, and Schumacher NOES: Member Whitton ABSTAIN: None. ABSENT: None. PLANNING COMMISSION MOTION ACTION: Motion by Commissioner Montgomery, and duly seconded^ to approve that the Planning Commission adopt Planning Commission ResolutiOlite. 6493 adopting a Negative Declaration and-adopt Planning Commission Rew^ution 6495 approving CUP 94-02x1 A based Ort the findings and subject to the conditions contained therein. Also, amending t» re«>rnmendation to include the added 2 conditions as read into the record by Ife,; Mobaldi and adding the language on pages 10 and 11 of the Development standards of the Master Plan regarding parking requirements, VOTE: 5-0-1 - •„ • > , AYES: Commissioner Baker, B^ddy/^UfctJosa, Dominguez, and Montgomery NOES: Chairperson Whitton •*'"'* ABSTAIN: None. ABSENT: Commissioner Douglas RECESS Mr. Lawson closed the PubMc Hearing on Joint Agenda Item 1 stating that the joint meeting of the Planning Commission and Design Review Board is concluded and recessed the meeting for a five-minute break at 7:43 fun, 1EETING CALLED TO ORDER\" Chairpfef«>ri ^yhitton reconvened the Planning Commission meeting at 7:48 pm. APPROVAL oNttNUTES MOTION ACTION: VOTE: AYES: NOES: ABSTAIN: ABSENT: Motion Uy^Commissioner Montgomery, and duly seconded, to approve the Minutes from'QQtober 15, 2008. 6-0-1 Chairperson Whitton,"6ommissioners Baker, Boddy, Cardosa, Dominguez, and Montgomery None None Commissioner Douglas Chairperson Whitton asked Mr. Neu to introduce the next item. 2.CDP 07-28 - BATIQUITOS SEWER REPLACEMENT - RequesXfor a Coastal Development Permit to allow the replacement of an existing sewer line geneeally located CITY OF CARLSBAD NOTICE OF PUBLIC HEARING REQUEST TO APPROVE A MASTER SITE PLAN FOR THE ARMY AND NAVY ACADEMY NOTICE IS HEREBY GIVEN that the Housing and Redevelopment Commission of the City of Carlsbad will hold a Public Hearing in the City Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 pm on Tuesday, January 6, 2009, to consider approval for Major Redevelopment Permit No. RP 05-04 to approve a Master Site Plan for the Army and Navy Academy which is located in Land Use District 9 of the Carlsbad Village Redevelopment Area. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. If you have any questions or would like a copy of the staff report, please contact Austin Silva in the Housing and Redevelopment Department at (760) 434-2813. You may also provide your comments in writing to the Housing and Redevelopment Department at 2965 Roosevelt Street, Suite B, Carlsbad, CA 92008. As a result of the environmental review under the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance of the City of Carlsbad, the Planning Department has issued a Negative Declaration for the subject project on August 10, 2008. The Housing and Redevelopment Commission will be considering approval of the environmental determination during the public hearing. If you challenge Major Redevelopment Permit No. RP 05-04 in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad at or prior to the public hearing. CASE FILE NO.: RP 05-04 CASE NAME: ARMY AND NAVY ACADEMY MASTER SITE PLAN HOUSING AND REDEVELOPMENT COMMISSION SITEMAP NOT TO SCALE Army Navy Academy Master Site Plan CUP 94-02X1 A/ RP 05-04 ROBERT M & NANCY TICK 869 NATHANIEL TRL WARMINSTER, PA 18974-6145 CHARLES S MOONEY PO BOX 315 LEXINGTON, KY 40588-0315 MARK & CHRISTINE SANDERSON PO BOX 2557 BIGFORK, MT 59911-2557 PATRICK J & SUSAN ALTMAN 5627 S MAYFIELD AVE CHICAGO, IL 60638-3637 J KUNKEL PO BOX 1079 OKLAHOMA CITY, OK 73101-1079 MARTIN & PATRICIA VOLLA PO BOX 680006 PARK CITY, UT 84068-0006 DIVERSIFIED REALTY SERVICES 2525 E CAMELBACK RD 900 PHOENIX, AZ 85016-4281 SPAGNUOLO 75 BILTMORE EST PHOENIX, AZ 85016-2827 MAURICE E & KATHRYN WULBRECH1: 920 E WALTANN LN PHOENIX, AZ 85022-3509 KEVIN P & REBECCA DAY 2402 E CAROL AVE PHOENIX, AZ 85028-4710 HUFF 1137 S LYN RAE SQ MESA, AZ 85204-5406 VICKI L GREENER 1460 S VILLAS CT CHANDLER, AZ 85248-1210 HELENBART CO 6520 E EXETER BLVD SCOTTSDALE, AZ 85251-3104 JEFFREY HOLLIFIELD 6048 E LINCOLN DR PARADISE VALL, AZ 85253-4254 RCS REO I LLC 7130 E PARADISE CANYON RD PARADISE VALL, AZ 85253-3177 MARSH 5525 N CAMINO DEL CONTENTO PARADISE VALL, AZ 85253-7505 JOAN COOK 7098 E COCHISE RD 202 SCOTTSDALE, AZ 85253-4517 HOWARD L & LEONA WEINSTEIN 8295 E TAILFEATHER DR SCOTTSDALE, AZ 85255-6457 B MILLS & CO LLC 7317 E GREENWAY RD SCOTTSDALE, AZ 85260 D L K HOLDINGS LLC 2116 E SIERRA MADRE AVE GILBERT, AZ 85296-1516 PECK 6101 E LITTLE HOPI DR CAVE CREEK, AZ 85331-9161 CARL F & PATRICIA BOODE PO BOX 65387 TUCSON, AZ 85728-5387 BENEDICT 8357 TURTLE CREEK CIR LAS VEGAS, NV 89113-0133 KNAFF 7335 EDNA AVE LAS VEGAS, NV 89117-2901 KORNBERG 10880 WILSHIRE BLVD 1840 LOS ANGELES, CA 90024-4101 DAVID F DORAZI 2139 12 NORWALK AVE LOS ANGELES, CA 90041 NANCY F JOHNSON 806 FOOTHILL RD BEVERLY HILLS, CA 90210-2904 MANSOUR 15 CALLE VIENTO RANCHO PALOS , CA 90275-2505 ANASTASI DEVELOPMENT CO L L ( 511 TORRANCE BLVD 200 REDONDO BEACH, CA 90277-6804 BRIAN E SAMUELS 4134 PACIFIC COAST HWY 125 TORRANCE, CA 90505-5799 SAMUEL H & BERLY SCHWARTZ 16220 SUMMERSHADE DR LA MIRADA, CA 90638-2739 JAMES M & KATHLEEN HARRIS 2305 DANMAR CT LOMITA, CA 90717-2807 ROBERT & C CINQUE 2324 CARROLL PARK S LONG BEACH, CA 90814 MEISSENBURG C 30 E SANTA CLARA ST A ARCADIA, CA 91006 JACK SAMUELSON 5140 JARVIS AVE LA CANADA FLI, CA 91011-1643 DICKINS 1436 EL VAGO ST LA CANADA, CA 91011-1745 KLOSTERMAN 1565 HILLCREST AVE GLENDALE, CA 91202-1237 SVF LLC 12411 VENTURA BLVD STUDIO CITY, CA 91604-2407 OREXCIV L L C LF BURNETTS RAI 12411 VENTURA BLVD STUDIO CITY, CA 91604-2407 SABA 3065 DONA SUSANA DR STUDIO CITY, CA 91604-4358 HENRY J & BARBARA STRUIKMANS 6530 ENCINA ST CHINO, CA 91710-6923 ELIZABETH GARROW 452 W 11TH ST CLAREMONT, CA 91711-3833 DEBRA A SCHIFF 1561 WHITTIER AVE CLAREMONT, CA 91711-3355 EDE 1424 LYNOAK DR CLAREMONT, CA 91711-3221 ROBERT CAAN 8038 VALLE VISTA DR RANCHO CUCAMO, CA 91730-1843 CHAPMAN 16323 CANELONES DR HACIENDA HEIG, CA 91745-4850 MARY B PARENTS 8819 EDISON AVE ONTARIO, CA 91762-7354 OHARA 1621 FRANCIS WAY UPLAND, CA 91784-2058 CARLSBAD PROPERTIES LLC 2831 COUNTRYWOOD LN WEST COVINA, CA 91791 NAIM S & LAILA BERNABA 2831 COUNTRYWOOD LN WEST COVINA, CA 91791-3743 FRANK G & JUANA AGUINA 677 G ST 143 CHULA VISTA, CA 91910-3463 CANDIS KOLB *M* 4704 BOULDER PL LA MESA, CA 91941-5577 FAGRELL N/AVAIL BONSALL, CA 92003 GREG CRUMP PO BOX 675 CARDIFF BY TH, CA 92007 BRIAN M HEATH 2475 GARFIELD ST CARLSBAD, CA 92008 JOHN G PRIETTO 3071 JEFFERSON ST CARLSBAD, CA 92008-2309 RICHARD L & DEBORAH LARKIN 4348 YUKI LN CARLSBAD, CA 92008-4279 BUCHER 2365 RUE DBS CHATEAUX CARLSBAD, CA 92008-2250 EVANS 2335 RUE DES CHATEAUX CARLSBAD, CA 92008-2250 CARROLL ESTATE 2315 RUE DES CHATEAUX CARLSBAD, CA 92008-2250 JANE PERCIVAL 2320 RUE DBS CHATEAUX CARLSBAD, CA 92008-2250 CAROL L GRIMES 2330 RUE DES CHATEAUX CARLSBAD, CA 92008-2250 JEANETTE KIRK 2459 OCEAN ST A CARLSBAD, CA 92008-2273 D J & J STROH 2469 OCEAN ST CARLSBAD, CA 92008-2234 DAY 2479 OCEAN ST CARLSBAD, CA 92008-2234 TR BIGGERS 2490 OCEAN ST CARLSBAD, CA 92008-2233 BIGGERS 2490 OCEAN ST A CARLSBAD, CA 92008-2233 JOHN & WANDA FORBES 2485 GARFIELD ST CARLSBAD, CA 92008-2215 BOLTON 2448 OCEAN ST CARLSBAD, CA 92008-2233 LAWRENCE & MARGARET MONZON 2425 GARFIELD ST CARLSBAD, CA 92008-2214 FITZGERALD 2435 GARFIELD ST CARLSBAD, CA 92008-2214 ROBERT J HANNA 2465 GARFIELD ST CARLSBAD, CA 92008-2214 YVONNE JOHNSON 2478 OCEAN ST CARLSBAD, CA 92008-2233 KELLY 2468 OCEAN ST CARLSBAD, CA 92008-2233 NIXON 2438 OCEAN ST CARLSBAD, CA 92008-2233 SAWYER 2445 GARFIELD ST CARLSBAD, CA 92008-2214 LAWRENSON 2424 GARFIELD ST CARLSBAD, CA 92008-2213 WILLIAM G SUMNER *M* 2390 OCEAN ST CARLSBAD, CA 92008-2224 HENTHORN 2380 OCEAN ST -8 CARLSBAD, CA 92008-2224 DONALD E & JEANE JACKSON 260 NORMANDY LN CARLSBAD, CA 92008-2222 MICHAEL J MURPHY 2340 OCEAN ST D CARLSBAD, CA 92008-2252 MICHAEL P WOODIN 2445 MOUNTAIN VIEW DR CARLSBAD, CA 92008-2221 WASHBURN 231 NORMANDY LN B CARLSBAD, CA 92008-2223 DONNA J JACKSON 240 PACIFIC AVE CARLSBAD, CA 92008-2245 LYNN ELY 219 NORMANDY LN CARLSBAD, CA 92008-2223 MANUEL A CONTRERAS 202 PACIFIC AVE CARLSBAD, CA 92008-2245 EDE 2600 OCEAN ST CARLSBAD, CA 92008-2237 IRA MEIBERGER 2607 OCEAN ST CARLSBAD, CA 92008-2238 PATRICK W MCGUIRE 2609 OCEAN ST CARLSBAD, CA 92008-2238 BRADLEY H WELLS 2611 OCEAN ST CARLSBAD, CA 92008-2238 CTAPt-ES MULLEN 2617 OCEAN ST CARLSBAD, CA 92008-2238 ILLSLEY 2633 OCEAN ST 1 CARLSBAD, CA 92008-2239 JACK D PHILLIPS 2667 OCEAN ST CARLSBAD, CA 92008-2238 WAILES & HARRIS 2729 OCEAN ST CARLSBAD, CA 92008-2241 PALISOUL 2653 OCEAN ST CARLSBAD, CA 92008-2238 MARTIN L & CYNTHIA BLAIR 2655 OCEAN ST CARLSBAD, CA 92008-2238 WILLIAM MANN 2701 OCEAN ST CARLSBAD, CA 92008-2241 ILLSLEY 2633 OCEAN ST 1 CARLSBAD, CA 92008-2239 LADWIG 2642 OCEAN ST CARLSBAD, CA 92008-2237 DONALD HOEFER 2668 OCEAN ST CARLSBAD, CA 92008-2237 IRVING J & DORIS GORDON 2678 OCEAN ST CARLSBAD, CA 92008-2237 EDWARD W BIXBY 2680 OCEAN ST CARLSBAD, CA 92008-2237 ALEXANDER M HOEFER 2677 GARFIELD ST CARLSBAD, CA 92008-2217 OREILLY 2669 GARFIELD ST CARLSBAD, CA 92008-2217 SCOTT J BARTEL 2689 GARFIELD ST CARLSBAD, CA 92008-2217 WAILES & HARRIS 2729 OCEAN ST CARLSBAD, CA 92008-2241 J MCGRATH 2685 GARFIELD ST CARLSBAD, CA 92008-2217 JACK D PHILLIPS 2667 OCEAN ST CARLSBAD, CA 92008-2238 WELCH 351 BEECH AVE CARLSBAD, CA 92008-2204 CHRIS E & T WHITMER 367 BEECH AVE CARLSBAD, CA 92008-2204 THOMAS C TOMARO 385 BEECH AVE CARLSBAD, CA 92008-2204 LUDVIK & VERONICA GRIGORAS 2802 CARLSBAD BLVD CARLSBAD, CA 92008-2901 DWAYNE & LISA BUTH 2772 CARLSBAD BLVD 101 CARLSBAD, CA 92008-2209 MIGUEL A & MARIA GONZALEZ 2778 CARLSBAD BLVD 301 CARLSBAD, CA 92008-2209 MOBLEY MILAN 2778 CARLSBAD BLVD 204 CARLSBAD, CA 92008-2269 DEVON M RICHARDSON 2778 CARLSBAD BLVD 206 CARLSBAD, CA 92008-2269 MARK CHAVEZ 2778 CARLSBAD BLVD 208 CARLSBAD, CA 92008-2269 WALTER A AUSMAN 2778 CARLSBAD BLVD 210 CARLSBAD, CA 92008-2269 BILL POTTS 2778 CARLSBAD BLVD 201 CARLSBAD, CA 92008-2269 RANDALL K & MARTHA PORTER 2778 CARLSBAD BLVD 203 CARLSBAD, CA 92008-2269 SHAN & ALEXANDER MCEACHERN 2778 CARL-SBAD BLVD 207 CARLSBAD, CA 92008-2269 ERIK 0 VALDERHAUG 2778 CARLSBAD BLVD 213 CARLSBAD, CA 92008-2269 JAMES E & JACKIE BROWN 2772 CARLSBAD BLVD 100 CARLSBAD, CA 92008-2267 DWAYNE & LISA BUTH 2772 CARLSBAD BLVD 101 CARLSBAD, CA 92008-2267 THERESA FRANCHIMONE 2756 CARLSBAD BLVD 100 CARLSBAD, CA 92008-2263 MAXWELL 2756 CARLSBAD BLVD 101 CARLSBAD, CA 92008-2263 ELENA B WILKINSON 2756 CARLSBAD BLVD 103 CARLSBAD, CA 92008-2263 JOHN E FORD 2760 CARLSBAD BLVD 102 CARLSBAD, CA 92008-2264 CHRISTOPHER & CARLOTHA FLORE! 