HomeMy WebLinkAbout2016-04-20; Planning Commission; Resolution 71571
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PLANNING COMMISSION RESOLUTION NO. 7157
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF SPECIFIC PLAN
AMENDMENT SP 186(E) TO 1) ADD AN AUTOMOTIVE RETAIL DISTRICT;
2) EXPAND THE ARCHITECTURAL GUIDELINES TO ALLOW FOR
CONTEMPORARY ARCHITECTURE WITHIN THE AUTOMOTIVE RETAIL
DISTRICT; AND 3) ADD A REVIEW PROCESS AND DEVELOIPMENT
STANDARDS WITHIN THE AUTOMOTIVE RETAIL DISTRICT. THE
PROPERTIES AFFECTED BY THE SPECIFIC PLAN AMENDMENT ARE
LOCATED WEST OF INTERSTATE 5, ON THE EAST SIDE OF AVENIDA
ENCINAS, IN BETWEEN PALOMAR AIRPORT ROAD TO THE NORTH AND
POINSETIIA LANE TO THE SOUTH, ADDRESSED AS 6800 AND 6830
AVENIDA ENCINAS, WITHIN LOCAL FACILITIES MANAGEMENT ZONE 22.
CASE NAME: HOEHN MOTORS AUTO RETAIL DISTRICT
CASE NO.: SP 186(E)
WHEREAS, Ted Hoehn, "Developer/Owner," has filed a verified application with the City
of Carlsbad regarding property described as
Lots 14, 15, and 16 of Carlsbad Tract 81-5, in the City of Carlsbad,
County of San Diego, State of California, according to map ther1eof No.
10899, filed in the office of the County Recorder of San Diego County,
April 11, 1984
("the Property"); and
WHEREAS, said verified application constitutes a request for a Specific Plan
Amendment, on file in the Carlsbad Planning Division, SP 186(E) -HOEHN MOTORS AUTO RETAIL
DISTRICT as provided by Government Code Section 65453; and
WHEREAS, the proposed SP 186(E) -HOEHN MOTORS AUTO RETAIL DISTRICT is set
forth and attached in the draft City Council Ordinance, Exhibit "X" dated, April 20, 2016, and attached
hereto; and
WHEREAS, the Planning Commission did, on April 20, 2016, 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, if any, of all persons desiring to be heard, said Commission considered aU factors relating to
the Specific Plan Amendment; and
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WHEREAS, on September 6, 2005, the City Council approved SP 186{B), as described
and conditioned in Planning Commission Resolution No. 5928 and City Council Ordinance No. NS-769.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
1.
A)
B)
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of SP 186{E)-HOEHN MOTORS AUTO RETAIL DISTRICT
based on the following findings and subject to the following conditions:
The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the City's General Plan and the Occidentai-Jewitt Specific Plan based on the
facts set forth in the staff report dated April 20, 2016, including but not limited to the following:
a.
b.
c.
d.
land Use and Community Design -The proposed Auto Retail District for lots 14, 15,
and 16 of SP 186{E) creates a separate district which addresses the corporate branding
needs associated with auto-related land uses. The proposed revisions to SP 186 are
consistent with the intent and purpose of the General Commercial land Use and
zoning designations. The proposed Auto Retail District specifies that all buildings will
be limited to a maximum height of 35 feet, with allowable architectural projections up
to 45 feet. The height limitations are consistent with what is currently allowed in SP
186, as well as the Car Country Specific Plan and the existing Bluewater Crossing
development, which is located northwest of the project site. Therefore, the scale and
character of any future remodel will be appropriate with the setting and intended use.
Mobility-The proposal does not require _improvements to the existing street system
as it only allows additional land use flexibility and creates new development
standards, as well as a process to redevelop the existing auto dealerships. Any future
remodel at either the Porsche or Volvo dealerships will be accordingly-conditioned to
pay all necessary impact fees.
Noise -lots 14, 15, and 16 of SP 186 are located adjacent to Interstate 5. Pursuant to
the Noise Element, the lots are located within the 70+ Community Noise Equivalent
level (CNEL) existing and future noise contour. Future development within the Auto
Retail District will require a noise study prepared by a certified consultant to ensure
that the noise levels are adequately attenuated and consistent with the General Plan
and Noise Guidelines Manual.
Economy, Business Diversity and Touri~':" -The proposal to create an Auto Retail
District for lots 14, 15, and 16 of ~P .. 186 addresses the corporate branding needs
associated with auto-related land uses and facilitates the redevelopment of two
existing auto dealerships through the al~owance for an alternate architectural style.
Ultimately, the new Automotive Retail District will enhance the climate for conducting
commercial business in Carlsbad.
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The proposed Specific Plan Amendment to add an Automotive Retail District for Lots 14, 15,
and 16 of SP 186{E) would facilitate the redevelopment of the existing auto dealerships. SP
186{E) would not be detrimental to the public interest, health, safety, convenience, or welfare
bf the City in that the amendment to the Occidentai-Jewitt Specific Plan provides development
standards and a development review process for Lots. 14, 15, and 16 of SP 186{E), which
ensures that the scale of future development complements the existing neighborhood.
That the Occidental-Jewitt Specific Plan will continue to be the controlling document for
properties located within the boundaries of the Specific Plan. It will continue to further the
objectives and policies of the General Plan and not obstruct their atta~nment. The proposed
amendment to the Occidentai-Jewitt Specific ·Plan is consistent with the intent and purpose of
the existing Specific Plan, which ensures that the commercial developm1ent will conform to the
community goals and values associated with the General Commercial (GC} General Plan Land
Use designation. In addition, the proposed Auto Retail District specifies that all buildings will
be limited to a maximum height of 35 feet, with allowable architectur;aJ projections up to 45
feet. The height limitations are consistent with what is currently allowed in SP 186.
The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 22 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 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. Specifically,
a. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected
prior to the issuance of building permit.
All necessary public facilities can be provided concurrent with need, and adequate provisions
have been provided to implement· those portions of the capital improvement program
applicable to the subject property.
The City Planner has determined that the project is exempt from the provisions of CEQA,
pursuant to CEQA Guidelines Section 15061(8)(3) {General Rule) and City of Carlsbad
Municipal Code Chapter 19.04.070{A)(l)(c), gen_eral rule exemption where it can be seen with
certainty that there is no possibility that the activity in question may have a significant effect
on the environment. The proposed revisions to the Specific Plan are similar to minor Zoning
Ordinance amendments and therefore are exempt from environmental analysis.
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.
Conditions:
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 issued under the authority of approvals herein
granted; record a notice of violation on the property title; institute and prosecute litigation to
PC RESO NO. 7157 -3-
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compel their compliance with said 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 Specific
Plan Amendment.
Staff is authorized and directed to make, or require DeVeloper to make, all corrections and
modifications to the Specific Plan Amendment document(s) necessary to make them internally
consistent ano in conformity with final action on the project. Development shall occur
substantially as shown in the approved Exhibits. Any proposed development, different from this
approval, shall require an amendment to this approval.
Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
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 66020. If any such
condition is determined to be invalid, this approval shall be invalid unless the City Council
determines that the project without the condition complies with all requirements of law.
Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless ~he City of Carlsbad, its Council members, officers.. ernploye~s, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly,
from (a) City's approval and issuance of this Specific Plan Amendment, (b) City's approval or
issuance of any permit or action, whether discretionary or nondiscretionary, in 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 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 concluded ancl continues even if the
City's approval is not validated.
Within one (1) month of this approval, the applicant shall submit to the City Planner a digital
copy and a camera-ready master copy of SP 186(E), in addition to the required number of
bound copies (i.e. 5 copies).
Building permits will not be issued for this project 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 at the time of the
application for the building permit, and that water and sewer capacity and facilities will continue
to be available until the time of occupancy.
Within 90 days of City Council approval, Developer shall submit to the City a Notice of
Restriction executed by the owner of the real property to be developed. Said notice is to be filed
in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all
interested parties and successors .in interest that the City of Carlsbad has issued a Specific Plan
Amendment by Resolution No. 7157 on the property. Said Notice of Restriction shall 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 City Planner 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.
