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HomeMy WebLinkAboutPRE 2019-0026; TOYOTA CARLSBAD NEW SALES BUILDING; Admin Decision LetterNovember 15, 2019 Stellar Properties Peggy Keicher 6220 Avenida Encinas Carlsbad CA 92009 FILE · {'city of Carlsbad SUBJECT: PRE 2019-0026 {DEV2019-0199) -TOYOTA CARLSBAD NEW SALES BUILDING APN: 211-060-16-00 Thank you for submitting a preliminary review for the demolition of the existing Toyota dealership sales office and showroom and construction of a new sales office and showroom for Toyota Carlsbad. The project site, approximately 2.93 acres in size, is located on the east side of Paseo Del Norte and is addressed as 5424 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 d. Car Country Specific Plan, SP 19(1) 2. The project requires the following permits: a. Site Development Plan (SOP) in accordance with the Carlsbad Municipal Code (CMC) Chapter 21.06 (Qualified Development Overlay Zone). The SOP requires approval from the Planning Commission. 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 PRE 2019-0026 (DEV2019-0199) -TOYOTA CARLSBAD NEW SALES BUILDING November 15, 2019 Pa e 2 3. Architectural Design and Materials. Pursuant to the Car Country Specific Plan (SP 19), 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. 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 does not comply with the design intent of the Car Country Specific Plan. Staff will not be able to support the conceptual design as currently proposed and recommends the project be redesigned to incorporate a Spanish or Mediterranean architectural style which utilizes the design elements referenced above. 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 east of Paseo Del Norte shall be restricted to two-stories and 35 feet maximum. The conceptual project proposes a maximum height of 28' -6" for the showroom and therefore complies with the building height standard. 5. Setbacks. Pursuant to the Car Country Specific Plan, developments east of Paseo Del Norte shall comply with the following setbacks: Front: 45 feet for the main building. Side: 10 feet. Rear: No setback required. Setbacks were not provided with the preliminary review. Therefore, upon formal submittal, setbacks must be shown on a site plan to demonstrate compliance with these standards. 6. Building coverage. Pursuant to the Car Country Specific Plan, the building coverage shall not exceed 25 percent of the project site area. A lot coverage calculation was not provided with the Preliminary Review. Therefore, upon formal submittal, building coverage must be shown on the site plan PRE 2019-0026 (DEV2019-0199)-TOYOTA CARLSBAD NEW SALES BUILDING November 15, 2019 Pa e 3 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) and 80 percent for employee parking. Required parking spaces cannot be used for vehicle display area. Storage and Display (New and Used Inventory} On-site storage of vehicles is permitted as long as it does not encroach into any employee or customer designated 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. Parking calculations were not provided with the Preliminary Review; therefore, project compliance cannot be verified. Based on a review of the information provided on the site plan, a total of 191 parking spaces exist to -park the auto-related uses (including inventory parking). The square footage for the proposed showroom or parts storage was not provided. Upon formal submittal, 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. In addition, please provide the parking requirement for the existing building as it will not be demolished until occupancy of the new showroom. Additionally, please provide, upon formal submittal, a phasing/parking plan if required parking will be taken up for the new building while it is under construction. 8. New forthcoming requirements related to the city's Climate Action Plan (CAP) 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 CAP requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in City Council Ordinance Nos. CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024 which are available on the city's website at the following address: http:ljwww.carlsbadca.gov/services/depts/pw/environment/cap/ordinances.asp To the extent that some or all of the new CAP requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the effective requirements even if different than what is proposed in the project's planning approvals. CAP requirements may impact, but are not limited to, site design and local building code requirements. Once adopted as part ofTitle 18 and in effect, plans submitted for grading or building permits must demonstrate compliance with the new CAP requirements. If incorporating new CAP requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading PRE 2019-0026 (DEV2019-0199) -TOYOTA CARLSBAD NEW SALES BUILDING November 15, 2019 Pa e 4 or building permits, the applicant may be required to submit and receive approval of a Consistency Determination or an Amendment application for the project through the Planning Division. 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 Policy for additional information. http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=24117 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. 11. 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: 1. Complete a Stormwater Standards Questionnaire, Form E-34, to determine the storm water requirements for the proposed project. The questionnaire is available in the city website at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22711 Note that the total impervious area includes new and replacement of existing impervious area. Any removal of the full asphalt section to replace the asphalt or to install concrete is considered replacement of impervious area. Clearly identify any new and replaced impervious area and indicate the total impervious area on the preliminary grading plans. 2. Based on the preliminary site plan, the proposed new and replaced impervious area exceeds the 5,000 sq. ft. threshold, and the project qualifies as a 'Priority Development Project' (PDP). A Stqrm Water Quality Management Plan (SWQMP) is required. The SWQMP shall be prepared in accordance with the City of Carlsbad BMP Manual (latest version). Use the City of Carlsbad SWQMP template for priority development project (Form E-35) available in the City website at: http://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=22712 As part of the SWQMP, complete a Standard Project Requirement Checklist (Form E-36) and identify all proposed source control and site design BMPs on the site plan. Form E-36 is available in the City website: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=30141 PRE 2019-0026 {DEV2019-0199) -TOYOTA CARLSBAD NEW SALES BUILDING November 15, 2019 Pa e 5 3. The proposed porous concrete shown on the preliminary site plan, shall be designed in accordance with SD-6B fact sheet, Appendix E.5 of the City of Carlsbad BMP Manual. It is considered site design BMP, designed as self-retaining BMP, primarily for direct rainfall only {not designed to treat additional impervious area). The use of pervious pavement results in the reduction of the impervious area, reduces the DCV and consequently reduces the footprint of the pollutant control BMP required for this project. 