HomeMy WebLinkAboutPRE 2018-0027; KEN GRODY FORD; Admin Decision LetterOctober 10, 2018
Karl Poland
YSM Design
Suite L
305 N. Coast Highway,
Laguna Beach, CA 92651
SUBJECT: PRE 2018-0027 (DEV2018-0169) -KEN GRODY FORD
APN: 211-060-07
Ccityof
Carlsbad
Thank you for submitting a preliminary review for the demolition of the existing Ford dealership sales
office and showroom and construction of a new sales office and showroom for Ken Grody Ford. The
existing auto repair area, which includes a total of 60 work bays, is proposed to remain unenclosed. The
project site, approximately 5.73 acres in size, is located on the west side of Paseo Del Norte and is
addressed as 5555 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 Zone (C-2);
c. The property is located in the Coastal Zone. The Coastal land use designation and zone are the
same as the General Plan and zoning above; and
d. Car Country Specific Plan, SP 19(1).
2. The project requires the following permits:
a. Site Development Plan (SDP) in accordance with the Carlsbad Municipal Code (CMC) Chapter
21.06 (Qualified Development Overlay Zone). The SDP requires approval from the Planning
Commission; and
b. Coastal Development Permit (CDP) for development in the Coastal Zone. The CDP requires
approval from the Planning Commission.
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
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3. Architectural Design and Materials. Pu¥fiif):~ tlle_qirCciuhtry 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.
The proposed contemporary architectural style, which includes the extensive use of aluminum
composite panels, does not comply with the design intent of the Car Country Specific Plan. Staff will
not be able to support the conceptual proposal and recommends the project be redesigned to
incorporate a Spanish or Mediterranean architectural style which utilizes the design elements
referenced above. Further, staff is unsupportive of the proposal to screen the existing outdoor auto
repair area with corrugated metal panels. Please redesign the proposal to fully enclose the auto repair
· area (i.e., within a building designed to comply with the Car Country Specific P-lan). Please refer to the
design of the Audi, Buick Cadillac or Kia dealerships for examples of projects that have gained staff
support.
4. Building Height. Pursuant to the Car Country Specific Plan, the building height for developments west
of Paseo Del Norte shall be restricted as follows:
Service Buildings: one story and 24 feet.
Main Building {i.e., parts, showroom, administrative offices): one story and 24 feet.
Parking Structure: three stories and 35-foot maximum to the top of the roof deck. Height protrusions
up to 45 feet are allowed pursuant to CMC Section 21.46.020.
**Mezzanines which exceed 33.3 percent of the total floor area of the room shall be considered an
additional story.
The conceptual project proposes a maximum height of 32' -9½" for the showroom. As noted above,
the maximum height is 24 feet. In addition, based on a review of the combined site/floor plan, stairs
are identified. It therefore appears that there may be a second floor proposed. As noted above, the
Specific Plan does not allow a second floorforthe showroom or service offices. However, a mezzanine
may be permitted if the area is open to the floor below and the floor area does not exceed 33.3
percent of the first floor. Additional information would need to be provided on the plans for staff to
adequately analyze the proposal.
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5. Setbacks. Pursuant to the Car Country Specific Plan, developments west of Paseo Del Norte shall
comply with the following setbacks:
Front: 25 feet for the main building and 50 feet for parking structures (including parking structures
which include uses besides parking.)
Side: 10 feet.
Rear: 20 feet.
While the proposed structure is consistent with the above-noted building setbacks, please· be advised
that landscaping will be required along the perimeter of the property. Including the required two-
way drive aisle width of 24 feet, as well as a landscape planter with a minimum width of five feet, the
proposed showroom should be shifted a minimum of five feet to the north to accommodate these
requirements. Please also be advised that staff will be requiring a five-foot-wide landscape planter
along the rear (west) property line to help soften the building as viewed from Interstate 5. To add
landscaping along the west property line, the auto repair area will need to be relocated a minimum
of five feet to the east.
6. 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; therefore, project compliance cannot be verified.
7. 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.
Based on a review of the information provided on the site plan, a total of 208 parking spaces exist to
park the auto-related uses (exclusive of the inventory parking). The square footage for the proposed
showroom or parts storage was not provided. Based on a review of the site plan, a total of 126 parking
stalls are required for the 60 existing work bays. The site plan and cover sheet shall include the
necessary information to confirm that adequate parking is provided and shall note the location of the
parking for each of the proposed uses.
8. CALTRANS Review. The project site is located adjacent to Interstate 5. Please contact CALTRANS in
advance of the submittal of the formal application to determine if an easement will be required for
the future widening of 1-5. Additionally, approval may be required from CALTRANS to drain into the
CALTRANS right-of-way.
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9. Early Public Notice. The project is subject to City Council Policy Statement No. 84, Development
Project Public Involvement Policy. Pursuant to the Policy, applicants are required to send a public
notice within 30 days of submittal of development applications. In the event the project proposes
50,000 square feet or more of enclosed space, an enhanced stakeholder outreach will also be
required. Please see the attached Policy for additional information.
10. Please see attached Development Permits P-2 form for a list of submittal requirements for the
application submittal, including details which are required to be included on the site plan, floor plans
and elevations.
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 has completed a preliminary review of the above-referenced
project. Prior to formal application submittal the following items must be adequately resolved/addressed:
1. Complete the city's Storm Water 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 can be obtained on the
city's web site. Preliminary analysis suggests that the project is a Priority Development Project and
subject to numerically sized storm water pollutant treatment BMPs. A Storm Water Quality
Management Plan {SWQMP) using the city's SWQMP template, E-35 Form will be required. It should
be verified whether this project is subject to Hydro modification Requirements.
If the project qualifies as a 'Standard' Project, then provide a completed Standard Project
Requirement Checklist (E-36 Form).
2. A preliminary grading plan, SWQMP, and geotechnical report will be required with the application.
3. The preliminary grading plan shall include the proposed and existing grades, earthwork quantities of
cut, fill, import, export, and remedial in cubic yards, course of drainage, and all existing and proposed
improvements (i.e.,· water & sewer connection, storm drain, sidewalk reconfiguration, existing
driveway approaches, etc.).
4. A preliminary title report is required with the submittal of a discretionary application and final
engineering application. Show and label on the plans, all easements listed in said report.
5, Show on the preliminary grading plan the method of drainage. Verify that the drainage away from
the building is a minimum of 2percent for hardscape and a minimum of Spercent for landscape within
10-ft of the building.
6. Provide the finish floor, pad, and finish grades elevations on the preliminary grading plan.
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7. Provide the legal description of the subject on the title sheet per the preliminary title report.
8. Provide a vicinity map on the title sheet of the plans.
9. Label on the preliminary grading plan, the APNs and/or short legal description of all adjacent
properties.
10. Label on the preliminary grading plan, the width of the street and distance from the property line to
the centerline of Paseo Del Norte.
11. Address the red line comments on the plans.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning Division: Shannon Harker, Associate Planner, at 760-602-4621.
• Land Development Engineering: Kyrenne Chua, Project Engineer, at 760-602-2744.
• Fire Department: Randy Metz, Fire Marshal, at 760-602-4661.
Sincerely,
DON NEU, AICP
City Planner
DN:SH:dh
Enc: Engineering red lines
City Council Policy No. 84
Development Permits, P-2
c: Kenneth B. Grady, 6211 Beach Boulevard, Buena Park, CA 90621
Don Neu
Kyrenne Chua
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