HomeMy WebLinkAbout2017-03-15; Planning Commission; ; RP 16-12/CDP 16-28 – ARMY & NAVY ACADEMY STUDENT ENRICHMENT CENTER
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: July 26, 2016
P.C. AGENDA OF: March 15, 2017 Project Planner: Austin Silva
Project Engineer: Steve Bobbett
SUBJECT: RP 16-12/CDP 16-28 – ARMY & NAVY ACADEMY STUDENT ENRICHMENT CENTER –
Request for a recommendation of approval of a Major Review Permit and Coastal
Development Permit to allow for the construction of a two-story 4,714 square foot
building for student meeting and exhibition space at the south end of the athletic complex
at 2800 Carlsbad Boulevard in District 9 of the Village Review Zone, the Village Segment
of the Local Coastal Program, and within Local Facilities Management Zone 1. The City
Planner has determined that this project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment,
and is therefore categorically exempt from the requirement for the preparation of
environmental documents pursuant to Section 15332 (In-Fill Development Projects) of
the State CEQA Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7231 RECOMMENDING
APPROVAL of a Major Review Permit and Coastal Development Permit RP 16-12/CDP 16-28 to the City
Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
In 2008, the Housing and Redevelopment Commission approved a Master Site Plan for the Army and Navy
Academy that is to be used as a guide for future development. The Master Site Plan is not a Master Plan
per the municipal code, and does not contain its own development standards. It is conceptual in nature
and indicates the 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 is to be reviewed at the time of submittal to ensure conformance with development
standards and the design criteria of the Master Site Plan.
The applicant is proposing to construct a Student Enrichment Center on a portion of the existing athletic
complex site. The building is situated at the south end of a 4.71 acre lot located on the east side of
Carlsbad Boulevard, north of Beech Avenue and west of the railroad tracks. The site is developed with
the athletic complex for the Army and Navy Academy. The north end of the site includes a parking lot and
the Duffield Complex which consists of a gymnasium, a weight room, a training room, locker rooms, a
wrestling room, meeting space and offices. The athletic field occupies a majority of the site and is located
in the center with the bleachers and press box on the westerly side of the property. The proposed student
enrichment center is at the southerly side of the property, just north of two existing parking lots.
The applicant is proposing to construct a two-story, 4,714 square foot building to be used for student
meeting rooms and exhibition space. The space can also be used for an alumni gathering place during
events on the athletic field. The entrance to the building is located on the west side, where the lobby
leads to an exhibit space. The second floor has meeting rooms, offices and a covered balcony facing the
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RP 16-12/CDP 16-28 – ARMY & NAVY ACADEMY STUDENT ENRICHMENT CENTER
March 15, 2017
Page 2
athletic field. The Army and Navy Academy Master Site Plan calls for use of the Spanish Colonial Revival
architecture style unified by the use of arches, courtyards, form as mass, plain wall surfaces and tile roofs.
The proposed Student Enrichment Center uses white stucco as the building material, a tile roof, an arched
element over the entrance, and recessed windows.
Table 1 below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE 1 – SURROUNDING LAND USES
Location General Plan Designation Zoning Current Land Use
Site Village Village Review School Athletic Complex
North Village Village Review Real Estate Office/Motel
South Village Village Review Single Family Residential
East Transportation Corridor Transportation Corridor Railroad tracks
West Village Village Review CA State Parks Office
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (VR) Zone (C.M.C. Chapter 21.35), District 9 (Village Master Plan and Design
Manual);
C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (C.M.C.
Chapter 21.81 and Village Master Plan and Design Manual);
D. Army and Navy Academy Master Site Plan;
E. Growth Management Ordinance (C.M.C. Chapter 21.90)
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulation and policies. The project’s compliance with each of the above regulations
and policies is discussed in the sections below.
A. Village (V) General Plan Land Use Designation
TABLE 2 – GENERAL PLAN COMPLIANCE
Element Goal/Policy Compliance with Goal
Land Use Goal 2-G.29: Maintain and
enhance the Village as a center
for residents and visitors with
commercial, residential, dining,
civic, cultural, and entertainment
activities.