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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 asiqe, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
8 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; NOH DOES IT APPLY to any
9 fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the
st~tute of limitations has previously otherwise expired.
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on April 20, 2016, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Chairperson Anderson, Commissioners Black, L'Heureux, Segall and
Siekmann
Commissioner Goyarts
Commissioner Montgomery
11 VEL YN ANDERSON, Chairperson
CARLSBAD PLANNING COMMISSION
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ATIEST:
~~
DON NEU
City Planner
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ORDINANCE NO.
Exhibit "X"
April 20, 2016
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, ADOPTING AN AMENDMENT TO THE OCCIDENTAL-
JEWITI SPECIFIC PLAN (SP 186(B)) TO 1) ADD AN AUTOMOTIVE
RETAIL DISTRICT; 2) EXPAND THE ARCHITECTURAL GUIDELINES TO
ALLOW FOR CONTEMPORARY ARCHITECTURE WITHII\I THE
AUTOMOTIVE RETAIL DISTRICT; AND 3) ADD A REVIEW PROCESS
AND DEVELOPMENT STANDARDS WITHIN THE AUTOMOTIVE RETAIL
DISTRICT. THE PROPERTIES AFFECTED BY THE SPECIFIC PLAN
AMENDMENT ARE LOCATED WEST OF INTERSTATE 5, ON THE EAST
SIDE OF AVENIDA ENCINAS, IN BETWEEN PALOMAR AIRPORT ROAD
TO THE NORTH AND POINSETIIA LANE TO THE SOUTH, ADDHESSED
AS 6800 AND 6830 AVENIDA ENCINAS, WITHIN LOCAL FACILITIES
MANAGEMENT ZONE 22.
CASE NAME:
CASE NO.:
HOEHN MOTORS AUTO RETAIL DISTRICT
SP 186(E)
The City Council of the City of Carlsbad, California, does ordain as follows:
WHEREAS, the Occidentai-Jewitt Specific Plan was originally adopted by
City Council Ordinance No. 9660 on January 18, 1983 and has been amended two times
and contains the uses, development standards and design guidelines for the development
of the Specific Plan area; and
WHEREAS. The Occidentai-Jewitt Specific Plan is the implementing
ordinance for these properties; and
WHEREAS, the City Council of the City of Carlsbad has reviewed and
'· considered a Specific Plan Amendment (SP 186(E)) for the Occidentai-Jewitt Specific Plan;
and
WHEREAS, the amendment to add an Automotive Retail District for Lots
14, 15, and 16 of SP 186 will facilitate the redevelopment of two auto dealerships through
the allowance of an alternate architectural style; and
Ill
Ill
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2 WHEREAS, after procedures in accordance with requirements of law, the City
3 Council has determined that the public interest indicates that said Specific Plan Amendment
4 (SP 186(E)) be approved.
5 NOW, THEREFORE, the City Council of the City of Carlsbad ordains as follows
6 that:
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1. The above recitations are true and correct.
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2. That the Occidentai-Jewitt Specific Plan (SP 186(E)), on file in the Planning
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' Division, and incorporated herein by reference, is adopted. The Occidentai-Jewitt Specific
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. Plan (SP 186(E)) shall constitute the zoning for the property and all development of the
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12 I property shall conform to the Specific Plan.
13 3. That the Occidentai-Jewitt Specific Plan (SP 186(B)), as amended by
14 Specific Plan Amendment SP 186{E), dated April 20, 2016, is approved.
15 4. That Specific Plan Amendment (SP 186(E)) reorganizes and amends
16 several pages of the Occidentai-Jewitt Specific Plan, as shown on the attached "Exhibit SP
17 186{E)". Removal of text is presented in a stfil<ethrough type format, while new
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additional text is shown in underlined type format.
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5. That the findings and conditions of Planning Commission Resolution No.
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7157 shall also constitute the findings and conditions of the City Council.
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22 EFFECTIVE DATE: This ordinance shall be effective thirty days after its
23 adoption: and the city clerk shall certify the adoption of this ordinance and cause the full text
24 of the ordinance or a summary of the ordinance prepared by the City Attorney to be
25 published at least once in a newspaper of general circu!ation in the City of Carlsbad within
26 fifteen days after its adoption.
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2 INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City
3 Council on the __ day of ____ __, 2016, and thereafter.
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2 PASSED AND ADOPTED at a regular meeting of the City Council of the City of
3 Carlsbad on the __ day of ____ _, 2016, by the following vote, to wit:
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AYES:
NOES:
ABSENT:
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12 II APPROVED AS TO FORM AND LEGALITY:
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CELIA A. BREWER, City Attorney
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MATT HALL, Mayor
.A..ITEST:
BARBARA ENGLESON, City Clerk
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SPECIFIC PLAN 186
Ordinance 9660, approved January___ll, 1983
Exhibit "Z"
October 13, 1982
Amended March 4, 1986-SP 186(A)
(Freeway oriented freestanding sign for Tourist/Recreation Commercial uses)
Amended September 6, 2005 -SP 186(B)
NS 769, Planning Commission Resolution# 5928
(CT Commercial Tourist Zone and TR Travel/Recreational Commercial Land use designatiQ!!)_
Amendment SP186(C)
(Implement Car Country Initiatives 2 and 4 -not approved)
Amendment SP 186(D)
(Application withdrawn, October 28, 2014)
Amended TBD -Proposed Amendment SP 186(E)
(Add Automotive Retail district and alternate architectural styles, GC General Commercial and VC
Visitor Commercial Land use designations)
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SPECIFIC PLAN 186(E) TABLE OF CONTENTS
CHAPTER I TITLE PAGE
I. PURPOSE AND LOCATION 4
II. GENERAL PLAN AND ZONING DESIGNATIONS 4
III. GENERAL DEVELOPMENT CONCEPT 5
IV. CIRCULATION 5
V. AREA A-GENERAL COMMERCIAL USES 5
A. Permitted Uses 5
B. Uses and structures permitted by Conditional Use Permi:..::..t ________ ---"-6
VI. AREA B -VISITOR COMMERCIAL USES
A. Permitted Uses
B. Accessory Uses
C. Uses and structures permitted by Conditional Use Permit
VII. AREA C-AUTOMOTIVE RETAIL
A. Permitted Uses
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VIII. GENERAL DEVELOPMENT STANDARDS FOR AREAS A AND B 8
A. Setbacks 8
B. Coverage 8
C. Building Height 8
D. Parking 8
E. Architectural Design and Material 8
F. Landscape 9
G. Signage 9
~H~·~~S~t~o~ra~g~e _______________________________________________ 10
I. Roof Equipment I 0
J. Refuse Collection Area 10
K. Outdoor Lighting 10
L. Loading Area 10
IX. GENERAL DEVELOPMENT STANDARDS FOR AREA C 11
A. Setbacks 11
B. Coverage 11
C. Building Height 11
D. Parking 12
E. Architectural Design and Material 13
F. Landscape 13
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SPECIFIC PLAN 186{E) TABLE OF CONTENTS
CHAPTER I TITLE
G. Signage
H. Storage
I. Roof Equipment
J. Refuse Collection Area
K. Outdoor Lighting
L. Loading Area
M. Fencing
N. Undeveloped Areas
0. Utility Services
P. Paging System
PAGE
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X. __ .SITE DEVELOPMENT PLAN REQUIREMENT AND DECISION-MAKING
AUTHORITY FO_R AREA C _______ 19
XI. COASTAL DEVELOPMENT PERMIT REQUIREMENT FOR AREAS A, B AND C 20
XII. ARCHITECTURAL GUIDELINES
A. 'Architectural Themes
B._ Desio-n Elements
~. Architectural Elements
LIST OF FIGURES
FIGURE 1-LOCATION MAP
FIGURE 2 -LOCATION MAP AND PROJECT SIGN LOCATION
FIGURE 2A-PROJECT SIGN LOCA TJON
FIGURE 3 -LANDSCAPE ADJACENT TO INTERSTATE 5
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FIGURE 4-TYP. STREET LANDSCAPING AVENIDA ENCINAS AND POINSETT A LANE
FIGURE 5-TYP. STREET LANDSCAPING
FIGURE 6-PROJECT SIGN
FIGURE 7-PROJECT SIGN AND MONUMENT SIGN
FIGURE 8 -MONUMENT SIGN LOCATION
LIST OF EXHIBITS
EXHIBIT A-LOCATION MAP
EXHIBIT B --PROPOSED PARKING STRUCTURE MAXIMUM HEIGHT
EXHIBIT C-EXAMPES OF ARCHITECTURAL DESIGN_FEATUR£:S FOR AREA C
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I. PURPOSE AND LOCATION
The purpose of this Specific Plan is to provide a comprehensive development plan for the area
between Interstate 5 and A venida Encinas, north of Poinsettia Lane as shown on Figure 1. This plan
is to insure that development of this area takes into consideration adjacent and neighboring properties,
existing developments, and future development.
