HomeMy WebLinkAboutPRE 2025-0059; TOYOTA CARLSBAD; Admin Decision LetterCommunity Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
VIA EMAIL AND MAIL December 11, 2025
Mark Smith
Stellar Properties, LLC
6030 Avenida Encinas, Suite 200
Carlsbad, CA 92011
SUBJECT: PRE 2025-0059 (DEV2025-0087) – TOYOTA CARLSBAD
APN: 211-060-17-00
Thank you for submitting a preliminary review application covering the proposed demolition of 4,532
square feet of an existing 7,839-square-foot, open-air automotive detailing building; followed by
construction of a new front facade with pedestrian access ramp; associated utility relocations and
adjustments; and grinding and asphalt overlay where the existing portion of the structure is being
removed. Proposed architectural elements, enhancements and materials are in keeping with the adjacent
Toyota Carlsbad (CDP 2020-0024), currently under construction. The project site is located on an
approximately 2.98-acre parcel located at 5434 Paseo Del Norte.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans, policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans, policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1.General Plan and zoning designations for the property are as follows:
a.General Plan: Regional Commercial (R);
b.Zoning: General Commercial (C-2);
c.Overlay Zone: The property is located within the Commercial/Visitor Serving Overlay Zone,
and therefore is subject to the applicable provisions contained in Chapter 21.208 of the
Zoning Ordinance;
d.Coastal Zone: The property is located within the Coastal Zone and is subject to the policies of
the Mello II Segment of the Local Coastal Program. The coastal land use designation and
zoning for the site are the same as the General Plan and zoning above; and
{city of
Carlsbad
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
e. Specific Plan: The subject property is located within the Car Country Carlsbad Specific Plan, SP
19(J). Pursuant to Figure 2-1 of SP 19(J), the project site is identified as Lot 6, Parcel 2 of the
“Original SP 19 Area.”
2. Coastal Development Permit Requirements
The project is located within the coastal zone and would be required to comply with Carlsbad
Municipal Code (CMC), Chapter 21.201 (Coastal Development Procedures), for development in
the Coastal Zone (Mello II Segment). All development shall be required to obtain approval of a
Minor Coastal Development Permit (CDP) or CDP, as applicable, in accordance with CMC, Section
21.201.080.
3. Site Development Plan Requirements
The project is likely to be exempt from the requirement for a Minor Site Development Plan or
Site Development Plan if it can be demonstrated the project would not add square footage to the
existing footprint with proposed improvements. If a Minor SDP or SDP is required, approval would
be required in accordance with CMC, Section 21.06.070 (Decision-making Authority).
The following project types are exempt from the requirement for a Minor Site Development Plan
or Site Development Plan (SDP) provided that the City Planner determines that the project meets
all development standards and is consistent with all aspects of the Car Country Specific Plan:
a. Any addition to an existing building that would result in an increase of less than ten percent
of the internal floor area of the existing building.
b. Construction of new buildings that would result in an increase of less than ten percent of the
combined internal floor area of all existing buildings on the site.
c. Any interior or exterior improvements that do not add square footage (e.g. architectural
facade enhancements).
d. Modifications to outdoor lighting plans.
The following project types require administrative approval of a Minor SDP in accordance with
CMC, Chapter 21.06:
e. Any addition to an existing building that would result in an increase of between ten and fifty
percent of the internal floor area of the existing building.
f. Construction of new buildings that would result in an increase of between ten and fifty
percent of the combined internal floor area of all existing buildings on the site.
The following project types require approval of an SDP in accordance with CMC, Chapter 21.06:
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
g. Any improvement to a building that would result in an increase of more than fifty percent of
the internal floor areas of an existing building.
h. Construction of new buildings that would result in an increase of more than fifty percent of
the combined internal floor area of all existing buildings on the site.
i. Construction of any new building(s) or permanent physical improvements on a vacant lot.
4. Climate Action Plan (CAP). New requirements related to the city’s goals to reduce greenhouse gas
(GHG) emissions will likely impact development requirements of this project. A formal application
submittal will need to include a completed CAP Checklist (Form P-30) to determine what
requirements will apply to the project. New GHG reduction requirements are related to energy
efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management
requirements, as set forth in the California Green Building Standards Code and in Carlsbad
Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city’s website at the
following address:
http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on
5. Architectural Design and Materials. Pursuant to the Car Country Specific Plan, the design of
exterior building elements shall be of a Spanish or Mediterranean architectural style. The texture,
color and materials used shall be harmonious with this motif and the quality of design and the
selection of the materials and colors are subject to approval by the Planning Commission.