2778 CARLSBAD BLVD 300 CARLSBAD, CA 92008-2269 MIGUEL A & MARIA GONZALEZ 2778 CARLSBAD BLVD 201 CARLSBAD, CA 92008-2269 KELLY E CANNAN 2778 CARLSBAD BLVD 302 CARLSBAD, CA 92008-2269 PATRICIA MARQUEZ 2778 CARLSBAD BLVD 303 CARLSBAD, CA 92008-2269 JILL D SCHILLING 2778 CARLSBAD BLVD 304 CARLSBAD, CA 92008-2269 DONALD & NANCY FORD 2764 CARLSBAD BLVD 100 CARLSBAD, CA 92008-2265 JOHN LILLFORS *M* 2764 CARLSBAD BLVD 101 CARLSBAD, CA 92008-2265 TOONE THOMAS L 2748 CARLSBAD BLVD 100 CARLSBAD, CA 92008-2259 BENSON 2768 CARLSBAD BLVD 103 CARLSBAD, CA 92008-2266 SIMONS 2744 CARLSBAD BLVD 209 CARLSBAD, CA 92008-2251 CONNOLLY 2744 CARLSBAD BLVD 207 CARLSBAD, CA 92008-2251 IK\& VERONICA GRIGORAS 2802 CA&LSBAD BLVD CARLSBAD/XCA 92008-2901 NI JUSTIN BURNETTE 390 GRAND AVE CARLSBAD, CA 92008-2925 RALPH F BURNETTE 390 GRAND AVE CARLSBAD, CA 92008-2925 EASLAND 5120 LOS ROBLES DR CARLSBAD, CA 92008-4326 NELSON 3425 ANN DR CARLSBAD, CA 92008-2002 EDMUND & EDITH SMITH 3271 WESTWOOD DR CARLSBAD, CA 92008-1146 DEWHURST FAMILY 3425 SEACREST DR CARLSBAD, CA 92008-2038 DONAEjD K & LAEL DEWHURST 3425 SEACREST DR CARLSBADN:A 92008-2038 MCMAHAN FURNITURE CO 2333 STATE ST 300 CARLSBAD, CA 92008-1691 M J F N HOLDING L L C 2501 STATE ST CARLSBAD, CA 92008-1624 ELLEN SPEERT 2633 STATE ST CARLSBAD, CA 92008-1627 TR PALENSCAR 2739 STATE ST CARLSBAD, CA 92008-1629 PAUL J WEBER 580 BEECH AVE CARLSBAD, CA 92008-1657 RICHARD L JONES 2608 STATE ST CARLSBAD, CA 92008-1626 ANA M CABO 2568 STATE ST CARLSBAD, CA 92008-1623 LANCER INDUSTRIES INC 2564 STATE ST CARLSBAD, CA 92008-1662 CANTABRANA 2005 3570 DONNA DR CARLSBAD, CA 92008-2761 FREDERICK J KIKO 3561 DONNA DR CARLSBAD, CA 92008-2723 MICHAEL J & YVETTE PFANKUCH 3532 DONNA DR CARLSBAD, CA 92008-2722 GOFAT L L C 160 TAMARACK AVE CARLSBAD, CA 92008-4059 GOLDSTEIN 160 TAMARACK AVE CARLSBAD/N^A 92008-4059 GOFAT\L L C•CO 160 TAMARACK AVE CARLSBAD\CA 92008-4059 \ JERRY H BUSS 300 CARLSBAD VILLAGE DR 206 CARLSBAD, CA 92008-2991 TOBO INVESTMENTS 2785 ROOSEVELT ST CARLSBAD, CA 92008-1617 J EDWARDS 3980 ADAMS ST CARLSBAD, CA 92008-3503 ARTHUR & ALICE BROWN *M* 5157 SHORE DR CARLSBAD, CA 92008-4347 REMY KIRKHAM 351 ACACIA AVE 35 CARLSBAD, CA 92008-3218 JOHN LEVY 1825 ASTON AVE CARLSBAD, CA 92008-7341 MATTHEW J CONDOMITH 2778 CARLSBAD BLVD 202 CARLSBAD, CA 92008-4655 ROBYN GOODKIND 563 LACUNA DR CARLSBAD, CA 92008-1684 CARLA A HORNER 571 LAGUNA DR 12 CARLSBAD, CA 92008-1684 SCHEHEREZAD MASSOUDI 577 LAGUNA DR CARLSBAD, CA 92008-1684 ALLYSON O EVERS 579 LAGUNA DR 14 CARLSBAD, CA 92008-1684 KATHRYN I BUSSEY 581 LAGUNA DR 15 CARLSBAD, CA 92008-1684 RAYMOND E LEMLEY 589 LAGUNA DR 17 CARLSBAD, CA 92008-1684 BEVERLY J BRINK 591 LAGUNA DR 18 CARLSBAD, CA 92008-1684 NICOLENE R LUNDBORG 593 LAGUNA DR CARLSBAD, CA 92008-1684 CHAMBERS 595 LAGUNA DR CARLSBAD, CA 92008-1684 BEACH HOMEOWNERS ASSN 7720 EL CAMINO REAL 2A CARLSBAD, CA 92009-8510 JAMES E GUGINO 3105 RANCHO MONTANA CARLSBAD, CA 92009-1905 SOLOMON 7876 SITIO OLMO CARLSBAD, CA 92009-6998 VENSTROM 2933 LANCASTER RD CARLSBAD, CA 92010-6569 PATRICK D & LADUSKA BILLER 2728 YORK RD CARLSBAD, CA 92010-2149 RUSSELL W & MARY GROSSE 5850 SUNNY CREEK RD CARLSBAD, CA 92010-7144 DONALD 3505 ROCK RIDGE RD CARLSBAD, CA 92010-7089 PEACOCK J & D 1356 CORVIDAE ST CARLSBAD, CA 92011 SATTERLY 909 ROSEMARY AVE CARLSBAD, CA 92011 FRANCESCO DORIGO 1609 SAPPHIRE DR CARLSBAD, CA 92011-1233 PARISH OF ST MICHAELS-BY-THE- PO BOX 127 CARLSBAD, CA 92018-0127 ST MX£HAELS-BY-THE-SEA EPISCC PO BOX\127 CARLSBAIV CA 92018-0127 HENRY TRECTO PO BOX 281 CARLSBAD, CA 92018-0281 PETER & BETH ZOSCHAK PO BOX 280 CARLSBAD, CA 92018-0280 DONALD P HOEFER PO BOX 343 CARLSBAD, CA 92018-0343 HUSTON PO BOX 547 CARLSBAD, CA 92018-0547 JOHN P & CYNTHIA MYERS PO BOX 1982 CARLSBAD, CA 92018-1982 COLLEEN G TIPTON PO BOX 1967 CARLSBAD, CA 92018-2327 MULLINS W G & L J FAMILY PO BOX 2327 CARLSBAD, CA 92018-2327 DEL PUESTA PO BOX 4086 CARLSBAD, CA 92018-4086 KLETT PO BOX 4086 CARLSBAD, CA 92018-4086 ARMY & NAVY ACADEMY OF SOUTH! PO BOX 3000 CARLSBAD, CA 92018-3000 NAVY ACADEMY PO BOXXJOOO CARLSBAIV\CA 92018-3000 ARMY & NAVY ACADEMY CARLSBAD PO BOX 3000 CARLSBAD, CA 92018-3000 ARMY & NAV^ ACADEMY PO BOX 3000 CARLSBAD, CA 92^8-18-3000 WAVE CREST RESORTS II INC 829 2ND ST A ENCINITAS/^SA 92024-4470 PEACOCK & PEACOCK 403 PARKWOOD LN ENCINITAS, CA 92024-1535 WAVE CREST RESORTS II INC 829 2ND ST A ENCINITAS, CA 92024-1333 CHARLES J & MARY JAMISON 1019 OLDHAM WAY ENCINITAS, CA 92024-2211 GERICOS 158 N COAST HIGHWAY 101 ENCINITAS, CA 92024-3251 THOMAS A POTTER 3679 CAMINO MARGLESA ESCONDIDO, CA 92025-7955 OLIVER G & CHRISTINE RON *M* 866 N FIG ST ESCONDIDO, CA 92026-3214 DONALD DEWHURST 7541 GIRARD AVE LA JOLLA, CA 92037-5102 2303 INVESTORS L P 1020 PROSPECT ST 314 LA JOLLA, CA 92037-4193 TIMOTHY CLARK 800 PROSPECT ST 5B LA JOLLA, CA 92037-4205 ANDERSON 1846 POUMELE WAY OCEANSIDE, CA 92054-6185 RALPH STRAESSER 1518 AVOCADO RD OCEANSIDE, CA 92054-5706 BONSALL 1213 S PACIFIC ST OCEANSIDE, CA 92054-4933 BLACKBURN 2000 202 RAINBOW LN OCEANSIDE, CA 92054-3537 ARTUKOVIC 1815 IVY RD OCEANSIDE, CA 92054-5642 MARK BENJAMIN PO BOX 7050 RANCHO SANTA FE, CA 92067 OSTRIE PO BOX 8 RANCHO SANTA CA 92067-0008 WILLIAM R & CONNIE BECKMAN PO BOX 484 RANCHO SANTA , CA 92067-0484 B & B COMMERCIAL LLC-DIVISIOI PO BOX 793 RANCHO SANTA , CA 92067-0793 COSTELLO PO BOX 1570 RANCHO SANTA CA 92067-1570 WESTSIDE CANADIAN PROPERTIES PO BOX 2736 RANCHO SANTA , CA 92067-2736 VINCENT & NINA SGUEGLIA PO BOX 5000 RANCHO SANTA , CA 92067-5000 ENDRE J ALGOVER 1573 INDIAN SUMMER RD SAN MARCOS, CA 92069 DOROTHY M SCHAKEL *B* 1401 EL NORTE PKWY 47 SAN MARCOS, CA 92069-2201 ERE PROPERTIES L L C 1054 LA SOMBRA DR SAN MARCOS, CA 92078-1322 DARRIN JACKSON 1133 GOLDEN SUNSET DR SAN MARCOS, CA 92078-1044 MARIE SIDUN 621 LAS FLORES DR SAN MARCOS, CA 92078-6221 DONALD R ADAMSON 1022 SUNSET DR VISTA, CA 92081-7406 DOWNEY 1402 LOMBARD ST VISTA, CA 92084-3867 FULLMER 2838 DENTRO DE LOMAS RD VISTA, CA 92084-1204 A & D CASSARA 2244 S SANTA FE AVE B2 VISTA, CA 92084-7846 BRACKMAN FAMILY PO BOX 2045 VISTA, CA 92085-2045 BALLERINI PO BOX 2689 VISTA, CA 92085-2689 HAWTHORNE PO BOX 120708 SAN DIEGO, CA 92112-0708 EISLER 6631 LITTLER DR SAN DIEGO, CA 92119-2435 COOPER & MARY BLANTON 49155 RANCHO POINTE LA QUINTA, CA 92253-9208 ROACH PO BOX 580915 N PALM SPRING, CA 92258 WARSHAWSKY 72211 BARBARA DR RANCHO MIRAGE, CA 92270-4913 565 LAGUWA LLC 6904 DOVER CT HIGHLAND, CA 92346 NANCY L KAUPP 30175 VIA DE LA MESA TEMECULA, CA 92591-1684 KUEHL-CARR 31110 MARIPOSA PL TEMECULA, CA 92592-2642 MARSHALL M & MARY RUSSELL 42939 VIA ALHAMA TEMECULA, CA 92592-6709 SWANSON 24 BLUFF VW IRVINE, CA 92603-3602 MK PATTON 28 W YALE LOOP IRVINE, CA 92604-3619 JOHN E FORD 15 TIBURON BAY CORONA DEL MA, DR CA 92625-1035 HALOPOFF 4024 HUMBOLDT DR HUNTINGTON BE, CA 92649-2130 HOLLAND 16411 LADONA CIR HUNTINGTON BE, CA 92649-2133 LAWRENCE LEWIS 341 CRESS ST LAGUNA BEACH, CA 92651-3123 GAVIN 12432 EVENINGSIDE DR SANTA ANA, CA 92705-3378 JOYCE R TOY 2501 E COMMONWEALTH AVE FULLERTON, CA 92831-4447 SVF LLC 115 W CANON PERDIDO ST 200 SANTA BARBARA, CA 93101-3210 PAUL E & KIMBER NIXON 6904 IRON OAK DR BAKERSFIELD, CA 93312-5048 MARILYN BURCHFIELD *B* 50 N TAMMI CT CLOVIS, CA 93611-5326 MICHAEL J & LORIE OLLIVIER 2479 W FIR AVE FRESNO, CA 93711-7027 CBSS LLC 104 S DIVISION ST SPOKANE, WA 99202-1562 *** 257 Printed *** PROOF OF PUBLICATION (2010 & 2011 C.C.P.) This space is for the County Clerk's Filing Stamp ITATE OF CALIFORNIA lounty of San Diego am a citizen of the United States and a resident of ie County aforesaid: I am over the age of eighteen ears and not a party to or interested in the above- ntitled matter. I am the principal clerk of the printer f North County Times ormerly known as the Blade-Citizen and The Times- dvocate and which newspapers have been djudicated newspapers of general circulation by the uperior Court of the County of San Diego, State of alifornia, for the City of Oceanside and the City of scondido, Court Decree number 171349, for the ounty of San Diego, that the notice of which the nnexed is a printed copy (set in type not smaller than onpariel), has been published in each regular and ntire issue of said newspaper and not in any jpplement thereof on the following dates, to-wit: December 26th, 2008 certify (or declare) under penalty of perjury that the >regoing is true and correct. ated at OCEANSIDE, California his 26th, day of December (2008 Jane Allshouse NORTH COUNTY TIMES Legal Advertising Proof of Publication of —, — — -..»..w u.p pouiii, MBHiuig. II yoi) any questions or would like a copy of the siafrt. please contact Austin Silva in the Housing andSVeloompnt nenar+mnnt .»* ffcn\ 111 n«-~ *•se contact Austin Silva in the Housing andment Department at (760) 434-2813 Yoyprovide your comments in writing to theartment at 2965CA 92008. r..vj$ea Master Site Plan has been reviewipotential environmental impacts pursuant to thefornfa, Environmental Quality .Act (CEQA)~ " ctlon Ordinance of thi for „,,„= ,-iiniuiimBmai uuamy Act (CEQA) and theenvironmental Protection Ordinance of the City ofCarlsbad. As a result of said review, the Initial study(EIA Part 2) did not identify any potentially significantimpacts on the environment. A notice of intent toadopt a Negative Declaration was posted in the news-->ar for public review. ': • If you challenge the request to approve Major Rede-velopment Permit No. RP 05-04 in court, you may belimited to raising only those issues ou or someon evere o te ityof Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad.Village Drive, Carlsbad, CA 92008. at or prinr to theul CASE FILE NO.: RP 05-04CASE NAME: ARMY AND NAVY ACADEMY• MASTER SITE PLANHOUSING AND REDEVELOPMENT COMMISSION Army and Navy Academy Master Site Plan November 2008 ARMY AND NAVY ACADEMY MASTER SITE PLAN Prepared by: Hofman Planning & Engineering 3152 Lionshead Avenue Carlsbad, CA 92010 House & Dodge Design 1929 Hancock Street, Suite 200 San Diego, CA92110 November 2008 Table of Contents TABLE OF CONTENTS CHAPTER 1 : INTRODUCTION 1 I. Purpose 1 II. Location & Physical Description 1 III. History of the Army and Navy Academy 2 IV. Project Description 2 V. General Plan and Zoning 4 VI. Applications 4 A. Master Site Plan 4 B . Discretionary Applications 7 CHAPTER 2 : GOALS OF THE ARMY AND NAVY ACADEMY SITE PLAN 8 CHAPTER 3 : DEVELOPMENT STANDARDS & DESIGN GUIDELINES 10 I. General Development Standards 10 II. Parking Standards 10 A . Build Out Parking Requirements 10 III. Design Guidelines 12 IV. Landscape Guidelines 12 V. Miscellaneous Items 12 CHAPTER 4: PLANNING AREAS 13 I. Planning Area A 13 A .Baseline Conditions (April 2008) 13 B . General Plan and Zoning 14 C. Master Site Plan 14 D .Vision and Goals 15 E . Discretionary Permits Required for Development 15 II. Planning Area B 16 A .Baseline Conditions (April 2008) 16 B .General Plan and Zoning 16 C. Master Site Plan 16 D .Vision and Goals 16 E . Discretionary Permits Required for Development 16 III. Planning Area C 17 A . Baseline Conditions (April 2008) 17 B .General Plan and Zoning 17 C . Master Site Plan 17 D .Vision and Goals 17 E .Discretionary Permits Required for Approval 17 IV. Planning Area D 18 A . Baseline Conditions (April 2008) 18 B .General Plan and Zoning 18 C. Master Site Plan 18 D .Vision and Goals 18 E . Discretionary Permits Required for Approval 18 V. Planning Area E 19 Master site Pla^ i Novembers', Table of Contents A . Baseline Conditions (April 2008) 19 B .General Plan and Zoning 19 C. Master Site Plan 19 D .Vision and Goals 19 E . Discretionary Permits Required for Development 19 VI. Planning Area F 20 A . Existing Conditions (April 2008) 20 B .General Plan and Zoning 20 C . Master Site Plan 20 D .Implementation of Vision and Goals 20 E . Discretionary Permits Required for Development 20 CHAPTER 5 : MASTER SITE PLAN DEVELOPMENT PHASING 21 I. Phasing Parking Requirements 21 II. Facility Improvements 22 A. Streets 22 B. Sewer and Water 23 C. Drainage 23 D. Overhead Utilities 23 III. Required Entitlements 24 A . Applications within the Redevelopment Area (Planning Areas A, D, & E) 24 B .Applications outside of the Redevelopment Area (Planning Area B, C, & F) 25 IV. Phasing Administration 27 CHAPTERS: APPENDICES 28 I. Legal Description 28 niA,o,ol N«VM Academy Master site PlaiA, ii Novembers', 2008 CHAPTER 1 : INTRODUCTION Purpose The purpose of the Army and Navy Academy Master Site Plan is to develop a conceptual site plan to be used as a guide for future development. The accompanying text provides a description of the Plan, the goals of the Army and Navy Academy and the approval process for subsequent entitlements. The purpose of the Master Site Plan and the accompanying exhibits is to provide sufficient information to evaluate the Master Site Plan concept. The exhibit is conceptual in nature and provided solely to indicate general location, amount and type of development, potential access points, circulation and the proposed development scheme for the Army and Navy Academy. The detailed design of individual buildings will be reviewed at the time of subsequent Redevelopment Permits or Site Development Plans to ensure that they are in conformance with the design criteria of the Army and Navy Master Site Plan and all other applicable City ordinances and policies. The Master Site Plan is not a Master Plan per the Carlsbad Municipal Code and therefore does not contain its own development standards. The applicable development standards are found in the underlying zoning as contained in the Village Redevelopment Master Plan, Title 21 (Zoning ordinance) and the Local Coastal Program. Location & Physical Description The Army and Navy Academy Master Site Plan covers approximately 16 acres and is located within the northwest quadrant of the City of Carlsbad in San Diego County. The site is north of Carlsbad Village Drive and south of Buena Vista Lagoon with Carlsbad Boulevard passing through the property. Specifically, the site is bounded on the north by Pacific Avenue, on the east by the San Diego