This Specific Plan is intended to be a tool to implement the goals and policies of the City of
Carlsbad~ General Plan. This plan is primarily intended to provide a set of development standards
and does not provide a guarantee of approval for any future discretionary acts or projects within its
boundaries. ·
This Specific Plan is adopted pursuant to the provisions of California Government Code Sections
65450 et. seq. and ofthe Land Use Element and Community Design ofthe City of Carlsbad~ General
Plan. -A Specific Plan is required for this area pursuant to page 32(12) of the Land Use Element
v,rhieh requires the use of a speeific plan in conjunction vlith the Combination District.
II. GENERAL PLAN AND ZONING DESIGNATIONS
The Specific Plan area site-is designated in the Land Use and Community Design Element of the City
of Carlsbad' s~ General Plan as a combination district Vlhich includes the Travel Service
Commercial (TS) and Community General Commercial (GC) for Area A and Visitor Commercial
(VC) for Area B as shown on Figure 2categories. The intent of the Visitor Commercial (VC) Tfa¥el
~esignation category is to provide sites for commercial uses that serve the travel, retail,
shopping, entertainment, and recreational needs of visitors, tourists, and residents.uses which are
oriented toward the traveling public (i.e., hotels, motels, restauraHts, service stations, ets+ The intent
of the General Community Commercial (GC) designation is to provide general commercial uses that
may be neighborhood serving and/or serve a broader area of the community than local shopping
centers. Sites with this designation may be developed with a stand-alone general commercial use,
two or more general commercial uses, or mixed used (general commercial and residential
dwellings).in this area is to provide a vAde range of facilities for retail trade, convenience goods,
services and professional office uses that vwuld cater to the traveling public as well as local residents.
As shown on Figure 2, Aarea A has been designated for development with Qgeneral hcommercial
type-uses as detailed in Section V of this plan. Area B has been designated for Visitor Commercial
travel service type ofuses as designated by Section VI ofthis plan.
Given the existing development of the Volvo and Porsche dealerships at the north end of the area on
APN # 214-450-14 (Volvo} and APN # 214-450-15 (Volvo) and APN # 214-450-16 (Porsche), the
formation of an Area C is proposed to be designated as an Automotive Retail district for Lots 14, 15
and 16, as shown on Exhibit A. Automotive retail uses rely upon the recognitiion of branded
architecture, (i.e. using architecture to express identi!yLTherefore, alternate architectural styles,,
from the Spanish Mediterranean and Mission styles of Specific Plan 186 (SP-1 86}, shall provide a
more relevant style of the automotive dealership's corporate architecture which includes high quality
design and detailing consistent with the Commercial I Visitor Serving Overlay Zone and the Land
Use and Community Design Element of the Ccity of Carlsbad's General Plan. The goal of this
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alternate architectural style is to embody its automotive uses, and be clustered and limited to these three
lots adjacent to the freeway.
III. GENERAL DEVELOPMENT CONCEPT
The Specific Plan area will be a comprehensively planned for visitor tra-vel oriented commercial and
community general commercial type development. The area will feature extensive landscaping,
including street side berming, sign controls and flexible development standards.
IV. CIRCULATION
Lots 1 --4, and 10 shall waive access rights on Avenida Encinas and Poinsettia Lane and gain access
from the interior street. The location of driveways for lots 11 -16 shall be subject to the approval of
the City Engineer~ and Land Use Planning ManagerCity Planner or the final decision-making
authority.
V. AREA A-GENERAL COMMERCIAL USES
(A) permitted Uses
(I) Accountants;
(2) Attorneys;
(3) Bakeries;
( 4) Barbershops or beauty parlors;
(5) Book and stationery stores;
(6) Commercial printing and photo engraving;
(7) Delicatessen stores;
(8) Doctors, dentists, optometrists, chiropractors and others practicing the healing
arts for human beings and related uses such as oculists, pharmacies
(prescription only), biochemical laboratories and X-ray laboratories;
· (9) Dressmaking or millinery shops;
. (1 0) Drugstores;
(II) Dry goods or notion stores;
(12) Engineers, architects and planners;
( I3) Financial institutions
(14) Florist shops;
(15) Grocery or fruit stores;
(16) Hardware stores;
(17) Hotels, motels;
(18) Jewelry stores;
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( 19) Laundries or Clothes cleaning agencies;
(20) Laundromats;
(21) Meat markets;
(22) Mimeographing services;
(23) Paint stores:
(24) Private clubs, excepting those the chief activity of which is a service
customarily carried on as a business;
(25) Realtors;
(26) Restaurants, tea rooms or cafes (excluding dancing or entertainment and on-
sale liquor);
(27) Shoe stores or repair shops;
(28) Tailors, clothing or wearing apparel shops;
(29) Other uses determined to be compatible by the :baftd... Use PlaAAiAg
MaAagerCity Planner or the final decision-making authority.
(B) Uses and structures permitted by Conditional l)se Permit. Subject to the provision of
Carlsbad Municipal Code (CMC) -Chapter 2l.W42, the following use:s and structures
are permitted by Conditional Use Permit. In addition to the findings required by
ChapterCMC Chapter 21.42-W, in order to approve a Conditional Use· Permit, it must
be found that the use, as proposed, will not advers.rly affect the viability of use of the
area as a General Ceommercial tourist district or adversely_ -affect nearby uses or
traffic movements.
( 1) Bars, cocktail lounges and other licensed (on-sale) liquor dispensing operations
not meeting the definition of a bona fide eating establishment, subject to the
following conditions:
(a) · An opening shall be provided through which an unobstructed view of
the interior of the premises can be obtained from the street upon which
business fronts;
(b) Parking shall be provided at the rate of not less than one space per fifty
square feet of gross floor area;
(c) Surrounding grounds, including parking areas, shall be maintained in a
neat and orderly condition at all times;
(d) Any structure housing such operation shall meet all applicable code
provisions prior to occupancy;
(e) Licensee or agent shall riot permit open containers of alcoholic liquor
to be taken from the premises;
(f) No licensed liquor dispensing operation shall be located within five
hundred feet of any other licensed liquor dispensing operation not
meeting the det1nition of a bona fide eating establishment.
6
(2) .Restaurants providing on premise entertainment and liquor.
(3) Service stations.
( 4) Drive through business or drive through facilities to existing businesses.
7
VI. AREA B TRAVEL ORIENTEDVISITOR COMMERCIAL USES
(A)
(B)
Permitted Uses
(1) Hotels
(2) Motels
(3) Restaurants
Accessory lJ ses
The following uses are permitted, provided that such accessory uses are developed as
an integral and secondary part of a permitted use as iisted above:
( J) Apparel and accessories;
(2) Bakeries;
(3) Beauty and barber shops;
(4) Commercial parking lots;
(5) Confectionary stores;
(6) Drycleaning, laundry pickup service only;
(7) Florists;
(8) Health clubs· and spas;
(9) Novelty and/or souvenir stores;
(I 0) Stationery stores;
(11) Travel agencies.