Specifically, all structures shall comply with the following design standards:
a. Exterior walls shall incorporate design elements that are consistent with the Spanish or
Mediterranean architectural styles. Examples of these include, but are not limited to, slump
stone adobe, stucco, arches, arcades, cornices, corbels, balustrades, fountains, and
door/window details. Alternative design elements and materials may be incorporated into
the architecture subject to the determination that the elements are found to be consistent
with the Spanish or Mediterranean styles;
b. All buildings shall have an exterior color consistent with the Spanish and Mediterranean
architectural styles. The use of warm, muted earth tones is required; and
c. If a roof element is incorporated into the building design, the roof shall include a mission clay
barrel tile or S-tile design of terra cotta coloring.
6. Building Height. Pursuant to the Car Country Specific Plan, the building height for developments
east of Paseo Del Norte shall be restricted as follows:
Service Buildings: One-story and a maximum height of 24 feet.
The conceptual project proposes a maximum building height of 23 feet 8 ¾ inches for the modified
service building. To assist staff with the height analysis, please also provide cross-sections as part
of a formal application submittal. Please review the Planning Division’s Guide to Measuring
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
Building Height. When preparing building elevations and section details for a formal application
submittal, please be sure all comply:
https://www.carlsbadca.gov/home/showpublisheddocument/268/637425976538130000
7. Setbacks. Pursuant to the Car Country Specific Plan, developments east of Paseo Del Norte shall
comply with the following setbacks:
Side Yard: 10 feet minimum.
The existing building was constructed on the property line. The project will be required to comply
with side yard setbacks of 10 feet if the new footprint of the building area is increased from the
footprint of the existing building. Please include limits of existing and proposed building footprints
and any associated improvements with the formal submittal.
8. Building coverage. Pursuant to the Car Country Specific Plan, the building coverage shall not
exceed 25 percent of the project site area. Allowable total building coverage may be increased to
50 percent when a parking structure is included as part of a Site Development Plan. A lot coverage
calculation was not provided with the Preliminary Review. Please include this calculation with the
formal submittal.
9. Parking. Pursuant to the Car Country Specific Plan, the parking requirements are as follows:
Sales
One space per 400 square feet; 20 percent of the required stalls shall be designated as customer
parking (i.e. striped/signed); 80 percent for employee parking; cannot be used for display area.
Repair
Four spaces per work bay for the first three bays. Two spaces per bay for each bay in excess of
three. Work bays shall not count as parking spaces.
Parts
Customer parking- one space per 1,000 square feet of gross floor area for auto parts; AND
Employee parking- one space per 1,250 square feet of gross floor area for auto parts.
A parking calculation was not provided on the cover sheet. Utilizing the parking ratios provided
above, please include an updated, detailed parking calculation. Please ensure the parking spaces
are numbered on the site plan and identify customer and employee parking.
10. The project is located in the Zone 3 Local Facilities Management Plan and shall comply with all
required conditions and mitigation required within Zone 3 LFMP.
11. Lighting. All lighting shall comply with the Car Country Specific Plan, Section II.I.
12. Landscaping. Pursuant to the Car Country Specific Plan, Section IV (Landscape Standards), please
consider providing interior site landscaping for the frontage of the improved building.
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
13. Signage. All signage shall comply with the Car Country Specific Plan, Part 4 (Comprehensive Sign
Program).
13. Early Public Notice and Stakeholder Outreach. The project is subject to City Council Policy
Statement No. 84, Development Project Public Involvement. The city has prepared an
Informational Bulletin (IB), IB-184, to assist project applicants with this process.
IB-184, Council Policy 84 Implementation Guide, can be found on the city’s website at:
https://www.carlsbadca.gov/home/showpublisheddocument/19417/638741675682230000
Please be aware that it is the project applicant’s responsibility to fully implement the
requirements of Policy 84 and the IB-184 guidance document. Failure to comply shall cause the
formal application to be deemed incomplete pursuant to Carlsbad Municipal Code §21.54.010(F).
14. Please see links below for the Land Use Review Application (P-1) and Development Permits
checklist (P-2) which includes a list of submittal requirements for the application submittal and
details which are required to be included on the site plan, floor plans and elevations.
P-1:
https://www.carlsbadca.gov/home/showpublisheddocument/13872/638496480611500000
P-2:
https://www.carlsbadca.gov/home/showpublisheddocument/19722/638737566242172112
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or on line at www.carlsbadca.gov. You
may also access the General Plan Land Use Element and the Zoning Ordinance online at the website
address shown; select Department Listing; select Planning Home Page. Please review all information
carefully before submitting.