Northern Railroad (SDNR), on the south generally by Cypress Avenue (though portions of the site are situated south of and adjacent to Cypress Avenue) and on the west by the Pacific Ocean. The immediate surrounding land uses are single family and multi-family to the north and south, light commercial to the east and south along Carlsbad Boulevard, and the Pacific Ocean to the west. Elevations on site range from sea level to approximately 54 feet above sea level. The western portion of the site is comprised of a coastal bluff, resulting in an elevation differential of approximately 30 feet between the ocean and the top of the bluff. From Ocean Street to the highest elevation on the site the elevation differential is approximately 15 feet. The campus contains a number of buildings and facilities surrounded by ornamental planting and lawn, and a large grass athletic field. No native habitat exists on the site. Army and Nflvy Acwdecvaj Master site Plan 1 November 5, 2008 History of the Army and Navy Academy The Army and Navy Academy was initially founded in 1910 as a private, non-profit military school. The Academy's academic, extracurricular and leadership programs were developed to create a well-rounded learning experience that develops honor, discipline and integrity. The Academy was established in its current location in Carlsbad, CA in 1936. The Academy owns all its property by virtue of a bequest from a benefactor who willed the land with a conditional use stipulation that the Academy operate as a non-profit educational institution governed by a board of trustees. At the Academy, cadets cultivate responsible leadership skills preparing them for a lifetime of achievement. The educational program is built on three distinct goals: academic achievement, physical development and character development. For almost a century, the Academy has been a springboard for success in the lives of its cadets. Alumni career paths are wide-ranging, and graduates are particularly well represented in the fields of business, law, medicine, education and government. IV. Project Description Baseline Conditions (April 2008) The Army and Navy Academy is situated on approximately 16 acres and consists of ten parcels. The largest parcel, which is 7.18 acres, contains the majority of the school facilities including classrooms, dormitories, a swimming pool, administrative buildings and a facilities management building. A 1.51 acre parcel located along Mountain View drive contains a parking area, tennis courts and staff housing. A 1.44 acre parcel located west of Ocean Street contains the school president's residence, a recreation hall and storage, and the chapel. Three parcels totaling approximately 1.05 acres located south of Cypress Avenue contain the senior lounge, library, staff housing, science building and faculty housing. The remaining four parcels, totaling approximately 5.12 acres, are located east of Carlsbad Boulevard and contain an athletic field and an athletics building. There are a total of 29 buildings on campus serving approximately 340 students (316 boarding and 28 non- boarding students). Many of the older buildings on campus carry the early Colonial Spanish design heritage of North San Diego County. The Academy's location on the Southern California coast provides year round outdoor activities as well as a scenic backdrop for visits by friends and family. Exhibit 2 on page 3 depicts the baseline site plan. A majority of the academic, support and student housing facilities are antiquated. Some of these facilities are in need of replacement, while others require significant and costly renovation. The Academy has approximately $4.1 million in deferred maintenance and significant daily maintenance requirements generated as a result of facility age and intensive year round use. fli/u/l NCWW Acndew-w Master site Plan. 2 Novembers', RP05-04/CUP 94-02X1A EXISTING BUILDINGS IT"! FACILITIES MANAGEMENT |~2l ACADEMIC BUILDING 400 FT] HOOVER HALL |~4~| ANDERSON HALL |~5~1 McLENDONHALL [T] MclNTOSHHALL m ACADEMIC BUILDING 300 m LEWIS HALL ITI CREANHALL flOl ATKINSON HALL OH TAG COUNSELING CENTER CITI OPERATIONS OFFICE QO ACADEMIC BUILDING 100 fin DAVIS HALL 1ST FLOOR: AUDITORIUM/ GYM. 2ND FLOOR ; EXECUTIVE OFFICES Qsl ACADEMIC OFFICES \W\ BAND ROOM R71 COTTAGE NO. 1 Rel COMMANDANTS OFFICE Qg] SUMMER PROGRAMS Hoi COTTAGE NO. 3 LH] COTTAGE NO. 4 [22] COTTAGE NO. 5 |"23l MILLER HALL IITI MUSEUM 1^1 COTTAGE NO.647 COMMAND 4TAG BUSINESS OFFICE m m m m | 1ST FLOOR: 2ND FLOOR: HEALTH CENTER WESTFEGAN DEVELOPMENT. ALUMNI AND ATHLETIC OFFICES 1ST FLOOR: 2ND FLOOR: MESS HALL ADMISSIONS 4 PARENT AFFAIRS OFFICES fSlI EASTFEGAN 1ST FLOOR: MESS HALL 2ND FLOOR : STAFF HOUSING Hz"] TRANSPORTATION 4 HR (MOHAN HALL) [33] ACADEMIC BUILDING 500 raTI ACADEMIC BUILDING 800 [Isl LIBRARY ["36] STAFF HOUSING 1^1 STAFF HOUSING fWl SCIENCE BUfLDING [3?] FACULTY APARTMENTS Qo] CHAPEL r*l1 RECREATION HALL 4 STORE [42] PRESIDENTS RESIDENCE [Ul ATHLETIC FACILITY [44] STORAGE AREA [TTI EXISTING PARKING LOT Fio| EXISTING PARKING LOT [pTi] EXISTING PARKING LOT FJ2] EXISTING PARKING LOT RTI EXISTING SPORT COURT LEGEND EXISTING PROPERTY LINE — • ^— PROPOSED PROPERTY LINE EXISTING BUILDING EXISTING PARKING LOT ON SITE PARKING CAPACITY DORMITORY CAPACITY REVISIONS: 2DGE Mark T. House John Dodge 2100 4th Ave. Son Diego. CA 92101 619 .557. 0575 ph619 .557. 0577 fax O2005-2006 HOUM & Dodge DMign. Inc. O m < Q oCDCN PRELIMINARY NOT FOR CONSTRUCTION SCALE: 1"=60'-0" DATE: 11-05-08 BASELINE CONDITIONS (APRIL 2008) 2 m Ht m Master Site Plan «i The Army and Navy Academy Master Site Plan is depicted in Exhibit 3 on page 5. The m objective of the Army and Navy Academy is threefold: to provide academic buildings, dormitories and support facilities that enhance the education and experience of the cadets; "" increase boarding student enrollment to 440 (315 high school and 85 middle school) students; and provide residential facilities to accommodate the onsite housing needs of ** faculty and support staff. « Adequate facilities for dormitories, kitchens, dining and medical facilities are imperative to m enhance student living accommodations as well as gain parental support and student 01 registration. Technologically advanced classrooms enhance student learning and preparation for college. The athletic facilities provided in the Master Site Plan support m athletic pursuits (organized and recreational) and enhance student physical conditioning. As the Academy is a residential boarding school, it is essential to provide residential and — educational facilities that augment the student's experience and provide peace of mind for parents. The mission of the Army and Navy Academy is to be the premier military college m preparatory school in the United States and to attain international recognition as a premier m boarding school for young men. There are only 8 other comparable military academies in the United States today. "• V. General Plan and Zoning «• The General Plan and Zoning designations of the Army & Navy Academy Master Site Plan are shown on Exhibit 4 on page 6. The General Plan designations include: V (Village), RMH "" (Residential Medium High), P (Private School) and OS (Open Space). The corresponding zoning designations are V-R (Village Redevelopment), R-3 (Multiple- <* Family Residential), OS (Open Space) and BAOZ (Beach Area Overlay Zone). _. VI. Applications A. Master Site Plan™ ^ The Master Site Plan is defined by the following permits: ,_ Redevelopment Permit (RP 05-04) - The majority of the project is in the ^ Redevelopment Area, and as a result, an application for a Major Redevelopment " Permit has been filed. m Conditional Use Permit Amendment (CUP 94-02x1A)- A portion of the Army and tf Navy Academy is located outside of the Redevelopment Area and in R-3 zoning district. A conditional use permit already exists for the site due to the school use in if the R-3 zone. Therefore, a conditional use permit amendment is required with this submittal. niA,d Navy Academy Master site PlaiA- 4 November 5^, 2008 RP 05 - 04/CDP 05 -11/CUP 94 - 02X1A EXISTING BUILDINGS TO REMAIN^ l4~ DA VIS HALL 1ST FLOOR . AUDITORIUMS GYM. 2ND FLOOR EXECUTIVE OFFICES NEW BUILDINGS / REMODEL NEW ADMISSIONS S ADMINISTRATION BUILDING NEW DINING HALL, COMMANDANTS OFFICE. OPERATIONS 8 IT DEPARTMENT [AJ3J NEW CADET STORE [AJ4] RECREATION HALL - REMODELED [/V5] HEALTH CENTER AT DAVIS HALL - "REMODELED | NEWBRIDGE [Dj] NEW DORMITORY NEW DORMITORY JD-3 ANDERSON HALL - ADDITION / REMODEL CREAN HALL-ADDITION/REMODEL [E?T; NEW AUDITORIUM & MUSIC DEPARTMENT |E-2; NEW ACADEMIC BUILDING (E-3! NEW ACADEMIC / LIBRARY BUILDING & WEST TOWER [E-4; ATKINSON HALL - REMODEL TO CLASSROOMS [E"-5: NEW SCIENCE BUILDING [E;7: NEW OUTDOOR AMPHITHEATER [TTT- NEW STAFF HOUSING STAFF PARKING BELOW P-8 (18 SPACES) |hT2| NEW STAFF HOUSING STAFF PARKING BELOW P-9 (18 SPACES) JM-li NEW MAINTENANCE FACILITIES BUILDING "" PARKING LOT AT BLDG M-1 (39 SPACES) |P-2| PARKING LOT AT BLDG M-1 (8 SPACES) |P-3J PARKING LOT AT BLDG S-2 (16 SPACES) |P~-4i PARKING LOT AT BLDG. A-1 (30 SPACES) [P-SJ PARKING LOT AT BLDG E-1 (31 SPACES) i] EXISTING PARKING LOT j'p.7' PARKING LOT AT BLDG. H-1 (6 SPACES) PARKING LOT AT BLDG. H-1 (18 SPACES) (PARKING AT GRADE. 2 STORY STAFF HOUSING ABOVE.) [MM PARKING LOT AT BLDG. H-2 (18 SPACES) (PARKING AT GRADE. 1 STORY STAFF HOUSING ABOVE) lj EXISTING SPORT COURT NEW ATHLETIC FACILITY [S-3] NEW POOL LOCKER ROOMS AND BLEACHERS [3.4"] NEW SPORTS COURT - BASKETBALL DAY STUDENT CENTER AT DAVIS HALL - REMODEL LEGEND EXISTING PROPERTY LINE PROPOSED PROPERTY LINE EXISTING TO REMAIN EXISTING TO BE REMODELED NEW CONSTRUCTION PARKING LOT LANDSCAPING' LAWN ON SITE PARKING CAPACITY GENERAL NOTES 1) 8ASIC BUILDING LOCATIONS WILL BE APPROVED WITH THIS PLAN. VARIATIONS TO EXACT BUILDING CONFIGURATION MAY OCCUR DURING SUBSEQUENT APPROVALS 2) PROPOSED PHASING ORDER MAY CHANGE AS DETERMINED BY ARMY AND NAVY ACADEMY. REVISIONS- )ODGE Mark T. House John Dodge 2100 4th Ave. San Diego. CA 92101 619 • 557 - 0575 ph619- 567. 0577 fax © 2005 - 2006 « & Dodge Design. Inc. 2 w> RP-05-04/CUP 94-02X1A V/V-R .PLANNING AREA E RMH/R PLANNING AREA A= GENERAL PLAN DESIGNATION VILLAGE RMH RESIDENTIAL MEDIUM HIGH P PRIVATE SCHOOL OS OPEN SPACE B=ZON1NG DESIGNATION V-R VILLAGE REDEVELOPMENT R-3 MULTI-FAMILY RESIDENTIAL OS OPEN SPACE F23 BEACH AREA OVERLAY ZONE PLANNING AREA A / PLANNING AREA C P/R-3 PLANNING AREA Hofman Planning & Engineering ,52 IJonshead Avenue Q <f • °o^ Q OO >o >_Q O GO >-2 < CM PRELIMINARY NOT FOR CONSTRUCTION SCALE: I" DATE: PLAN B. Future Discretionary Applications The Master Site Plan is conceptual in nature and provides a roadmap for the development of the campus. The construction and development of the buildings within the Master Site Plan concept will require additional applications and approvals. For ease of description, the entire site is broken into six planning areas based on the divisions created by existing streets as shown in Exhibit 4. A detailed discussion of the individual planning areas is provided in Chapter 4 of this document. The majority of the site is located in the Village Redevelopment Area with the exception of Planning Areas B, C and F. Buildings constructed within the Village Redevelopment Area are subject to an Administrative, Minor, or Major Redevelopment Permit depending on the valuation of the project. All processing requirements of the Village Redevelopment Plan shall be enforced for this area and are discussed in further detail in Chapter 5. The remaining portion of the site is located outside of the Village Redevelopment Area and is subject to Title 21 of the Carlsbad Municipal Code. Processing of uses proposed in this area are governed by Title 21. A more detailed discussion of the required discretionary actions is contained in Chapter 5 of this document. The entire site is located in the Coastal Zone and therefore subject to the Carlsbad Local Coastal Program. Development within the Coastal Zone is subject to a Coastal Development Permit. A more detailed discussion of the required discretionary actions is contained in Chapter 5 of this document. Armw fliA,d Navy Academy Master Site PifliA, 7 Novembers', 3OOS and Navy Academy Master Plan CHAPTER 2 : GOALS OF THE ARMY & NAVY ACADEMY SITE PLAN The Army and Navy Academy has established goals that will guide the development of the Master Site Plan over the implementation period. All land within the Master Site Plan area is envisioned to be developed consistent with the following goals: 1. Provide facilities to help realize the Academy's Mission. The Master Site Plan provides for state-of-the-art computer labs, smart classrooms, and improved modern athletic amenities to enable cadets to excel in academic activities as well wellness and fitness activities. In addition to academics and athletics, the Academy must provide adequate housing options for all students. The Master Site Plan lays the groundwork for the Academy to upgrade and expand the current student housing to accommodate the recruitment needs of the Academy. 