(C) Uses and structures permitted by Conditional Use Permit. Subject to the provision of
ChapterCM~ Chapter 21 . .§.042, the following uses and structures are permitted by
Conditional Use Permit. In addition to the finding required by Ghaptt*'CMC Chapter
21.42W,. in order to approve a Conditional Use Permit, it must be found that the use,
as proposed, will not adversely affect the viability or use of the area as a Visitor
CeommerciaL tourist district or adversely affect nearby uses or traffic movements.
(1) Automobile service stations;
(2) Bus passenger terminals;
(3) Recreation Facilitie·s, tourist related;
( 4) Restaurants that provide drive-in, drive-through or take-out service.
. .
VII. AREA C.~ AUJOMOTIVE RETAIL
.cAL_ Permitted Uses
!.l.L ___ ~l!.tQ!nobile sal~s, ne'Y~Jlnd used
11.L_ Au.!QmQ..bile r~air
ill__ Automobile wash
8
(4) Automotive parts
(5) Tire sales and service
(6) New car storage
(7) Automobile body shop
(8) Truck and Recreational Vehicles Sales and Service
(9) Rental and leasing of vehicles permitted to be sold
(1 0) Parking Structures for the storage of new cars, employee parking and/or
service bays
(11) All businesses other than new car sales and service shall be accessory to a new
car sales and service business
VIII. GENERAL DEVELOPMENT STANDARDS FOR AREAS A AND B
(A) Setbacks: All setbacks shall be measured from the property line.
(!) Avenida Encinas an_d Poinsettia Lane: All buildings shall maintain an average
setback of 30 feet with a minimum of 10 feet. All parking and drive\vay areas
shall maintain a minimum setback of 15 feet.
ill_ Front yard: The front yard setback for all buildings fronting on the interior
street shall be a minimum of 15 feet, and for parking and drivew~ 10 feet.
.m Side vard: Side yards shall be a minimum of 5 feet.
{4) Rear yard: Rear yards shall be a minimum of 10 feet.
(5) Freeway Frontage: A 10 foot setback shall be maintained from the property
line adjacent to Interstate 5. No driveways, parking or trash enclosures shall be
located in this setback.
(B) Coverage: Maximum building coverage including parking shall not exceed 75% of
gross lot area.
(C) Building Height: The maximum building height shall be 35 feet.
(D) Parking: Parking shall comply with CMC Chapter 21.44 of the Municipal Code.
Unless otherwise stated herein, there shall be no parking permitted in the setback from
A venida Encinas, Interstate 5, Poinsettia Lane or any front yard setbacks.
(E) Ar9hitecture Architectural_Design and Materials: Prior to issuance of any building
uermits for this site, architectural. guidelines fur the entire site shall be submitted to
and auprov~ tand Use Piann!ng ~~i!Y...flrmner or the final decision-
making aythority. Please se~-the architectural_ guidelines set forth in SP-l86,___illlted
Pctober 13, 1982. Sin~e this site wi!l be highly visible from the freew~ it is
i!!!Perative that all portions of the buildings are aesthetk~a!ly pleasin&
9
(F) Landscape: This site will be highly visible to traffic along Interstate 5, Poinsettia
Lane, and A venida Encinas; therefore, it is imperative that all development on this
property be well landscaped and comply with the City's Landscape Manual. All
landscaped areas shall be planted with a combination of trees, shrubs and ground
cover. Prior to approval of a building permit, each applicant shall submit a landscape
plan and irrigation plan, consistent with the City's Landscape Manual for the approval
of the Land Use PlaRRiRg MaRager City Planner or the final decision-making
authority. All development within this site shall comply with the City's Landscape
·Manual and the following standards:
(1) Streetscape adjacent to Interstate 5: The. 1 0' setback required adjacent to
Interstate 5 shall be entirely devoted to landscaping. No parking lots,
driveways, trash receptacles, or other accessory structures shall be located
within this setback. This setback shall be heavily planted with fast-growing,
drought tolerant species, as shown on Figure 3.
(2) Streetscape adjacent to Poinsettia· Lane and A venida Encinas: The general
concept along these streets· is to create a continuous undulating grass berm
planted with groves of trees for the purpose of creating a definitive statement,
screening of parking areas and enhancing the architecture of the: buildings. The
30' setback along A venida Encinas and Poinsettia Lane shall be landscaped as
shown in Figure 4.
(3) Streetscape adjacent to the interior street: The 15' setback along the interior
street shall be landscaped as shown in Figure 5.
( 4) Parking areas: The intent of landscaping in parking lots is to offer relief from
the monotony of rows of parked cars and to create an overh<:ad canopy. At
least five percent of the parking shall be planted with a mixture of ground
cover, shrubs and trees. All parking lot trees shall be a minimum of 15 gallon
siz~
(5) Irrigation: All landscaped areas shall be permanently irrigated. The irrigation
system shall be designed and operated to prevent or minimize run-off and
discharge of irrigation water onto roadways, driveways, adjacent properties and
any area not under control of the user.
(6) Street Trees: All street trees shall be 24" box size, with individual bubblers.
(G) ,s.tgm;Signage: Prior to the issuance of any building permits for this site, a detailed,
comprehensive sign program for the entire site shall be submitted to and approved by
the LaRd Use P!aRRiH:g MaH:ager Citv Planner or the final deeision-making authority.
The following sign standards shall apply to this site and shall be incorporated into the
comprehensive sign program:
( 1) Freestanding Sign -· One freeway oriented, freestanding sign for the specific
glan area shall be permitted as shown on Figure 2 and Figure 2A. This sign
JO.
shall only identify the tourist orieRted Visitor Commercial (VC) uses on the
site (Lots 1-5 inclusiveas shown on thetentative map) and shall comply with
the specifications set forth in SP-186(A). The sign shall have a maximum
height of 37 112 feet above freeway level and a maximum area of 250 square
feet as shown on Figure 6. The sign, individual sign panels on the sign, and
future changes to sign panels will be designed to be architecturally compatible
with surrounding development and subject to approval of the P.llanning Director
City Planner or the final decision-making authority.
(2) Monument Signs -Each lot may have one monument sign, with a maximum
height of 6 feet and a maximum area of 36 square feet. All monument signs
shall conform to one architectural design which shall be approved by the baRd
Use Planning Manager City Planner or the final decision-making authority.
Examples of monument signs in the Spanish or Mission architectural style are
shown on Figure 7. Typical monument sign locations, located in a cui de sac,
are shown on Figure 5. Typical monument sign locations, located along
A venidas Encinas, are shown on Figure 8.
(3) Wall Signs-Each building may have a .6 square feet of wall signs for every
lineal foot of building frontage. Except for Tourist Visitor Commercial (VC)
uses, no wall signs shall face directly toward Interstate 5.
(H) Storage: No outside storage shall be permitted.
(I) Roof Equipment: All roof equipment (and similar equipment, such as air conditioners,
ducts, tanks, piping, etc.) shall be screened so as not to be visible from the freeway or
adjacent streets.
(J) Refuse Collection Areas: All outdoor refuse collection areas shall be completely
enclosed and screened from the freeway, streets and adjacent property by a decorative
block wall constructed of durable material. Location and materials shall be shown on
each building plan.
(K) Outdoor Lighting: A detailed lighting plan shall be submitted to and approved by the
City Planner or the final decision-making authority prior to the issuance of building
permits. All lighting fixtures shall be shielded to prevent direct glan: onto adjoining
properties .
.!1)__ Loading Areas: All loading areas shall be oriented and/or screened so as not to be
visible from the freeway or adjacent streets.
11
IX. GENERAL DEVELOPMENT STANDARDS FOR AREA C
(A) Setbacks
All setbacks shall be measured from the property line.
Ql_ Avenida Encinas: All buildings shall maintain an average setback of30
feet with a minimum of 10 feet. All parking and driveway areas shall
maintain a minimum setback of 15 feet.
Roof overhangs and other unsupported architectural features may
project two (2) feet into the setback area.