Land Development Engineering:
Land Development Engineering Division staff have completed a preliminary review of the above-
referenced project. Prior to formal application for the project permit submittal, the following items must
be adequately resolved/addressed, unless otherwise noted:
1. Please complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide
you and the city in determining what type of reports and storm water mitigation must be
completed to satisfy state and City storm water quality requirements. The questionnaire is located
on the City of Carlsbad website.
2. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP).
All impervious surfaces being created or replaced (onsite and offsite) shall be included for
treatment. Please submit a Storm Water Quality Management Plan and review the
Hydromodification Exemption Map and Potential Critical Coarse Sediment Yield Area Map on the
City website to see if this criterion applies to your project. The post construction stormwater
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
treatment BMPs shall be shown on a conceptual grading plan and drainage plan with the
discretionary application.
3. Based on the project site’s General Plan land use designation of Regional Commercial (R), this
project is subject to the City of Carlsbad trash capture requirements. Please incorporate trash
capture measures on the project plans and into the storm water quality management plan, Form
E-35.
4. Please provide a Preliminary Title Report (current within the last six (6) months).
5. Please annotate and delineate all existing easements and encumbrances listed in the Preliminary
Title Report on the site plan.
6. Please note, reciprocal access easements or covenant of easement for private access will be
required over the two adjacent parcels, located at 5424 and 5444 Paseo Del Norte.
7. Please note this project is a Priority Development Project which requires a grading permit and
grading plan. They will need to be submitted with your permit application.
8. Please note that this project shall utilize City of Carlsbad Survey Control Network established on
Record of Survey Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29
datum for vertical control per City of Carlsbad Engineering Standards.
9. Please provide a detail on an additional sheet, if necessary, to show the entire property with
buildings, improvements and lot line dimensions.
10. Please plot the water service and meter and fire service that serve this lot.
11. Please remove the water service from 5424 Paseo Del Norte at the rear of this project. Per
engineering standards, each separately owned parcel of property shall have a dedicated service
and meter.
12. On the site plan, please clearly identify all existing surface improvements (curb, gutter, sidewalk,
paving, manholes, inlets, street lights, water facilities, transformers, etc.) at the project site,
project frontage and within 25 feet of the area of disturbance.
13. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the
project in cubic yards.
14. Please provide finish floor elevations of the existing buildings.
15. Please provide typical street cross sections for Paseo Del Norte. Provide existing right-of-way and
easement width and existing improvements.
16. Please delineate and annotate all existing driveway widths.
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
17. Please provide additional cross-sections of the site to demonstrate differences in grade from
adjacent properties, existing and proposed grades on-site, walls and location of structures on-site
and on adjacent properties.
18. Please note, this project requires an encroachment agreement for the encroachments (private
parking lot lights, project signage, etc.) in the public ROW (Paseo Del Norte) and city easement
(General Utility, Sidewalk and Landscape Easement).
19. Please ensure you meet with the Fire Department to identify the necessary fire protection
measures required for this project (access, fire hydrants, sprinkler system, on-site circulation,
emergency access, etc.).
20. Please ensure you meet with Carlsbad Municipal Water District to identify the necessary water
improvements required for this project (water main, meter, fire backflow, etc.).
21. Please plot stopping sight distance at all driveways and corner sight distance at all street
intersections.
22. Please address the comments on the attached redlined plan.
23. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Building Review:
Pursuant to CMC Chapter 18.04.020, the city established a rebuild threshold and limits on repair and
remodel. Should the rebuild threshold be exceeded, the auto detailing space may need to be brought up
to code. Please review this section of code and determine how it applies to the building under a class B
occupancy rating.
Utilities Review:
Please note that any proposed work that will affect or impact public water or sewer facilities shall be
submitted to the Utilities Department for review and approval, and all work on public utilities shall adhere
to the current City of Carlsbad Engineering Standards.
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Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Todd Arnhart at the number below. You may also contact each department individually as follows:
•Planning Division: Todd Arnhart, Associate Planner, at (442) 339-2025
•Land Development Engineering Division: Tim Caroll, Principal Engineer, at (442) 339-2737
•Building Division: Mike Strong, Assistant Director, at (442) 339-2721
•Fire & Life Safety: Darcy Davidson, Fire Division Chief, at (442) 339-2662
•Public Works, Utilities: Markus Mohrle, Senior Engineer, at (442) 339-2322
Sincerely,
ERIC LARDY, AICP
City Planner
EL:TA:cf
Enc: Engineering red lines
c: File Copy Data Entry/Laserfiche