2. All planning should build and sustain upon the Academy's reputation for excellence in the civilian/military community. The Army and Navy Academy has a well established reputation as a school built to develop scholarship and honorable character in young men and to motivate them to realize their potential. The Master Site Plan will increase recognition in the value of the Academy while enhancing working relationships between the military and the civilian academic community. 3. The Academy campus should be designed so that administration, educational, residential, support facilities, and other activities are within easy walking distance of each other. The Army and Navy Academy dedicates itself to providing a comprehensive education in a safe and structured environment. This Master Site Plan is designed so that the facilities that are essential to the daily life of the cadets are part of an integrated community to serve their needs. 4. The character of the Academy should be consistent with the surrounding community. This Master Site Plan is designed to ensure that the Academy's future development is consistent with the existing surroundings and builds upon the Academy's attractive location next to the Pacific Ocean. Nnvw Academy Master site PlniA, 8 Novembers', soos oftkeArw.Lj and Navy Academy Master Plan 5. All planning should include design characteristics that will attract people to the Academy. This Master Site Plan aims to pursue award-winning design standards to encourage recruitment and recognition of the Academy nation-wide. The Plan will maintain an environment where the core values of the Academy are continuously demonstrated. 6. The Academy should help conserve resources and minimize waste. Drought tolerant landscaping will be utilized as much as possible in accordance with the recommendations of Carlsbad's Landscape Manual. Whenever feasible, equipment and outside furniture should be constructed from recycled materials. rt *H Nci\/M Ac«dei4A.M Master site PL«IA, 9 November^, 2OOS 3 CHAPTER 3 : DEVELOPMENT STANDARDS & DESIGN GUIDELINES The primary goal of the Army and Navy Master Site Plan is to create a modernized facility that meets the needs of the students and staff, and blends with the character of the surrounding neighborhood. The following standards and guidelines will help achieve this goal. I. General Development Standards ^ All development shall comply with the requirements of the underlying zoning as shown by Exhibit 4 and described in the Carlsbad Village Master Plan and Design Manual and Title 21 of the Carlsbad Municipal Code. These zoning designations are V-R (Village j Redevelopment), R-3 (Multiple-Family Residential), OS (Open Space) and BAOZ (Beach • Overlay Zone). Development standards may be modified as allowed by Carlsbad Village Master Plan and Design Manual and Carlsbad Municipal Code 21.42.140; 21.06.090. J II. Parking Standards Because of the unique nature of the use and its location being both within the Village HI Redevelopment area and the R-3 zone, a modification to the parking standards has been J allowed by CUP 94-02x1 A pursuant to Title 21.42.140 (A)(4) and standards modification through the Carlsbad Village Master Plan and Design Manual. The CUP only applies to Planning Areas B, C, and F. The majority of the site is within Village Redevelopment (VR) and subject to a Redevelopment Permit (RP). However, it is the combination RP/CUP that *" can modify the standards and allow the parking to spread out somewhere within the boundaries of the Army and Navy Academy. The findings required for allowing a ** modification of the underlying parking requirement are described below. m A. Build Out Parking Requirements •• An exemption to the parking standard is allowed for the Army and Navy Academy due to the specialized nature of the site. The Conditional Use Permit ties the project together and creates a standard that addresses the actual parking needs of the Academy. This standard „* is based on the following components. — The Army and Navy Academy is a boarding school and on campus students are not allowed to have a car. The only exception to this rule is a select few seniors during the last ^ two months of school. A number of requirements for obtaining this two month senior m privilege, including grades, have historically limited this number to 2-3 students. However, there is the potential that day cadets of driving age will drive to school and will require m parking. Therefore, based on the policy that on-campus students do not drive to school and ^ cannot have a car on-campus, parking will be required at a ratio of: HI • 1 space per employee — • 1 space per day cadet of driving age The development of this requirement is based on the following assumptions: j • Historically, approximately 10% of the students at the Academy are day cadets *" • Of the day cadets, approximately one third are of driving age m mm Navy Ac.ade.vu.ij Master site Plan. 10 Novembers, 2OOS t standards § Desig The faculty apartments will meet the following requirements: • 2 spaces per unit for 2 bedroom or more • 1.5 spaces per unit for studio or 1 bedroom • Guest parking will be provided at 0.5 spaces per unit through 10 and .25 spaces over 10 units The last element to address in the development of the modified parking standard for the Army and Navy Academy is the issue of double counting. At build out, there will be 37 staff members that will live in the 37 faculty/staff apartments and work on campus. Based on the above requirements, parking spaces would be counted for those staff members as employees as well as residents, therefore double counting the actual parking demand for these staff members. To eliminate this redundancy, 37 parking spaces will be subtracted from the total required spaces. Therefore, the modified parking standard for the Academy shall be 171 spaces. The following table provides a breakdown of the parking requirements. m m Table 1: Build Out Parking Requirements Notes:1 Based on parking policy, historical data and build out student population of 440. Assumes 10% of student population are day cadets and 1/3 of that 10% are of driving age 2Faculty/Staff that live on campus are double counted as employees and as residents of staff housing. Therefore the number of employees that live on campus will be subtracted from the total to adjust for the double count. BUILD OUT PARKING REQUIREMENTS SCHOOL Employees 1 space/employee space/day cadet of Students1 1 driving age HOUSING Staff Units 2 bedroom 2 spaces/unit 1 bedroom 1 .5 spaces/unit space for each unit up Guest Parking 0.5 through ten units, space for each unit in 0.3 excess often units. Subtotal Adjust for double count TOTAL PARKING REQUIRED x 116 employees = day cadets of x 15 driving age x 18 units x 19 units x 10 units x 27 units -. 116 Spaces 15 Spaces 36 Spaces 28.5 Spaces 5 Spaces 6.75 Spaces 207.25 Spaces 37 Spaces 170.25 Spaces 171 Spaces niA,d Navy Academy Master site 11 Novembers, soos iA,t standards § Design III. Design Guidelines The Army and Navy Academy Master Site Plan Design Guidelines create a cohesive architectural theme throughout the campus. The following design guidelines will be considered when implementing the Master Site Plan: * Architecture should blend with buildings to be retained on site. * All development shall have a strong relationship to the street. * Buildings shall be enriched with architectural features and details. * Landscaping shall be an important component of the architectural design. •> Provide benches and low walls along public pedestrian frontages. •J* Minimize privacy loss to adjacent residential uses. »J» Provide landscaping within surface parking lots. * Utilize simple building forms. * Avoid flat roofs and mansard roof forms. * Screen mechanical equipment from public view. «J« Design visual interest into all sides of buildings. * Respect the materials and character of adjacent development. •J* Utilize light and neutral base colors. * Distinctive entry statements shall be provided at the major entry points to the Academy. IV. Landscape Guidelines Landscaping of the Army and Navy Academy campus will be consistent with the City of Carlsbad Landscape Manual. V. Miscellaneous Items No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Academy shall submit and obtain approval of the Fire Chief and the Redevelopment Director of an outdoor storage plan and, thereafter, comply with the approved plan. Am/uj «iA,d Nflvy A&fldem,t/| Master site Placv 12 November &, Areas CHAPTER 4 : PLANNING AREAS The entire site is divided into six Planning Areas for descriptive purposes. These planning areas are illustrated in Exhibit 4 on page 6. The following is a discussion of the baseline conditions and development plan for the individual planning areas. The Master Site Plan provides an approximate range for building square footage. Development of the site will occur over a span of many years and the building square footage may increase or decrease based on future demands required by the Army and Navy Academy. Therefore, finalized square footages will be established through subsequent approvals. The Master Site Plan identifies staff and faculty housing as a key component of the Army and Navy Academy campus. The intent of the Master Site Plan is to provide a total of 37 staff/faculty units on campus. This represents the desired number of on-site faculty housing for an ultimate school enrollment of 440 students. The overall goal of the Army and Navy Academy is to be able to provide affordable on-site housing to attract the best faculty available. Ten Tactical Officers (TAG) apartments will be incorporated within the student dormitory buildings on the main campus for supervision purposes. Faculty housing is provided in Planning Areas C and D, adding up to an additional 27 units. As with the other campus buildings, the specific design of the staff/faculty housing will be established through subsequent approvals, but the intent of the Master Site Plan is to ensure adequate staff housing in these locations on the Army and Navy Academy property. I. Planning Area A Planning Area A is located in the center of the project area and is the largest of the six planning areas in the Master Site Plan with a gross area of 7.2 acres. It contains the majority of the Army and Navy Academy facilities including academic buildings, administration offices and student housing. A. Baseline Conditions (April 2008) The bulk of the educational and administrative facilities on the campus are located in Planning Area A. Existing facilities include classrooms, academic offices, the mess hall, facilities management building, business offices, and other administrative departments. Near the middle of this planning area is Davis Hall, which contains the school's auditorium and gymnasium on the first floor and executive offices on the second floor. The school museum is located adjacent to Carlsbad Boulevard. All of the dormitory space on campus is located in Planning Area A. Crean Hall is situated in the southwest corner of the site and provides 64 beds. To the north is Atkinson Hall, a two-story building which currently contains 32 beds. Lewis and Mclntosh Hall, adjacent to corner of Ocean Street and Pacific Street, each contain 16 beds, while McClendon and Hoover Hall each house 18 beds. Anderson Hall is a two-story, 80 bed dormitory located along Pacific Street. The upper floor of West Fegan accommodates 12 beds. In addition to the dormitories, there are