Parking structures shall be setback a minimum of 50 feet (including
Q._arking structures which include uses besides parking).
ill__ Front yard: The front yard st~tbal~k for all buildings_ fronting on the
interior street shall be a minimum of 15 feet, and for parking and
driveways, 1 0 feet.
(3) Side yard: Side yards shall be a minimum of 5 feet.
Roof overhangs and other unsupported architectural devices may
project two (2) feet into the setback area
(4) Rear yard: Rear yards shall be a minimum of 10 feet.
(5) Freeway Frontage: A 10 foot setback shall be maintained from the
property line adjacent to Interstate 5. No driveways, parking or trash
enclosures shall be located in this setback.
Roof overhangs and other unsupported architectural devices may
~t two (2) feet into the setback area
(B) Coverage
None, in.accordance with the provisions ofCMC Chapter 21.28_,_
{£)_ Building Heights
The _maximum height for buildings and parking structures shall be 35 £eet. See Exhibit
B for a depictioh of a proposed parking structure maximum height. H~~ight protrusions
up to 45 feet are allowed in accordance with the provisions of CMC Chapter
21.46.020.
12
(D) Parking
The intent of this section is to provide sufficient parking in areas such that on-street
parking will be minimized.
(1) General Parking Standards for Motor Vehicle Dealerships
(a) Sales -One space per 400 square feet of gross floor area. Gross floor
area includes all interior areas that are not specified below, including
but not limited to: interior display, reception areas, private offices, and
closing rooms.
20% of the required stalls shall be designated as customer parking .
.(Q) Repair -Four spaces per work bay for the first three bays. Two spaces
per bay for each__lli!y in excess g_f three. Work bays shall not count as
parking spaces .
.!£}_ Parts-
Customer Parking: 1 space per 1,000 square feet of gross floor area for
automotive parts.
Employee Parking: 1 space per 1,250 square feet of gross floor area
for automotive parts.
(d) Storage and Display (New and Used Vehicle Inventory) -On-
site storage of vehicles is permitted as lol}g as it does not encroach into
any employee or customer designated parking spaces.
(e) All other uses -such parking as may be required by CkapterCMC
Chapter 21.44 for a §pecific use.
(f) All required customer and employee parking spaces shall be
striped and designated as such to the satisfaction of the City Planner or
the final decision-making authorit.Y,.
(2) Parking Structures
Parking structures mav be used for the storage of new cars, employee parking
and/or to provide ground level areas for sales, service, and/or parts. Design of
the structure shall be consistent with Sections A, B. C and E and
complementary with existing buildings on and off-site. All v1~hicles shall be
screened from outside views by the structure walls and/or landscaping.
Landscaping shall be provided to screen the structure from surrounding
properties and 1:·5 corridor
13
Parking structures may be used for car washing and detailing and/or storage
provided these uses are screened from outside views by the structure walls
and/or landscaping.
(E) Architectural Design and Materials
The design of exterior building elements and fencing shall be of a Spanish or Mission
architectural style, as set forth in the architectural guidelines SP-186 or an alternate
architectural style, as set forth in the Architectural Guidelines and Exhibit C. The
texture, color, and materials used shall be harmonious with the Spanish or Mission
motif or an alternate architectural style depicting the automotive dealership's corporate
architecture. The quality of design and the selection of materials and colors shall be
reviewed and approved by the Citv Planner or final decision-making authoritv.
_(E) Landscape
Area C will be highlv visible to traffic along Interstate 5 and A venida Encinas;
therefore it is imperative that all development within this area on this property be well
landscaped. All landscaped areas shall be planted with a combination of trees, shrubs
and ground cover. Prior to approval of a building permit, each applicant shall submit a
landscape plan and irrigation plan for the approval of the City Planner or the final
decision-making authority. All development within this site shall comply with the
City's Landscape Manual and the following standards:
(1) Cl) Streetscape adjacent to Interstate 5: The 10!' setback re:quired adjacent
to Interstate 5 shall be entirely devoted to landscaping. No parking lots,
driveways, trash receptacles, or other accessory structures shall be located
within this setback. This setback shall be heavily planted with fast-growing,
drought tolerant species, as shown on Figure 3.
(2) (2) Streetscape adjacent to Avenida Encinas: The general! concept along
this street is to create a landscaped area with a definitive statement that
enhancing the architecture of the buildings and complies with the City's
Landscape Manual. The average setback of 30' along A venida Encinas and
Poinsettia Lane shall be landscaped as shown in Figure 4.
(3) (3) Parking areas: The intent of landscaping in parking lots is to offer
relief from the monotony of rows of parked cars and to create an overhead
canopy. At least five percent of the parking shall be planted with a mixture of
ground cover, shrubs and trees. All parking lot trees shall be a minimum of 15
gallon size.
(4) (4) Irrigation: All landscaped areas shall be permanently irrigated. The
irrigation system shall be designed and operated to prevent or minimize run-off
and discharge of irrigation water onto roadways, driveways, adjacent properties
and any area not under control of the user.
14
(5) ffi---· Street Trees: ·All street trees shall be 24.!.'." box size, with individual
bubblers.
(G) (G) Signage
The purpose of this section is to establish· the sign standards necessary to ensure
coordinated exposure and tenant identification within Area C. A primary consideration
is preventing visual blight and traffic safety problems. Carlsbad Municipal Code
(CMC) Chapter 21.41 (Sign Ordinance) shall apply except as specifically stated in the
following specific plan sign standards. If there is a conflict between these specific plan
sign standards and those in CMC Chapter 21.41, the specific plan sign standards shall
prevail.
(1) Sign Permit Procedures
Ull_ Permit
All signs Area C shall require a sign permit which shall be determined
by the City Planner or the final decision making authority to be in
compliance with the Specific Plan and CMC Chapter 21.41, except as
otherwise defined in this section.
(b) -Appeals
The decision of the City Planner may be appealed to the Planning
Commission pursuant to CMC Section 21.54.140. All appeals shall be
noticed in accordance with CMC Section 21.54.060.
(2) General Standards
@L Each lot will be permitted signage equal to two squan;: feet per lineal
foot of building frontage. ·
(b)
(c)
All signs will be reviewed by the City Planner or the final decision-
making authority to ensure compatibility and to protect the public
interest.
All signs shall be oriented so that the primary view is from surface
streets. Inters_tate 5 shali not be considered a surface stre1::t.
;.:( d""')'---'S"-'i'l::g..,_,n~s oriented to surface street0, but ~till visible from IJ)terstate 5, shall
be consistent in size. color and illumination.
15
(e) All signs shall be placed so as not to be detrimental to traffic safety to
the satisfaction of the Traffic Engineer.
(t) No portion of any sign shall extend over or into the public right-of-way
unless approved otherwise by the appropriate decision-maker.
(g) All signs shall comply with the requirements of the Coastal Zone.
(3) (3) Franchise Signs
(a) One freestanding sign may be placed on each lot provided the sign area
of the signs are included within the aggregate sign area permitted as
stated in paragraph G. 2a. above.
(b) If more than one franchise is located on one lot, an additional
freestanding sign or monument sign may be allowed.
(c) All franchise signs on a lot (wall, fascia, awning, monument and
freestanding) shall be counted towards the aggregate sign area allowed
on that lot according to the provisions of paragraph G.2a. above.
(d) Monument signs shall not exceed eight feet in height.
(e) Freestanding signs shall not exceed the height of any building which is
located on the same site, and in no event shall the signs be over thirty-
five feet high.
(4) (4) Signs on Dealerships Immediately Adjacent to Interstate 5
(a) Dealers whose lots are immediately adjacent to Interstate 5 may have
wall mounted or fascia signs facing the freeway, subject to the
following requirements:
1. Signs shall be wall-mounted or fascia signs only. Signs
perpendicular or at an angle to the building are prohibited.
2. Signs shall not exceed the height of the building on which it is
locateg. Roof mounted signs are orohibited.
16
3. Signs shall not be larger than one square foot per linear foot of
frontage of the buildings facing Interstate 5. The area for these
signs is in addition to other signs permitted for the dealership
and shall not be used to calculate permitted sign area for other
signs as set forth in paragraph G.2a above.