Policy 2-P.72: Enhance the
walkability and pedestrian
orientation of the Village,
including along Carlsbad Village
Drive, to enhance the small,
The proposed project is consistent with the
goals/policies for the Village because it
enhances an existing educational institution in
an accepted location within the Village. The
project reinforces the pedestrian orientation
desired for the downtown area because the
Student Enrichment Center’s and school’s
proximity to the Village provides the students
and its employees an opportunity to walk to
shopping, recreation, and mass transit
functions. The Army and Navy Academy
assists in encouraging complementary uses in
RP 16-12/CDP 16-28 – ARMY & NAVY ACADEMY STUDENT ENRICHMENT CENTER
March 15, 2017
Page 3
beach town atmosphere and
improve access to and utilization
of transit.
the Village and adding diversity to the Village
population that helps create and/or enhance a
more lively and interesting social
environment.
Education Policy 7-P.28: Support efforts by
the Carlsbad Unified School
District, other school districts that
serve Carlsbad residents, and
childcare service providers to
establish, maintain, and improve
educational facilities.
The proposed building will provide the Army
and Navy Academy students an additional
place to meet in groups and have exhibition
space for special projects and the academy’s
achievements. It will also provide a gathering
space for alumni during special events held on
the athletic field.
B. Village Review Zone (CMC Chapter 21.35), District 9 (Village Master Plan and Design Manual)
The proposed project meets the goals that have been identified in the Village Master Plan and Design
Manual by enhancing an existing educational use with the new construction of a school facility. A private
secondary school (and accessory uses) is considered a provisional use in District 9. Provisional uses are
those which are permitted subject to discretionary approval. They are approved based upon 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. In 1995, with approval of the Village
Master Plan and Design Manual, a long range master plan for the Army and Navy Academy was required
to be approved prior to the issuance of any permits for improvements and additions to existing facilities.
As mentioned previously, a Master Site Plan was approved in 2008. The Student Enrichment Center will
not result in the enrollment of additional students. It will serve existing students and alumni who would
already be attending events held at the athletic complex. The Student Enrichment Center is consistent
with the Master Site Plan, therefore, the proposed project is consistent with zoning requirements of
District 9 of the Village Review Zone. The specific development standards for new development within
Land Use District 9 are shown in Table 3 below.
TABLE 3 – COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 9
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Front Yard
Setback
5-20 feet 145 feet Yes
Side Yard Setback 5-10 feet 8 feet Yes
Rear Yard Setback 5-15 feet 203 feet Yes
Building Height 45 feet 33’3” Yes
Building Coverage 100% 6.75% Yes
Roof Pitch 50% of the total roof structure
must have a 5:12 roof pitch
100% of the roof structure has
a 5:12 roof pitch
Open Space 20% 59% Yes
Parking: The approved Master Site Plan establishes the total parking requirement for the site. A
modification to the parking requirement was approved as part of the Master Site Plan due to the
specialized nature of the site. The parking requirement for the site at complete build out is 171 parking
spaces and is based on a maximum school enrollment of 440 students and 116 employees. The site of the
proposed Student Enrichment Center is located in Planning Area E of the Master Site Plan, which provides
63 parking spaces between the north and south lots. The north lot contains 13 parking spaces, and the
RP 16-12/CDP 16-28 – ARMY & NAVY ACADEMY STUDENT ENRICHMENT CENTER
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south lot contains 50 parking spaces, which is consistent with the approved Master Site Plan. Additional
parking is required when a new building will generate new students or the need for additional staff
members. As noted previously, the proposed building will not do either of the aforementioned, therefore
no additional parking is required.
C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (C.M.C.
Chapter 21.81 and Village Master Plan and Design Manual)
The site for the proposed project is located within the Village Segment of the Coastal Zone. Consistency
with the Village Local Coastal Program is required for this project. The Village Master Plan and Design
Manual function as the Local Coastal Program for the Village area. Staff finds the proposed project to be
consistent with the Village segment of the Local Coastal Program in that views of the coastline, as seen
from public lands or the public right-of-way, will not be obstructed by the proposed project, nor otherwise
damage the visual beauty of the coastal zone. No agricultural uses currently exist on the site, nor are
there any sensitive resources located on the property. The project site is not located in an area of known
geologic instability or flood hazard. Although the site is located in close proximity to the coast, no public
opportunities for coastal shoreline access are available from the public site. Furthermore, the site is also
not suited for water-oriented recreation activities.