also a number of cottages dedicated to cadet housing that add an additional 48 beds. «iA,d Navw Ac.adtm.ij Master site PlatA, 13 November 5, Areas B. General Plan and Zoning General Plan Land Use: Zoning: V (Village) V-R (Village Redevelopment) C. Master Site Plan Planning Area A remains the heart of the Army & Navy Academy Campus. A brief description of the plan is included below. This Master Site Plan includes the construction of four education buildings within the planning area including classrooms, a science building, auditorium and library. The plan also includes the remodeling of Atkinson Hall into classrooms and the construction of an amphitheater outside the auditorium and music department. In addition to the educational facilities, the Master Site Plan provides for administration buildings, a dining facility and cadet store. Athletic facilities within the planning area include locker rooms and a basketball court located adjacent to the existing pool. Planning Area A continues to contain all of the dormitory rooms on campus. The plan includes the construction of two dormitory buildings adjacent to Anderson Hall, each providing 90 beds and two Tactical Officers (TAG) apartments. Anderson Hall will be remodeled to accommodate 160 beds and four TAG officer apartments. Crean Hall will also be renovated to accommodate 90 beds and two TAG officer apartments. At build out, the dormitories will provide a total of 430 beds and 10 TAG apartments. Table 1 provides a summary of the plan for Planning Area A. Table 2: Development Plan for Planning Area A Bldg. Approx. No. Building Name Stories Footprint Approx. S.F. Range * A-1 A-2 A-3 A-5 B-1 D-1 D-2 D-3 D-4 E-1 E-2 E-3 E-4 E-5 E-7 S-3 S-4 S-5 14 Admissions & Administration Building Dining Hall, Commandant's, Operations & IT Dept. Cadet Store Health Center at Remodeled Davis Hall Bridge Dormitory Dormitory Anderson Hall Crean Hall Auditorium (500 seats) & Music Department Academic Building Academic / Library Building & West Tower Atkinson Hall - Remodel to Classrooms Science Building Amphitheater Pool Locker Rooms and Bleachers Sports Court - Basketball Day Student Center at Davis Hall - Partial Remodel Davis Hall - Existing 2 2 1 1 - 2 2 2 2 1 2 2 2 1 1 1 1 1 1 4,199 10,586 1,688 1,908 1,595 6,689 6,689 12,910 6,884 5,730 8,679 5,737 4,050 6,973 5,088 1,147 4,331 5,181 11,779 8,398 21,172 1,688 1,908 1,595 13,378 13,378 25,820 13,766 5,730 17,358 1 1 ,474 8,100 6,973 5,088 1,147 4,331 5,181 11,779 10,078 25,406 2,026 2,290 1,595 16,054 16,054 30,984 16,522 6,876 20,830 13,769 9,720 8,368 6,106 1,376 5,197 6,217 15,614 111,843 178,264 215,080 * Note: Building areas are approximated and may increase or decrease based on future demands required by the Army and Navy Academy. Finalized square footaqes will be established through subsequent approvals. AW/UJ fli/u/l Nctv Master site 14 reas. D. Vision and Goals The purpose of this planning area, including its design standards and allowed uses, is to provide updated facilities that will modernize the campus (Goal 1). A state-of- the-art computer lab will offer approximately 30 modern workstations for use by Academy cadets. These facilities will provide cadets the opportunity of optimizing the most current technology to suit their needs within the community of the Academy (Goal 3). Modern, innovative technological facilities will attract members and ensure that the Academy is recognized as a nation-wide leader in providing the most advanced technology to its cadets (Goal 5). The goals of the Master Site Plan will also be realized with the construction of new dormitories to house the increased population of new cadets in the future (Goal 1). New facilities will be located based on the needs to the students and staff (Goal 3). E. Discretionary Permits Required for Development All development proposals shall be processed in conformance with the requirements of the Carlsbad Municipal Code as detailed in Chapter 5 of this Master Site Plan. Arw.y aIA,C( Navw Acadecviw Master site Plan 15 m m m m II. Planning Area B Planning Area B is located along the western edge of the Master Site Plan, bordered by Ocean Street to the east and the Pacific Ocean to the west. The area is approximately 1.44 acres and is situated outside of the Redevelopment boundaries. A. Baseline Conditions (April 2008) Facilities in this planning area include the chapel, recreational hall and cadet store. Planning Area B also contains the school president's residence. B. General Plan and Zoning General Plan Land Use: P (Private School) and OS (Open Space) Zoning: R-3 (Multiple-Family Residential), OS (Open Space), BAO (Beach Area Overlay) Master Site Plan The chapel and the president's residence are designated to remain in their current location. The Master Site Plan includes the remodeling of the Recreation Hall to provide more up to date facilities for the cadets. Recreational activities are planned for the beachfront property owned by the Academy. Table 2 provides a summary of the development plans for the area. Table 3: Development Plan for Planning Area B Bldg. No. A-4 40 42 * Note: Building Name Recreation Hall Chapel President's Residence Stories 1 1 2 Approx. Footprint 8,248 5,906 4,652 Approx. S.F. Range * 8,248 5,906 4,652 9,898 5,906 4,652 18,806 18,806 20,456 Building areas are approximated and may increase or decrease based on future demands required by the Army and Navy Academy. Finalized square footages will be established through subsequent approvals. 2 D. Vision and Goals The purpose of this planning area, including its design standards and allowed uses, is to best utilize the property along the Pacific Ocean (Goal 4). The private beachfront and multi purpose building located in this area offers cadets the opportunity to enjoy a variety of recreational activities to suit their leisure needs within the community of the Academy (Goal 3). Providing and modernizing these types of facilities helps implement the Academy's vision of offering its cadets a comprehensive education (Goal 1). E. Discretionary Permits Required for Development All development proposals shall be processed in conformance with the requirements of the Carlsbad Municipal Code as detailed in Chapter 5 of this Master Site Plan. fliA.pl Nav Master site PLn^16 reas Planning Area C Planning Area C is located south of Cypress Avenue, east of Ocean Street, west Garfield Street. One of the smaller planning areas with a gross area of 0.53 acres, Planning Area C is home to academic and staff housing facilities. A. Baseline Conditions (April 2008) Faculty apartments, a single family staff residence and a science building are currently located in Planning Area C. This planning area lies outside the boundaries of the Redevelopment Area. B. General Plan and Zoning C. General Plan Land Use: Zoning: Master Site Plan RMH (Residential Medium High) R-3 (Multiple-Family Residential) and BAO (Beach Area Overlay) A staff housing building replaces the science building and faculty apartments. This staff housing provides up to a maximum of 12 units for Academy staff. Below in Table 3 is a summary of the plan: Table 4: Development Plan for Planning Area C Bldg. No.Building Name Stories Approx. Approx. S.F. Range Footprint * H-2 [Staff Housing 2,921 5,842 | 7,010 2,921 5,842 7,010 * Note: Building areas are approximated and may increase or decrease based on future demands required by the Army and Navy Academy. Finalized square footages will be established through subsequent approvals. Vision and Goals The purpose of this planning area, including its design standards and allowed uses, is to provide updated facilities that will modernize the campus (Goal 1). Improved facilities will attract new cadets and increase recognition of the Academy outside of the community (Goal 5). Updated facilities will also help realize Goal 6 by conserving natural resources. 4 m m Discretionary Permits Required for Approval All subsequent development proposals shall be processed in conformance with the requirements of the Carlsbad Municipal Code as detailed in Chapter 5 of this Master Site Plan. Navy Master site Plfti/v 17 Novembers', a m IV. Planning Area D Planning Area D is located south of Cypress Avenue and east of Garfield Street. With a gross area of 0.52 acres, Planning Area C is the smallest of the six planning areas. A. Baseline Conditions (April 2008) Planning Area D lies within the Village Redevelopment area and contains the school library, senior lounge and staff housing. B. General Plan and Zoning General Plan Land Use: Zoning: V (Village) V-R (Village Redevelopment) m m C. Master Site Plan A staff housing building replaces the library, senior lounge and staff apartments, providing up to a maximum of 15 units for Academy staff. Below in Table 4 is a summary of the plan: Table 5: Development Plan for Planning Area D Bldg. _ .... ., _. . Approx. Approx. S.F. Range., a Building Name Stories _ "T . . ^K . a No. a Footprint * H-1 [Staff Housing | 3 | 3,364 | 10,092 3,364 10,092 12,110 12,110 Note: Building areas are approximated and may increase or decrease based on future demands required by the Army and Navy Academy. Finalized square footages will be established through subsequent approvals. D. Vision and Goals The purpose of this planning area, including its design standards and allowed uses, is to provide updated facilities that will modernize the campus (Goal 1). Improved facilities will attract new cadets and increase recognition of the Academy outside of the community (Goal 5). Updated facilities will also help realize Goal 6 by conserving natural resources. m m E. Discretionary Permits Required for Approval All subsequent development proposals shall be processed in conformance with the requirements of the Carlsbad Municipal Code as detailed in Chapter 5 of this Master Site Plan. a\A,d Navy Ac,ade.w.u Master site 18 V. Planning Area E Planning Area E has a gross area of 5.12 acres and is located east of Carlsbad Boulevard, west of the Burlington Northern Santa Fe railroad tracks, and north of Beech Avenue. Baseline Conditions (April 2008) Home to the Academy's athletic facilities, this planning area contains the football and baseball field. A storage area is situated on the eastern edge of the planning area, adjacent to Beech Avenue. This Planning Area is separated from the rest of the Academy by Carlsbad Boulevard, a four lane, major arterial. B. General Plan and Zoning General Plan Land Use: Zoning: V (Village) V-R (Village Redevelopment) Master Site Plan Planning Area E remains a focal point for the Academy's athletic facilities. The Master Site Plan includes the construction of an Athletic Center on the north end of the parcel adjacent to the field. A bridge over Carlsbad Boulevard connects the Athletic Center with the main campus. A parking lot is provided at the northwest corner of the Athletic Center. The Maintenance Facilities Building and parking is designated for the south end of the field. The development in Planning Area E is listed below in Table 5. Table 6: Development Plan for Planning Area E Bldg. No. M-1 S-2 * Note: Building Name Maintenance Facilities Building Athletic Building and East Tower Stories 1 2 Approx. Footprint * 3,457 9,594 Approx. S.F. Range * 3,457 19,188 4,148 23,026 13,051 22,645 27,174 Building areas are approximated and may increase or decrease based on future demands required by the Army and Navy Academy. Finalized square footages will be established through subsequent approvals. m m 3 Vision and Goals The purpose of this planning area, including its design standards and allowed uses, is to build upon the unique athletic environment offered by the Academy. Improved, modern, athletic amenities that allow for a variety of fitness activities will help realize the Academy's core mission of motivating young men to realize their full potential, and assist in implementing Goal 1 of this Master Site Plan. Goal 3 of this Plan can also be accomplished with the addition of an improved pedestrian walkway that will better link the main campus to these facilities. Discretionary Permits Required for Development All subsequent development proposals shall be processed in conformance with the requirements of the Carlsbad Municipal Code as detailed in Chapter 5 of this Master Site