4. The maximum height dimension of such signs shall not exceed
one-third of the height of the building elevation on which it is
placed.
(5) (5) On-Site Directional Signs
(H) Storage
(a) Each lot is permitted to have on-site directional signs. Such signs shall
meet the following crij:eria:
I. Signs may only contain non-commercial messages or directional
symbols that are designed to guide or direct pedestrian or vehicular
traffic to uses on the same site.
2. Signs shall be located to facilitate traffic internal to the individual
dealerships located on that lot.
(b) On-site directional sign standards:
1. The maximum number of on-site directional signs shall not
exceed three per driveway entrance.
2. Signs shall not be larger than six square feet per sign.
3. On-site directional signs shall not exceed six feet in height.
(c) On-site directional signs shall not count towards the permitted
aggregate sign area as stated in paragraph G.2a above.
Outdoor storage shall be vispally screened from exterior view bv fencing as required
in Section M (Fencing).
17
(I) RoofEguipment
All equipment including air conditioning equipment shall not be permitted on the roof
unless screened in an approved manner from horizontal view.
Vents for plumbing, air exhaust and air inlets are permitted on the roof without
screening.
Special care shall be exercised in the. Location and sizing of exhaust vent for the paint
spray booth so as to reduce its view to the freeway or to A venida Encinas.
(JL ___ Refuse CollectiQllAreas:
There shall be provided a completely screened trash collection area. Screening
materials shall be of masonry walls. The ground shall be paved with 4" minimum
concrete.
No trash collection shall be permitted in the front vard setback.
(K) Outdoor Lighting
(1) Purpose
The general intent of this section is to achieve the following goals:
(L) All display and security lighting for each dealership shall be designed
for uniformity.
(L) Lighting shall be designed to mmtmtze glare away from A venida
Encinas and from the Interstate 5 corridor as the highest priority and_!Q
minimize gll!!e away from adjacent properties as a secondary priority.
(2) Design
All outdoor light fixt!Jfes and pole specifications with respect to height, tyne,
projected angle of light. material, colors and use, shall be subject to approval of
the appropriate decision-making authqritv.
Lighting for the roof level of parking structures shall be limited to the use of
bollard~ or lightiruL.flJ!acb~.Q. to thuarapet walls. Roof top lighting shall not
exceed t)1e height ofthe_parapet wall~
18
(3) Lighting Restrictions
Light fixtures for display areas of the automotive dealerships and for general
lighting of the commercial developments, shall be metal halide, induction
lighting, or other low-energy usage light fixtures as approved by the
appropriate decision-making authority. All fixtures will be mounted on tapered
square or round-type poles.
(L) Loading Area
Provision for loading and unloading shall be provided on site. Such area shall not be
permitted in the front yard setback.
(M) Fencing
(I) Prohibited Materials: Wire fencing andgates
(2) Fencing and Gate Design
The design of fence and gates shall be appropriate to and similar to the Spanish
or Mission motif required for the buildings or an alternate architectural style
depicting the automotive dealership's corporate architecture. Material shall be
of approved masonry, stucco, wood or metal.
(3) Screening
Storage areas, loading areas, service yards shall be screened from view from
the outside by fencing.
Height of fence shall average 8 feet in height and be limited to maximum and
minimum heights of9 feet and 7 feet respectively.
Parking structures shall be screened from view from the outside by a
combination of fencing and landscaping.
( 4) Fencing Setback
Fencing may be placed without setback from the property lines except as
follows where setback for the fencing shall be observed.
Property Lines along A venida Encinas Fencing Setback-30 feet average and
15 feet minimum.
(N) Undevelo_P.ed Areas
19
Undeveloped areas/slopes shall be planted and maintained in a clean, neat and orderly
manner. Undeveloped lots shall not be used for the storage of automobiles unless a
Conditional Use Permit is processed pursuant to CMC Chapter 21.42.
(0) Utility Services
All utility, including telephone, services to the building shall be underground and shall
be screened where exposed to exterior view.
Outdoor sound system for music and/or for paging shall be designed to minimize noise
nuisance to adjoining properties. Speakers shall be spaced to minimize sound levels
and oriented away from adjoining properties. Upon completion of construction, the
outdoor sound system shall be tested for noise and where necessary it shall be adjusted
to the satisfaction of the City Planner or the final decision-making authority.
20
X. SITE DEVELOPMENT PLAN REQUIREMENT AND DECISION-MAKING
AUTHORITY FOR AREA C
A Site Development Plan shall be required for all new development as noted below.
1. Exemptions
a. The following project tvpes are exempt from the requirement for a Minor Site
Development Plan or Site Development Plan provided that the City Planner or
the final decision-making authority determines that the project meets all
development standards and is consistent with all aspects of this Specific Plan:
(1) 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.
G.L Construction of new buildings that would result in an increase of less
~han ten percent of the combined internal floor area of all existing
buildings on the site.
(3) Any interior or exterior improvements that do not add square footage
(e.g. architectural facade enhancements) .
.(1L Modifications to outdoor lighting plans.
2. Minor Site Development Plan
. The following project types require administrative approval of a Minor
Site Development Plan in accordance with CMC Chapter 21.06:.
a. Any addition to an existing building that would result in an
increase of between ten and fifty percent of the internal 11oor area of the
existing building.
b. Construction of new buildings that would result in an increase of
between ten and fifty percent of the combined internal Jtloor area of all
existing buildings on the site.
3. Site Development Plan
The following project types require approval of a Site Development Plan in
accordance with CMC Chapter 21.06:
a. Any improv_ernent to a building that would result in an increase of
more than. fifty .Percent of the internal floor areas of an existing
building. ·
b. Construction of new buildings that would result in an increase of
more than _fifty percent of the combined internal floor area of all
~xisting buildings on the.site_,
21
c. Construction of any new building(s) or permanent physical
improvements on a vacant lot
XI. COASTAL DEVELOPMENT PERMIT REQUIREMENT FOR AREAS A, B AND C
Unless found to be exempt, all development shall be required to obtain approval of a Coastal
Development Permit in accordance with CMC Chapter 21.201.
(A) Setbacks: All setbacks shall be meas1:1recl from the property line.
( 1) Aveniaa Encinas and Poinsettia Lane: All b1:1ilclings shall maintain an average setback
of 30 feet ·.vith a minim1:1m of l 0 feet. All parking and driveway areas shall maintain a
minim1:1m setback of 15 feet.
(2) Front yard: The froAt yard setback for all b1:1ildiAgs froAtiAg OA the iAtl:;wior street shall
be a miniml:lm of 15 feet, ana for parkiAg ana driveways, 10 feet.
(3) Side yard: Side yards shall be a miAiml:lm of5 feet.
(4) Rear yard: Rear yards shall be a miAiml:lm of lOfeet.
(5) Pree'.vay Prm'ltage: A 10 foot setback shall be maiAtainea from tllte property line
adjacent to Interstate 5. No clrive,vays, parking or trash enclos1:1res shall bE! located in this
setback.
(B) CoYerage: Maxim1:1m b1:1ilding coverage iAcll:lcling parkiAg shall Aot e:xceed 75% of
gross lot area.
(C) B1:1ilding Height: The maxim1:1m b1:1ildiAg height shall be 35 feet.
(D) Parking: Parking shall comply v.·ith Chapter 21.4 4 of the M1:1nicipal Code. Unless
othenvise stated herein, there shall be no parking permitted in the setback from Avenicla
Encinas, Interstate 5, Poinsettia Lane or any front yard setbacks.
(E) Architecture: Prior to issuance -of any buildil'l:g permits for this site, architect1:1ral
guidelines for the entire site shall be s1:1bmitted to aAcl approved by the Lartcl Use Planning
Manager. Since this site will be higlily visible from the free'Nay, it is imperative that all
pertiens ofthe buildiHgs shall be aesthetically pleasing.