4. Note that all storm water run-off must be routed to a treatment BMP and hydromodification facility prior to discharge into the public street or prior to connecting into the public storm drain system. Based on the preliminary site plan, it appears that the run-off from the drive aisle and parking lot located east of the proposed building will not be able to surface drain to the proposed biofiltration basin located west of the building. Additional biofiltration BMP maybe needed to capture the said drainage. 5. Show cross-sections and details of all proposed biofiltration basins, including overflow and outlet structures on the preliminary grading plans. The outlet structure must be designed to convey stormwater runoff from larger storm events up to 100-year storm event. 6. Submit a preliminary Geotechnical Study that provides recommendations for this proposed development including design recommendations for the proposed retaining walls, porous concrete, pollutant control BMPs and hydromodification facilities proposed for this project. 7. Calculate and indicate on the site plan the project's average daily traffic (ADT). The proposed 24,111 sq. ft. building for Auto Sales will generate 1,205 average daily traffic (ADT) based on SAN DAG traffic generation rate of 50 ADT per 1000 sq. ft. Indicate the existing ADT based on the square footage of the existing buildings to be demolished and determine the increase in ADT. If the net ADT increase exceeds 110 ADT threshold, submit a traffic impact analysis based on the new traffic impact analysis (TIA) guidelines available on the city website at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=22758 8. Calculate and indicate the project's net employee ADT increase on the site plan. A Transportation Demand Management Plan is required if the project's net employee ADT exceeds 110 ADT. Submit a TDM plan based on the Transportation Management Demand Handbook available on the city website at: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?B1ob1D=39379 9. Show the property boundary data including bearings and distances. 10. Provide a preliminary title report dated within 6 months of the discretionary application date. Show and label on the plans, all easements and encumbrances identified in schedule B of the said report. 11. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. A grading permit will be required for this project. PRE 2019-0026 {DEV2019-0199)-TOYOTA CARLSBAD NEW SALES BUILDING November 15, 2019 Pa e 6 12. Show top of wall and top of footing elevations for all proposed retaining walls along the eastern boundary and identify the type of retaining wall. Show the limits of 1:1 temporary back cut needed for retaining wall construction. 13. Show the existing and proposed contour lines, spot elevations, high point, low points onsite, on the adjacent streets and on the adjacent properties within 50 feet beyond the project boundary. 14. Submit a preliminary hydrology report to address site drainage and to mitigate for flow increases (if any) at the exist/discharge points. 15. Clearly show the proposed drainage pattern on the preliminary grading plans. Show high points, flowline elevations, percent grades and show the directions lot drainage using drainage arrows. Show invert elevations of the proposed storm drain pipes and verify the invert elevation of the existing storm drain pipe within Paseo del Norte to connect to. 16. Provide multiple cross-section to illustrate differences in grade. 17. NGVD 29 datum for vertical control per city Engineering Standard Volume 1, Chapter 2. 18. Indicate the sewer demand in equivalent dwelling units (EDU), potable water demand in gallons per minute (GPD) on the site plan. 19. All on-site utilities, including sewer laterals and water services shall be private. Show the locations of the existing and proposed sewer laterals and water services, water meters and backflow preventers. All backflow preventers are private and shall be located outside the public right-of-way (R/W). 20. On the site plan, show all existing utilities including water main, sewer main and storm drain system within Paseo Del Norte and reference the city approved drawings. 21. On the site plan, show all existing surface improvements for Paseo Del Norte including street pavement, curb and gutter, sidewalk, inlets, power poles, street lights, adjacent driveways, vaults, transformers, etc. and reference the city approved drawing. Clearly show and indicate the width of existing R/W and width of existing street pavement (curb-to-curb). 22. Provide typical street cross-section for Paseo Del Norte at the project frontage. 23. Revise driveway design to meet San Diego Regional S~andard Drawing, G:-14A. 24. Plot line of sight for corner sight distance at all driveway intersections with per Topic 405 of the California Department of Transportation Highway Design Manual. Ensure that no conflicts exist within the line of sight. 25. Aisle widths shall be a minimum of 24 feet. Provide a 5' back-up space beyond the last parking space at the end of the drive aisle, east of the proposed building. 26. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, etc.). PRE 2019-0026 (DEV2019-0199)-TOYOTA CARLSBAD NEW SALES BUILDING November 15, 2019 Pa e 7 27. Show location of all existing and proposed fire hydrants within 300 feet of the project boundary. 28. Indicate how a truck with a 42-foot turning radius per MSHTO Highway Design Manual Figure 404.SF will access the project site. Show the inside and outside tire tracks. 29. Comply with all red lined comments shown on the grading plans. 30. This preliminary review does not constitute a complete review of the proposed project and additional items of concern may be identified upon formal project application submittal. Building: 1. The 2019 California Building Codes will be effective 1/1/20. Project shall comply with local CAP requirements. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Chris Sexton at the number below. You may also contact each department individually as follows: • Planning Division: Chris Sexton, Associate Planner, at (760) 602-4631 • Land Development Engineering: Tecla Levy, Project Engineer, at (760) 602-2733 • Building: Mike Peterson, Interim Community and Economic Development Director, at (760) 602- 2721 • Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661 Sincerely, DON NEU, AICP City Planner DN:CS:mf Attachment c: Judith Jones-Cone, 6030 Avenida Encinas, Carlsbad CA 92011 Tecla Levy, Project Engineer Fire Prevention HPRM/File Copy Data Entry