Plan. AWU/J aiA,d Nflvw Academy Master site 19 November 5^, 2008 VI. Planning Area F Planning Area F is located northeast of Mountain View Drive and west of Carlsbad Boulevard. Planning Area F has a gross area of 1.51 acres and lies outside the limits of the Village Redevelopment area. A. Existing Conditions (April 2008) Planning Area F contains additional athletic facilities for the cadets including the school tennis courts, rifle range and a roller hockey rink. A parking lot is also situated in this area providing 28 spaces. B. General Plan and Zoning m m C. General Plan Land Use: Zoning: RMH (Residential Medium High) R-3 (Multiple-Family Residential) and BAO (Beach Area Overlay) Master Site Plan The tennis courts remain alongside the roller hockey rink. The parking lot is located adjacent to the hockey rink providing 28 parking spaces. The following table provides an overview of the plan for Planning Area F. Table 7: Development Plan for Planning Area F Bldg. No. S-1 * Note: Building Name Sports Court - Roller Hockey Rink Tennis Courts Stories 1 1 Approx. Footprint 10,942 Approx. S.F. Range * 10,942 10,942 10,942 10,942 10,942 Building areas are approximated and may increase or decrease based on future demands required by the Army and Navy Academy. Finalized square footages will be established through subsequent approvals. Implementation of Vision and Goals The purpose of this planning area, including its design standards and allowed uses, is to provide updated facilities that will modernize the campus (Goal 1). Improved parking structures can open space for additional facilities such as recreational or athletic facilities in this area. H m Discretionary Permits Required for Development All subsequent development proposals shall be processed in conformance with the requirements of the Carlsbad Municipal Code as detailed in Chapter 5 of this Master Site Plan. II m, m AWOJ a^d Navy Acaden-uj Master site 20 Phasing CHAPTER 5 : MASTER SITE PLAN DEVELOPMENT PHASING The Army and Navy Academy Master Site Plan is conceptual in nature, providing sufficient information to evaluate the Master Site Plan concept. The development of the campus will occur over a span of many years. The purpose of the plan is to guide future development based on the needs of the Academy. I. Phasing Parking Requirements Since the Master Site Plan will develop over a number of years, a measure needs to be established to determine parking requirements throughout the phasing process. An increase in parking demand will occur with increased dorm capacity and additional staff housing. For this reason, the development of dorm buildings and staff housing units will be evaluated against a threshold for increased parking demands during subsequent discretionary review. For the increased parking demand related to the construction of dorm buildings, a ratio is utilized that links the student increase based on dorm capacity to an increase in faculty and commandant employees. Based on existing standards, as well as the projected growth in students and faculty/commandants, there is a ratio of 5.8 students per faculty/commandant. Based on the net increase in bed capacity and this ratio, the increase in parking demand for each of the dorm building is as follows: Table 8. Increased Parking Demand New Dorm Total Beds at Building Build Out D-1 90 D-2 90 D-3a 80 D-3b 80 D-4 90 Requires Beds Removal/Remodel of Demolished McLendonHall 18 Hoover Hall & Cottages 6 &7 26 Existing Anderson 40 Existing Anderson 40 Crean Hall & Atkinson Hall 96 Net Increase in Bed Capacity 72 64 40 40 -6 Increase in Parking Demand (spaces) 12.4 11.0 6.9 6.9 -1.0 The first phase of the Master Site Plan will be the construction of a parking lot off of Beech at the south end of the athletic fields. With the construction of this parking lot, a total of 122 parking spaces will be provided on campus. Therefore, there will be a surplus of 25 parking spaces per the baseline parking standard of 97 spaces as shown in Table 8. Table 9. Baseline Parking Demand Notes:1 Based on parking policy, historical data and existing student population of 350. Assumes 10% of student population are day cadets and 1/3 of that 10% are of driving age 2Faculty/Staff that live on campus are double counted as employees and as residents of staff housing. Therefore the number of employees that currently live in staff housing/apts will be subtracted from the total to adjust for the double count. BASELINE PARKING (per standard) Employees 1 space/employee x 94 employees = 94 Spaces Students1 1 sPace/day cadet x day cadets of of driving age 11 driving age = 11 Spaces Subtotal Adjust for double count2 TOTAL PARKING REQUIRED 105 Spaces 8_ Spaces 97 Spaces 97 Spaces niA,d N«VM Academy Master site Plain, 21 soos The subsequent development of the dorm buildings will be evaluated based on this threshold of 25 spaces. Regardless of the order in which the dorms are developed, the increased parking demand created by that dorm will be evaluated against this threshold. For example, the development of D-1 and D-2 could occur prior to requiring additional parking as the increased parking demand of the two buildings would be 23 parking spaces. Once D-3 is developed, the parking demand will exceed the 25 spaces and additional parking would be required. The staff apartments will provide their required parking when constructed. II. Facility Improvements A. Streets The streets adjacent to the Army and Navy Academy and identified in the Master Site Plan include Beech Avenue (east of Carlsbad Blvd.), Carlsbad Blvd., Mountain View Drive, Pacific Street, Ocean Street, Garfield Street (south of Cypress Ave.), and Cypress Avenue. No street improvements are proposed in conjunction with the Master Site Plan. Five of the seven streets have been identified as alternative design streets and until the process is resolved through City Council action, the streets are proposed to remain in their current state in conformance with the approved Alternative Street Design Policy. Upon application for any development that may require street improvements, the alternative street design process will be initiated. In addition, street improvements to Beech Avenue east of Carlsbad Blvd. shall be designed and improved concurrent with development on Beech Avenue, east of Carlsbad Blvd. Similarly any development to the Army and Navy Academy Sports Field, Administration Buildings or frontage buildings shall include final design and improvement to the unimproved frontage of Carlsbad Blvd. Widening of the Carlsbad Blvd. Bridge at the Railroad crossing is beyond the scope of this project. Payment of Traffic Impact Fees shall be considered fair share contribution of the Carlsbad Blvd/RR Bridge improvement requirement. STREET Beech Avenue (east of Carlsbad Blvd.) Carlsbad Blvd. Mountain View Drive Pacific Street Ocean Street Garfield Street (south of Cypress Ave.) Cypress Avenue. DEVELOPMENT STATUS Concurrent W/Development Concurrent W/Development Alternative Street Alternative Street Alternative Street Alternative Street Alternative Street Arn/u/j Master site 22 Novembers', B. Sewer and Water At the discretion of the City Engineer, water and sewer studies shall be conducted prior to the issuance of any building permit that triggers the need for water. The study shall address both potable water lines and water lines needed for fire protection. The studies shall address the inventory, general capacity and on site utility needs for these services. The "backbone" system and alternative lateral pipe locations that would service future on site development shall be shown with the studies to avoid any piecemeal placement of lateral lines and to ensure that there will be sufficient capacity in the lines for the build out scenario of ANA. A phasing schedule will be provided showing trigger points when facilities must be constructed. The studies will be triggered with the first discretionary permit or building permit, whichever occurs first. Exempted from the need to provide these studies are parking lots, landscape improvements and tenant improvements that do not change the existing land use nor increase the EDU demand for either sewer or water. C. Drainage At the discretion of the City Engineer, a drainage study shall be conducted prior to any discretionary permit that would result in a change in surface water flow or that increased discharge of water. Tenant Improvements which do not change a buildings exterior configuration would be exempt along with building permits that create no impact to surface flows such as a fence. The intent of the drainage study is to determine methods to reduce the existing amount of drainage that impacts the surrounding streets and public drainage system. Such methods may include diverting water to other drainage basins, detention facilities and\or retention of the drainage water on site. The project shall be in compliance with the SUSMP and Low Impact Design (LID) standards in effect at the time of permit application D. Overhead Utilities Pursuant to the Carlsbad Municipal Code and applicable standards, all overhead facilities that require relocation based on discretionary approval or building permit shall be included in a study that will address inventory and consider phasing of the utilities. The phasing of underground utilities will be allowed at the discretion of the City Engineer. The study will be triggered depending upon the location of the proposed development. Development on the interior campus that will result in conflicts with the overhead utilities shall provide a focused study concurrent with development. For Beech Avenue and Carlsbad Blvd, which are not alternative design streets, a focused study will also be initiated with development along those frontages. Am/oj cn/u/t NHVM Academy Mflster.si.te PlatA, 23 Novembers', soot? Phasing The under-grounding of the remainder of overhead utilities may be determined through the Alternative Street Design process. If under-grounding is included in the Alternative Street Design process, a study shall be prepared with the first discretionary or building permit following the Alternative Street Design determination. *jj III. Required Entitlements The Master Site Plan for the Army and Navy Academy was approved in 2008 and defined by a 1 Redevelopment Permit, a Coastal Development Permit and a Conditional Use Permit ril Amendment. Development within the Army and Navy Academy Campus will be reviewed relative to the Redevelopment Permit, Conditional Use Permit, Coastal Development Permit, State Law, q| Carlsbad's General Plan, Municipal Codes, and City Standards, Policies and Guidelines. ril There are two general pathways for development review depending if the project is located inside _ or outside the redevelopment area. The following describes the two development review processes. m A. Applications within the Redevelopment Area (Planning Areas A, D, & E) m All projects in the City of Carlsbad Village Redevelopment Area are subject to the design review and development approval process set forth in the City of Carlsbad Village " Redevelopment Master Site Plan and Design Manual. The manual describes three types of m permits that may be required with the development of any portion of the Master Site Plan: _ Administrative Redevelopment Permit (RP) An Administrative Redevelopment Permit must be obtained when: !•• ^ •> New construction of building(s) or addition(s) to the building footprint which have a building permit valuation which is equal to or less than $50,000; and/or * Interior or exterior improvements to existing structures which result in an "" intensity of use; and/or iff * Provisional Land Uses, where a minor or major redevelopment permit is not ». required. *"" * Changes in permitted land uses which result in site changes, increased ADT, increased parking requirements, or result in compatibility issues/problems; and/or m * Signs for existing businesses or facilities; and/or «i ^ * Repair or Maintenance Activities which are not exempt; and m *•* Project does not require a variance of any type. ril The Housing and Redevelopment Director shall have the authority to approve, approve with conditions, or deny an administrative permit for an eligible ™ administrative permit. No action is required from the Design Review Board or the ril Housing and Redevelopment Commission. 