(P) LaRds~ This site will be highly visible to traffic along Interstate 5, PoiHsettia
bafl.e.; ana Avenida Encinas; therefore it is imperative that all deYelopment on this property
be well landscaped. All landscaped areas shall be plaH:t:ed with a combilHation of trees,
-shrubs and ground cover. Prior to approval of a building permit, each applieant shall s1:1bmit
22
a laRd~cape plaR aRd i~ng~tiOn PH ply witk tke follovl'iRg staR ar s. ' · k' tkis site sha-com ·
devel<>pH!eRt wWm -. d dj. acent to IRterstate 5
. . " l ftke LaRd Use PlaRRiRg Manager. All . . . Jan for tke appro.a o d d .
· 'T't... l Q' seteack reqmre a l or . IRterstate 5: rue . ' m 'S trash receptac es, (I ) Streetselljle adjae';;'t tol Rdseaping. No parkiog lots, dn:;"l .fuaek sHall be heavily
shell be eotirely devote toll ~I be loeated wilhia tl!is setbaek. p's ' J
oilier accessory structu:res ~ a fit toleraRt species, as skovm OR Igure .
plilflted with ffist growtog, roog . . . The geoeral eo•••f'l
d A "emda Encinas. · of . At to Poinsettia Lane aR ' •. , berm plaRted witk groves (2) Streetselljle edjaee te a contiftooas oodalatmg grass - . -of parking areas and
along !IIese streets " to r"'ea tiog a defiailive statemeot, seree7tng "'er>ida !lneiftas and
trees «:r tfie purpo.se 0 recr;; tfie auildiRgS .. +fi~ 3Q'. setback a eng rn
enkancmg tke architectu d s sho"'n m Figure 4. . k ll ee landscape a ~· ·
Peiosettio booe s a-. ' I long tke iRterior street . . . . t· +fie 15' sewac' a · . . . the mtenor stree . (3) 8treetscape adJacen~"~ in Figure 5.
sl!allbelaodselljled as sAo~ . to eller relief lfoiB tile
. . parking lots IS t f · tent of )andscapmg lR , At least five perceR 0 (~) Parkiog ....,as:f Tht ~·ears and to ereate an overl!ead ean:"'bs :.;,d trees. All parkiflg moRotoRy of rov;s o par ced "'th a mixture of grouRd cover, s ru I · hall ae plaRte n I fue paHmg s~ . . of l5 galloR size.
lot trees sHall be a"''"'"'""' . . t d +fie irrigatioR system
II t... rmaRently Irnga e · f · · tieR . . A dsca ed areas sha ue p~ ~ : ff and disckarge o Irnga (S) lrngattoR: ~II lao i d to prevent or "'"''"''"e ""' o--t l!flder ee-l of tile skall ee desigRed aRd o~era e d. aceRt properties aRd any area He t road"'avs dnve\vays, a J water oR o " .1 '
"""" . " . d. nidaal babbJe<s, t... ll be 24" a ox size, vnt m I. • A n street treeS Sua •
({;) Street Trees. ~ .. --. li tl!is silo, a deta~led,
f ' auildiRg permitS ~r " d a ' tfie . tke issuance 0 an~ a 'tted to and nppro' e~
(G) ~-Pnor ~gr""' for tile eotire site_ sHall •: ".:S:~aiiiiJlply to tl!is site aod be comprekeRsive ~Ign ~ Hager +fie follo\viRg sigH stan ar
LaRd Use PlaRRmg. a h.ensi·"e sign program:
ineorporate liFO-. . li tile Sjleeifie plan area
· t d freestaRdmg sigH ~r · (L t l 5 . . One freevt'~' oneR e ' . . ed uses OR the siteo s .
d · t tke compre '
(I) Freestaodmg Stg<> . II II ooly identity tile toonst o~teRtH ifieatie•s set fortH '"
sHall be permillod. ThiS SigH: t~·o ffiiiJl) and shell eo'"l'll' wttl! t e ~P~~ lfeO'"ay level and a . AO" 'A oR tke teR a I ' k . At f 3" V2 feet a o fe n I n ioeloSive as s--TI~ II lllta--e a "'""i'""'"etg o '+1. . " iodi"idoal sig<> pane-s o ) Th Sign s-a · ' · ~ -e Stg , • ·at SP 186(A .e f~~g sqoarelilet as sl!owo oo Ptguro 7' d to Be arol!itee-lly eo'"l'at•-·•
::";::."' • .":':;.;;:k.;;gos to sir P;:': ::::o::~~;:OH"""i"g Direeten
d' de,elopH!ont an so . II !'
witlf SOITOOR-tRg-' I . mj;!t a'""'""'""' hetg-1 e
I r kave ORe moRumeR SigH, :· A II ORform to ORe . ) Monument Signs Eackot rna) t; et A 11 monumeRt sigHs s a c ~l<.ot ;..d a H!a•ilftum area of J(i '~""':~ : •• ; U:: band Use Pla!IRiog Manager. . l desigA wkich shall be appro, e J arckiteetura
23
(3) Wall Signs Each building may have a .6 square feet of 'Nail signs for every lineal
foot of building frontage. Except for Tourist Commercial uses, no wall signs shall face
directly toward Interstate 5 .
(H) Storage: No outside storage shall be permitted.
(I) Roof Equipment: All roof equipment (and similar equipment, such as air conditioners,
duets, tanks, pipiRg, etc.) shall be screened so as not to be Yisible from the free'Nay or
adjacent streets.
(J) Refuse Collection Areas: All outdoor refuse collection areas shall be completely
enclosed and screened from the free\vay, streets and adjacent property by a decorative block
wall constructed of durable material. LoeatioH and materials shall be shovm on each
et::ilding plan.
(K) Lighting: A detailed lighting plan shall be submitted to and approved by the Land Use
PlanniHg MaHager prior to the issuance of building permits. All lighting fixtures shall be
shielded from direct glare onto adjoining properties.
(L) Loading Areas: All loading areas shall be oriented and/or screened so as not to be
visible from the freev,ray or adjacent streets.
24
XII. ARCHITECTURAL GUIDELINES
h(A) ARCHITECTURAL THEME
All buildings and other architectural features within Carlsbad Tracts 81-5 and 81-6 shall be designed
and built with a Spanish architectural theme, except for APN # 214-450-14 (Volvo) and APN #214-
450-15 (Volvo) and APN # 214-450-16 (Porsche) which propose to be designated as an
Automotive Retail district (Area C) for Lots 14, 15 and 16. 8pecifically.,--they Existing
development in Area A and B shall follow the "Spanish-Mediterranean" and "Mission" styles of
architecture prominent in early Southern California development. Existing development in Area C
may utilize an alternate architectural style for redevelopment. Automotive retail uses relyies upon
the recognition of branded architecture, (i.e. using architecture to express identity.) Therefore, alternate
architectural styles, from the Spanish Mediterranean and Mission styles of Specific Plan 186 (SP-186),
shall provide a more relevant style of the automotive dealership's corporate architecture which
includes high gualitv design and detailing consistent with the Commercial/ Visitor Serving Overlay
Zone and the Land Use Element and Community Design ofthe City.:S of Carlsbad's General Plan.
The goal of this alternate architectural style is to embody its automotive uses, and be clustered and
limited to these three lots adjacent to the freeway.
Ih(B) DESIGN ELEMENTS
Sinc,e the project sites are highly visible, it is required that all portions of each structure be
aesthetically pleasing. Buildings shall be designed to provide an interesting facade from all elevations.
Architectural interest and relief can be provided by such elements as projections, recesses, arcades,
door and window articulation, molded wall details and variations in colors and building materials.
Architectural design shall avoid the appearance of large building masses. Breaking up buildings into
smaller components and staggering their site placement will reduce the scale and impact of building
mass. Varying rooflines, vertical architectural elements, interesting facade treatment and material
use should also be incorporated into the design to satisfY this objective.
Site development, as well as the buildings' architectural quality, plays an important role in creating an
appearance to help draw in the user. Correct sign location and appearance, entry identification,
effective on-site circulation and orientation are all important factors in successful site development.