D. Army and Navy Academy Master Site Plan
The purpose of the Army and Navy Academy Master Site Plan is to provide a guide for future development
of the private boarding school campus. The Master Site Plan is conceptual and indicates the general
location, amount and type of development, potential access points, circulation and the development
scheme for the school. The Academy has developed the following goals to guide the development of the
campus over time:
1. Provide facilities to help realize the Academy’s mission.
2. All planning should build and sustain upon the Academy’s reputation for excellence in the
civilian/military 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.
4. The character of the Academy should be consistent with the surrounding community.
5. All planning should include design characteristics that will attract people to the Academy.
6. The Academy should help conserve resources and minimize waste.
The proposed Student Enrichment Center is located within close walking distance to other facilities of the
campus, supporting goal number three. The Spanish Colonial Revival architectural style continues the
existing theme and respects the existing buildings on campus and in the surrounding community.
Furthermore, the exhibition space provided on the ground floor will assist in attracting new students and
give the students and alumni a space to display the academy’s achievements.
The Student Enrichment Center is located in Planning Area E of the Master Site Plan, which calls for three
separate phases (out of 20) of development. Phase 1 included the removal of storage buildings and
construction of a south parking lot, Phase 6 consisted of the demolition of the existing athletic building
and construction of a new athletic building and north parking lot, and Phase 14 involved the construction
of a maintenance building and second south parking lot. It has been acknowledged that development of
the campus may not occur in the exact order of the phases, but rather when funding becomes available.
RP 16-12/CDP 16-28 – ARMY & NAVY ACADEMY STUDENT ENRICHMENT CENTER
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The location of the proposed building calls for a maintenance building in the Master Site Plan. However,
for safety and logistical reasons of maintenance carts/vehicles continuously needing to cross Carlsbad
Boulevard, it works best for the academy to keep maintenance facilities closer to the main campus. The
proposed project is consistent with the vision and phasing for Planning Area E of the Army and Navy
Academy Master Site Plan.
E. Growth Management Regulations
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table 4 below.
TABLE 4 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration N/A Yes
Library N/A Yes
Waste Water Treatment 2.6 EDU’s Yes
Parks N/A Yes
Drainage .5 CFS Yes
Circulation N/A Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools N/A Yes
Sewer Collection System 2.6 GPD Yes
Water 1,081 GPD Yes
IV. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Project) Class 32 Categorical
Exemption. The project is consistent with the Village Master Plan as well as the General Plan, the project
site is within the city limits, is less than 5 acres in size, and is surrounded by urban uses. There is no
evidence that the site has value as habitat for endangered, rare, or threatened species. Approval of the
project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the
site can be adequately served by all required utilities and public services. The project is exempt from
further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice
of Exemption will be filed by the City Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7231
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A” – “T”, dated February 15, 2017
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RP 16-12 / CDP 16-28
Army & Navy Academy Student Enrichment Center
SITE MAP
SITE
Ccicyof
Carlsbad
DISCLOSURE STATEMENT
P-1{A)
Development Services
Planning Division
1635 Faraday Avenue
{760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
PersonARTHUR M. BARTELL Corp/Part. __________ _
Title PRESIDENT Title ---------------------------
Address 2605 CARLSBAD BLVD. Address ______________ _
2. OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
PersonARMY & NAVY ACADEMY
Title ___________ _
Address2605 CARLSBAD BLVD.
CARLSBAD, CA 92008
Corp/Part. ___________ _
Title ______________ _
Address ----------------
Page 1 of 2 Revised 07/10
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CORPORATE RESOLUTION
RESOLVED, that the Board of Trustees of the Army and Navy Academy at their
meeting held on December 7, 2013, designated Major General Arthur M. Bartell to be
the President and Chief Executive Officer of the Army and Navy Academy, and member
of the Board of Trustees, effective January 6, 2014. By this Resolution, the Board of
Trustees grants authorization for him to sign any and all documents on their behalf for
the Army and Navy Academy, Carlsbad, California, a California nonprofit corporation.
Date: 6 December, 2013
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