11 Amu/] flfu/t N«VM Academy Master site PI«IA, 24 Novembers', soog HH Minor Redevelopment Permits (RP) ji A Minor Redevelopment Permit must be obtained when: * New construction of building(s) or addition(s) to the building footprint which ^ have a building permit valuation which is greater than $50,000 but less than <M $150,000 ^ <* Variances for projects within this category and those which would otherwise be dl exempt or be eligible for an administrative permit. *i The Design Review Board shall have the authority to approve, approve with — conditions, or deny Minor Redevelopment Permits. The Design Review Board shall also act upon appeals from decisions made by the Housing and Redevelopment Director. *" Major Redevelopment Permits (RP) A Major Redevelopment Permit must be obtained when:m m *«* New construction of building(s) or addition(s) to the building footprint which have a building permit valuation which is greater than $150,000. * Variances for projects within this category. _ The Housing and Redevelopment Commission shall have the authority to approve, approve with conditions, or deny Major Redevelopment Permits following receipt of a "" recommendation from the Design Review Board. The Commission shall also act upon appeals from decisions made by the Board. mm Coastal Development Permit (GDP) Coastal Development permits will be required for all development within the Coastal ••• Zone. B. Applications outside of the Redevelopment Area (Planning Area B, C, & F) *" Planning Areas B, C and F of the Army and Navy Academy Master Site Plan are situated ^ outside of the boundaries of the City of Carlsbad Village Redevelopment Area. Projects """ proposed for these planning areas are subject to Title 21 of the Carlsbad Municipal Code *» and must follow the permitting procedures of Title 21. Pursuant to section 21.16.020 (R-3 Multiple-Family Residential Zone) private schools are allowed by a Planning Commission *" approved CUP. The Master Site Plan for the Army and Navy Academy was approved and m defined by Conditional Use Permit (CUP 94-02x1A). Therefore, no additional Conditional Use Permits are required to implement each phase of the Army and Navy Academy campus -* unless the phase proposes changes to the uses specified within the approved Master Site Plan. Required permits for development in Planning Areas B, C, & F will include: m Site Development Plan (SDP) Pursuant to section 21.82.040 (Beach Area Overlay Zone) no building permit or "• other entitlement shall be issued for any use unless there is a valid SDP. When a Army ni/u^ Navy Academy Master site PlfliA, 25 Novembers', 2OOS Plan development requires a Conditional Use Permit or a Planned Development Permit, then an SDP is not required. Coastal Development Permit (CDP) Pursuant to section 21.201.030 (Coastal Development Permit Procedures) development within the Coastal Zone shall obtain a Coastal Development Permit. Table 9 summarizes the required entitlements for the development of Master Site Plan. Table 9. Master Site Plan Phasing Entitlements _, .... Planning RequiredBldg. No. Bui ding Name . _ .../" a Area Entitlements A-2 A-3 A-4 A-5 B-1 D-1 D-2 D-3 D-4 E-1 E-2 E-3 E-4 E-5 E-7 H-1 H-2 M-1 S-2 S-3 S-4 S-5 Dining Hall, Commandant's, Operations & IT Dept. Cadet Store Recreation Hall1 Health Center at Remodeled Davis Hall2 Bridge3 Dormitory Dormitory Anderson Hall Crean Hall Auditorium (500 seats) & Music Department Academic Building Academic / Library Building & West Tower Atkinson Hall - Remodel to Classrooms2 Science Building Amphitheater Staff Housing Staff Housing Maintenance Facilities Building Athletic Building and East Tower Pool Locker Rooms and Bleachers Sports Court - Basketball Day Student Center at Davis Hall - Partial Remodel A A B A E A A A A A A A A A A D C E E A A A RP/CDP RP/CDP SDP/CDP RP/CDP RP/CDP RP/CDP RP/CDP RP/CDP RP/CDP RP/CDP RP/CDP RP/CDP RP/CDP RP/CDP RP/CDP RP/CDP SDP/CDP RP/CDP RP/CDP RP/CDP RP/CDP RP/CDP RP Redevelopment Permit (type of redevelopment permit will be determined prior to submittal) CDP Coastal Development Permit SDP Site Development Plan 1 Remodel of building may not require a SDP/CDP, but rather a non-discretionary permit if only tenant improvements are required. Evaluation of the scale of remodel will be conducted and determination will be made by Planning Director at time prior to project submittal. 2 Remodel of building may not require a RP/CDP, but rather a non-discretionary permit if only tenant improvements are required. Evaluation of the scale of remodel will be conducted and determination will be made by Planning Director at time prior to project submittal. 3Bridge will require approvals and coordination from Redevelopment as well as Engineering since it will be constructed over the public right-of-way. Arm.y and Navy Acadew.M Master site 26 Novembers', 2OOS Phasing IV. Phasing Administration The Academy phasing plan meets the needs of the campus as of the April 2008 baseline. Throughout the process of redeveloping the campus, the order in which particular buildings are constructed will likely change based on changing needs and funding sources. Therefore, while the phases appear in sequential order in the following exhibits (A.01-A.20), the phases can occur in any order as long as the necessary improvements related to that phase are developed concurrently. HIA,C( Navy Ac-ade.rn.ij Master site PlaiA, 27 November ff, Appendices CHAPTER 6 : APPENDICES I. Legal Description The legal description for the Army and Navy Academy Master Site Plan is as follows: The land referred to herein is situated in the State of California, County of San Diego, City of Carlsbad and is described as follows: PARCEL A: That portion of Lot 47 of Granville Park and that portion of Laguna Drive adjacent thereto (vacated and closed to public use by Resolution No. 918 of the City of Council of the City of Carlsbad, California, recorded July 19, 1963 as File No. 126793 of official records of San Diego County, California) in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 1782, filed in the Office of the County Recorder of San Diego County, more particularly described as follows: Commencing at a point in the easterly line of Mountain View Drive as shown on said Map No. 1782, said point being on a curve, concave easterly, having a radius of 268.03 feet a radial line through said point bears south 57°36'45" west (record south 58° 14'45" west per said Map No. 1782); thence southeasterly along the arc of said curve, through a central angle of 2°08'16", a distance of 10.00 feet to the true point of beginning; the last said curve is along the northeasterly line of Mountain View Drive (being also the southwesterly line of said Lot 47); thence leaving said northeasterly line of Mountain View Drive, north 3°43'49" west, 139.99 feet; thence north 15°17'29" west 59.75 feet to a point in the northwesterly line of said Laguna Drive (vacated), said northwesterly line also being the southeasterly line of Lot "A" of Granville Park Unit No. 2 according to Map thereof No. 2037, filed in the Office of the County Recorder of said San Diego County, said point being on a curve, concave southeasterly, having a radius of 207.16 feet, a radial line through said point bears north 45°21'44" west; thence northeasterly along the arc of last said curve and along the northwesterly line of said Laguna Drive (vacated), through a central angle of 12°35'14", a distance of 45.51 feet to a point on the southwesterly right of way line of the Atchison Topeka and Santa Fe Railroad (200 feet wide) as shown on said Map No. 1782, said point being on a curve, concave northeasterly, having a radius of 1532.69 feet, a radial line through said point bears south 39°44'30" west (record south 40°23'15" west per said Map No. 1782); thence southeasterly along the arc of last said curve being the southwesterly right of way line of said Atchison Topeka and Santa Fe Railroad and the northeasterly line of said Laguna Drive (vacated) and said Lot 47, through a central angle of 6°24'00" (record 6°23'56" per said Map No. 1782) to an angle point in the northeasterly line of said Lot 47 as shown on said Map No. 1782); thence continuing along the northeasterly line of said Lot 47, south 41°48'00" east (record south 41°10' east per said Map No. 1782), a distance of 220.72 feet to a point in the westerly line of right of way to Stat of California recorded October 15, 1925 in Book 1128, page 289 of Deeds, Records of San Diego County, California; thence along the westerly line of said right of way, south 03°16'00" west, 44.08 feet to a point in the southeasterly line of said Lot 47; thence along the southeasterly line of said Lot 47, south 54°22'00" west (record south 55°00' west per said Map No. 1782) a distance of 93.33 feet to the most southerly corner thereof, said corner being on the am;! Navy Ac.ade.mij Master site PUtiA, 28 November &, 2008 northeasterly line of said Mountain View Drive and said corner being on a curve, concave southwesterly, having a radius of 350.00 feet, a radial line through said point bears north 31°15'00" east (record north 31°53' east per said Map No. 1782); thence northwesterly along the southwesterly line of said Lot 47 and the northeasterly line of said Mountain View Drive on the arc of last said curve, through a central angle of 13°48'22", a distance of 84.34 feet (record 84.32 feet per said Map No. 1782) to the beginning of a reverse curve, concave northeasterly, having a radius of 268.03 feet; thence northwesterly along the southwesterly line of said Lot 47 and the northeasterly line of said Mountain View Drive on the arc of last said curve, through a central angle of 38°01'51", a distance of 177.91 feet to the true point of beginning. Together with Lot 131 of Granville Park No. 2, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 2037, filed in the Office of the County Recorder of San Diego County, June 18,1927. PARCEL A1: An easement and right of way for ingress and egress for the purpose of repair and maintenance of existing tennis court facilities over the easterly 2.00 feet of all that portion of Lot 47, and that portion of Laguna Drive adjacent to said Lot 47 (vacated and closed to public use by resolution No. 918 of the City Council of the City of Carlsbad, California, recorded July 19, 1963 as File No. 126793 of Official Records of San Diego County, California) of Granville, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 1782, filed in the office of the County Recorder of San Diego County, February 21,1924, more particularly described as follows: Beginning at a point in the easterly line of Mountain View Drive as shown on said Map No. 1782, said point being on a curve, concave easterly, having a radius of 268.03 feet, a radial line through said point bears south 57°36'45" west (record - north 58°14'45" east per said Map No. 1782); thence northerly along the arc of said curve through a central angle of 12°59'27", a distance of 60.77 feet; thence tangent to last mentioned curve, north 19°23'48" west (record - north 18°45'58" west), 88.96 feet to a point in the southeasterly line of Lot "A" of Granville Park No. 2, according to Map thereof No. 2037 filed in the Office of the County Recorder of San Diego County, California (said point also being on the northwesterly line of said portion of Laguna Drive as vacated), said point being on the arc of a curve, concave southeasterly, having a radius of 207.16 feet, a radial line through said point bears north 62°41'43" west; thence northeasterly along the arc of said curve and along the southeasterly line of said Lot "A" (being also along the northwesterly line of said portion of Laguna Drive as vacated), through a central angle of 17°19'59", a distance of 62.67 feet; thence leaving said line, south 15°17'29" east, 59.75 feet; thence south 03°43'49" east, 139.99 feet to a point on the easterly line of Mountain View Drive as shown on said Map No. 1782 (said easterly line being also the westerly line of Lot 47 of said Map No. 1782) said point being on the arc of a curve, concave easterly having a radius of 268.03 feet, a radial line through said point bears south 55°28'29" west; thence northerly along the