Auto and pedestrian circulation must be well thought-out with an organized flow and identification
of special site features such as enriched paving, walls, trellises, special lighting and fountains.
Buildings should be located to make best use of the site. Correct placement can provide exterior open
space framed by the building(s), creating alcoves or a courtyard as expanded use areas and allowing
orientation toward off-site views. The correct building fonn and location develops a relationship
between building and parking areas where neither overpowers the other.
25
Automotive retail design elements are based on the combination of two functionally defined
volumes: a rectangular volume housing the workshop and warehouse for the service and parts
functions and a distinctly different volume housing the sales and administrativt! functions. The
architectural volume housing the sales function needs to be visually discernable to the general
public, featured prominently on the site, and ideally be oriented toward the freeway and A venida
Encinas to take advantage of the site opportunities. The architectural volume housi111g the workshop
and warehouse function are typically lower in height and in a supporting role to th~: sales functions.
A customer service and drop off area, protected from the elements by a canopy or the structure of
the building typically links these two volumes to effectively service the customers and vehicles. ·
These areas must be arranged so that both the connections with the outside (approaches, customer
parking spaces, deliveries) as well as the internal, process-oriented links between the sales,
workshop and the warehouse work efficiently. Future extensions or additions to the sales,
workshop and warehouse should be accommodated into the redevelopment to be responsive to
increasing sales figures and subsequent development permits. These design elements need to be
"site-adapt" to accommodate the site's geometry, opportunities, constraints, surrounding
development and vehicular car inventory requirements of the individual manutacturer, thereby
preventing standardized corporate development solutions. Depending on the site's available area,
an underground parking level, or rooftop parking deck or parking structure may be necessary and
would be appropriately screened to enhance the architecture and to screen the cars from outside
views by the structure walls and/or landscaping.
(C) ARCHITECTURAL ELEMENTS
The buildings which incorporate elements of the "Spanish-Mediterranean" and "Mission" styles of
,architecture, shall use bold forms with large-scaled features. Prominent elements shall be wide arches,
heavy wood members, thick looking stucco walls and columns, clay tile roofs and the appearance of
deep inset features. Walls and columns must have rounded edges and include some molded relief.
More than one shade of stucco color from off-white, beige to ochre can be used. Arcaded walkways
with stucco columns and tiled roofs should be used on ground floor level. Upper floors can use wood
colonnades and balconies with well worked wood, stucco or iron balustrades. Hipped roofs (not
mansard roofs) are typically used with elaborated rafter rails or clipped eves and a molded cornice and
corbels. These roofs can run up to meet a vertical parapet-type wall with a built-up or embellished
cornice. Gable roofs, if used, should use a curvilinear line prevalent in the "Mission" style.
The deep inset appearance of doors and windows can be produced by a built-up wall area around
them. Special doors and windows can have this embellished further with decorative tile and detailed
with iron grill work. Further detail can be added by use of exposed and elaborated st~cond-story floor
joist that can be extended to support shallow balconies. Canvas awnings may be permitted over
windows to add additional color. All lighting shall be controlled to prohibit direct view from off site.
26
Good examples of this type of architecture in Carlsbad are the San Diego Trust and Savings Bank,
located at the comer of Elm A venue and El Camino Real and the interior elevations of the Plaza De
La Costa Real project at the comer of La Costa Boulevard and El Camino Real, with the exception of
the Security Pacific Bank.
All development within these tracts shall comply with the requirements described in governing
specific plan #186 and site development plan #82-3, except for APN # 214-450-14 (Volvo) and
APN #214-450-15 (Volvo) and APN # 214-450-16 (Porsche) which propose to be designated as an
Automotive Retail district (Area C) for Lots 14, 15 and 16.
Within Area C, the Automotive Retail d9istrict, a more modern streamlined and urban
architectural style is contemplated to embody the motor and electrical vehicles that are now
represented in auto dealerships. Linear planes, curved facades,. exposed ste<el and masonry
construction, tower elements, and the use of glass and metal materials emphasitze the technical
sophistication of today's automotive brands. High-end finishes and products, some that are
sole sourced by automotive manufacturers, are depicted in the architecture to give a unique
and upscale image aligned with the vehicles being marketed.
The architecture is designed to showcase the uniqueness of the vehicles. The concept of
minimalism and restraint is expressed in the architectural form, materials, colors, and lighting.
These design elements are utilized strategically to provide a strong, straightforward and
unique identitfy separate and distinct from the adjacent tourist I recreational, general
commercial, and residential medium density land uses of the surrounding development.
Automotive dealership design benefits from the input of a national architectural firm
representing the manufacturer and a local architectural firm representing the dealer to create a
unique architectural solution, site adapted to the area, and that will become the "sign" for their
unique brands. Key signage features should be used to enhance the architecture, identify and
help direct the various types of customer and service professionals and not "be" the
architecture.
27
ALL DEVELOPMENTS SHALL INCORPORATE APPROVED MATERIALS AND
ARCIDTECTURAL ELEMENTS
Approved Exterior Materials
Tile roofing; barrel or flat terracotta or earth tones
Stucco in off-white, beige or ochre colors
Heavy wood members; including beams, joists, doors and& casements
Decorative ceramic tile
Wrought iron
Canvas awnings
Bricks, pavers and quarry tile
Alternate Architectural Stvle-Automotive Uses
(Area C)
Flat roofs and multiple rootlines
Stucco -light and muted tones (field color) and saturated tones (accent color)
Steel and masonry construction exposed
Non-reflective metal finishes, panels and cladding
Structural awnings or canopies
Pa\-·ers and quarry stone
Enhanced' exterior shielded light incorporated into the building facades to accent speeific areas
See Exhibit G
28
Approved -Architectural Elements
Arcaded walkways/corridor
Deep inset openings
Hip roofs
Parapet walls with molded cornice
Embellished or molded cornice
Heavy looking columns/colonnade
Mold;;d wall treatments
Balustrades of stucco, wrought iron or turned wood
Alabaster window forms
Courtyards
Corbels
Arches/archways
Fountains
Alternate Architectural Style-Automotive Uses (Area C)
Curved facades and streamlined forms
Linear planes and/or slots
Fa9ade width to height ratio of3: 1 (1/3 open face to 2/3 closed face)
Horizontal lines
Butt-jointed glazing
Restrained color and strategic lighting
See Exhibit C
29
(' (
LOCATION MAP
NOT TO 5CAU
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-5. KAISER BENIHANA CARLSBAD
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l !3 PROPOSED SERVICE STATION
LOCATION MAP
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FIGURE 4
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VICiNtTI' MAP
e~!i Joe~sASs: za.~o
NST AG.!i!iJl.GE: 20.1+
EXISTING ZONING: C-2
EXISTING LAND D3E: 'VISITOR COMME-RCIAL /
GENERAL CO¥J4.ERCIAL
SPEC!FlC PLAN I SiTE.
DEVELOPMENT P\..AH
~1-·5-M~~-er*s) EXHIBIT A
'··.·<$
beAu::' lll.',;:Oli?O
FROPOBED LAND VS.E: .AUTO RET:>~IL I GENERAL C0!'-11-..!ERCil;;.I.
VISITOR COV .... M.ERCIAL
KAISER PERY..ANTE
HEDICA.L OFFICES LA QUNITA INN RAMADA MOTEL 6 BENIHANA CARLSBAD HOLIDAY INN
.I
PROPOSEu P ARKlNG STRUCTURE MAXIMITM miGHT
3 LEVELS ABOVE GROUND PARKING
WITH SCREENED ROOF TOP PARKING
EXHIBITB
AMENDMENT TO SP-186 EXHIBIT C
EXAMPLES OF ARCHITECTURAL DESIGN FEATURES FOR AREA C: AUTOMOTIVE RETAIL DISTRICT
1
AMENDMENT TO SP-186 EXHIBIT C
EXAMPLES OF ARCHITECTURAL DESIGN FEATURES FOR AREA C: AUTOMOTIVE RETAIL DISTRICT
2