arc of said curve, through a central angle of 02°08'16" a distance of 10.00 feet to the true point of beginning. Said 2.00 foot easement being measured at right angles to that course described as south 03°43'49" east, 139.99 feet. The westerly line of said 2.00 feet shall be prolonged fli/\<cl Navy Ac.ade.vu.ij Master site Plan, 29 Novembers', soos so as to begin from that course described as south 15°17'29" east and shall be shortened so as to terminate in the easterly line of said Mountain View Drive. PARCEL B: Lot 46 of Granville Park, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 1782, filed in the Office of the County Recorder of San Diego County, February 21,1924. PARCEL C: Lots 98 through 101 inclusive of Granville Park No. 2, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 2037, filed in the Office of the County Recorder of San Diego County, June 18,1927. Together with that portion of Block 3 of Town of Carlsbad, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 775, filed in the office of the County recorder of San Diego County, February 15, 1894, described as follows: Beginning at the most westerly corner of said Block 3; thence southeasterly along the southwesterly line of said block 80 feet; thence easterly to a point in the northerly line of said block distant thereon 190 feet easterly from the point of beginning; thence westerly along said northerly line being also the southerly line of Granville Park No. 2, according to Map thereof No. 2037, filed in the Office of the County Recorder of said County, June 18,1927,190 feet to the point of beginning. PARCEL D: Lots 75, 76 and Lots 94 through 96 inclusive of Granville Park No. 2, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 2037, filed in the Office of the County Recorder of San Diego County, June 18,1927. PARCEL E: Lots 153 through 170 and Lots 177 through 198 of Granville Park No. 2, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 2037, filed in the Office of the County Recorder of San Diego County, June 18,1927. Together with that portion of Cypress Avenue and Del Mar Avenue lying northeasterly of the northeasterly right of way line of Coast Highway, also together with that portion of the unnamed alley adjoining said Lots 153 through 170 inclusive, on the northeast and lying southerly a line drawn radially from the northwest corner of Lot 178, also together with all that portion of Sycamore Street, as all were vacated and closed to public use by order of the Board of Supervisors, filed in the Office of the County Recorder of San Diego County, April 13,1933 in Book 207, Page 217 of Official Records. PARCEL F: Army and Navy Academy Master site PlaiA. 30 Novembers, That portion of Blocks 1 and 2 of Oceanside addition to Carlsbad, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 893, filed in the Office of the County Recorder of San Diego County, April 8, 1903, together with the alley lying within Block 2 and that portion of Ocean Park Avenue lying between said Blocks 1 and 2 as vacated and closed to public use in order of the Board of Supervisors, filed in the Office of the County Recorder of San Diego County, October 2, 1925 in Book 751, Page 332 of deeds. Together with that portion of Lot 1, in Block "A" of Hayes Land Company addition to Carlsbad Map No. 2, in the City of Carlsbad County of San Diego, State of California, according to Map thereof No. 1221, filed in the office of the County Recorder of San Diego County, November 4, 1909, together with a portion of that 5 foot strip of land lying northerly of and adjacent to said Lot 1, in Block "A" of Map No. 1221, being described as a whole as follows: Beginning at a point in the southwesterly line of said Lot 1, distant thereon, north 36°00'00" west, 103.57 feet from the most southerly corner of said Lot 1; thence continuing along said southwesterly line and its northwesterly prolongation, north 36°00'00" west, 24.59 feet to the northerly line of said Map No. 1221; thence along said northerly line, north 89°41'00" east, 42.15 feet; thence leaving said northerly line, south 54°00'00" west, 34.24 feet to the point of beginning. Also together with the southwesterly half of Ocean Street lying southeasterly of the southeasterly right of way of Pacific Avenue and northwesterly of the southeasterly right of way of La Cresta Avenue as vacated and closed to public use by order of the Board of Supervisors, filed in the Office of the County Recorder of San Diego County, April 13, 1933 in Book 207, Page 217 of Official Records. Also together with that portion of Lot 6 of Granville Park, in the County of San Diego, State of California, according to Map No. 1782, filed in the Office of the County Recorder of San Diego County, February 21, 1924 and that portion of Oceana Park Avenue vacated and closed to public use described as follows: Beginning at the southeast corner of Lot 6; thence south 55°00' west to the mean high tide line; thence northerly along the mean high tide line to intersection of a line bearing south 57°29' west from the southeast corner of said Lot 6; thence easterly along said line to the westerly line of Lot 6; thence continuing easterly along said line north 57°29' east to the point of beginning. Excepting therefrom that portion lying northerly of the following described line: Beginning at the most easterly corner of Granville Park, in the County of San Diego, State of California, according to Map thereof No. 1782, filed in the Office of County Recorder of San Diego County, February 21, 1924; thence along the southerly boundary thereof south 55° west to the most easterly corner of Lot 6; thence leaving said southerly boundary south 57°29' west to the mean high tide line of the Pacific Ocean being the point of terminus. Also excepting therefrom that portion lying northeasterly of the southwesterly boundary of Granville Park No. 2, in the City of Carlsbad, County of San Diego, State of California, m m Awtw fliA,d Navy Ac.ndei'w.uj Master site Plan 31 November 5~, 2OOS according to the Map thereof No. 2037, filed in the Office of the County Recorder of San m Diego County, June 18,1927. Also excepting therefrom that portion of Lot 1, in Block 2, of Oceanside addition to Carlsbad, in the City of Carlsbad, County of San Diego, State of California, according to " Map thereof No. 893, filed in the Office of the County Recorder of San Diego County, *i Described as follows: 1 Beginning at the intersection of the northerly line of Block "A", of the Hayes Land l| Company addition to Carlsbad, Map No. 2 according to Map thereof No. 1221, filed in the Office of the County Recorder of said County, November 4, 1909, with the m southwesterly line of Ocean Street, 40 feet wide, as shown on said Map No. 1221; j] thence northwesterly along said southwesterly line of Ocean Street being also the arc of a 60 foot radius curve, concave northeasterly 24.15 feet through a central angle of 23°03'30" to a point in a radial line of said curve bears south 77°03'30" to a point; thence ™ leaving the arc of said curve and said southwesterly line of Ocean Street, south • 54°00'00" west 37.51 feet to a point in said northerly line of Map No. 1221; thence along said northerly line north 89°41'00" east 40.28 feet to the point of beginning.m tg Also excepting therefrom the southeasterly 10.00 feet of said Ocean Street vacation hereinabove described. PARCEL G: Lots 58 through 73 inclusive, Lots 102 through 130 inclusive, and Lots 132 through 150 inclusive of Granville Park No. 2, in the City of Carlsbad, County of San Diego, State of «" California, according to Map thereof No. 2037, filed in the Office of the County Recorder of San Diego County, June 18,1927. — Together with all those portions of the unnamed alley lying northeasterly of said Lots 102,107,108, 116 and 117 as vacated and closed to public use by order of the Board of <nm Supervisors, filed in the Office of the County Recorder of San Diego County, January 21, 1928 in Book 1433, Page 195, December 21, 1928 in Book 1568, page 179 and "" December 15,1930 in Book 1844 page 209, all of deeds. Also together with that portion of Ocean Street lying northwesterly of the northwesterly «• boundary of Town of Carlsbad, in the City of Carlsbad, County of San Diego, State of California, according to Map Thereof No. 775, filed in the Office of the County Recorder "" of San Diego County, February 15, 1894 and southerly of a line parallel with and 10.00 „,, feet northwesterly at right angles to the southwesterly prolongation of the northwesterly boundary of Lots 66 and 73 of said Granville Park No. 2 as vacated and closed to public — use by order of the Board of Supervisors, filed in the Office of the County Recorder of San Diego County, December 15, 1930 in Book 1844, Page 209 of deeds and also the "" northeasterly half of said Ocean Street lying southeasterly of the southeasterly right of „. way of pacific avenue vacated and closed to public use by order of the Board of Supervisors, filed in the Office of the County Recorder of San Diego County, April 13, *• 1933 in Book 207, Page 217 of Official Records. "* Also together with those portions of Mar Vista Street lying southeasterly of the m southeasterly right of way of Pacific Avenue and lying northerly of the northwesterly Navy Ac.adtw.ij Master site plaiA, 32 Novembers, Appendices prolongation of Lot 104 of said Granville Park No. 2 as vacated and closed to public use by order of the Board of Supervisors described in said Book 1844 Page 209 of deeds and said Book 207, page 217 of Official Records. Also together with all that portion of La Cresta Avenue lying westerly of the westerly right ™ of way of Coast Highway as vacated and closed to public use by order of the Board of «* Supervisors described in said Book 207, page 217 of Official Records. Also together with all the portion of Del Mar Avenue lying westerly of the westerly right of way of Coast Highway as vacated and closed to public use by order of the Board of Supervisors described in said Book 1844, page 209 of deeds. m m Arw.y aiA,d Navy Academy Master site PlflLA, 33 Novembers', Army/Navy Academy Master Site Plan RP 05-04 Housing and Redevelopment Commission January 6, 2009 Location Map CARLSBAD B L CO A S T E R G A R FIE L D S T W A S HIN G T O N S TOCEAN S T N O R M A N D Y L N RO O S E V E LT S T B E E C H A V CYPRESS AV M OUNTAIN VIE W DR S T A T E S T P A C IF IC A V CUP 94-02x1 Army Navy Academy Master Site Plan SITE MAP J GARF I ELD STSTATE ST AL L EYROOSEVELT ST OCEAN STN O R M A N D Y L N CARLSBAD BLCYPRESS AV MOUNTAIN VIEW DR WASHING TON S TSTATE STLAGUNA DR P A C IF IC A V B E E C H A V 0 100 200 30050Feet CUP 94-02X1A / RP 05-04 Army Navy Academy Master Site Plan Subject Property Located in District 9 of the Village Redevelopment Area. Covers 16.3 acres 78.7% (12.82 acres) of the campus property located in the Village Redevelopment area 21.3% (3.48 acres) outside of Village Redevelopment Area Currently 29 building on campus with approximately 340 students Master Site Plan Guiding document for future development Creates a context for review of each phase Does not request approval for construction of any buildings Separate development permits required for each phase Does not have its own development standards Phasing plan consisting of 20 different phases Public improvements tied to phases At build out, the Academy will have 21 buildings and a maximum enrollment of 440 students Master Site Plan Design Theme Project Consistency General Plan Village Redevelopment Area Vision, Goals and Objectives Village Land Use Plan Parking Requirements Build out parking requirements School Parking requirement Count Spaces required Employees 1 space/employee 116 116 Students 1 space/day cadet 15 15 Housing 2 bedroom 2 spaces/unit 18 units 36 spaces 1 bedroom 1.5 spaces/unit 19 units 28.5 spaces Guest parking .5 space up to 10 units 10 units 5 spaces .3 space over 10 units 27 units 6.75 spaces Subtotal 207.25 spaces Adjust for double count -37 spaces Total parking required 171 spaces Environmental Review No potentially significant environmental impacts identified No comments received Staff Recommendation Adopt Housing and Redevelopment Commission No. 462 adopting the Negative Declaration and approving Redevelopment Permit No. 05-04