HomeMy WebLinkAbout2016-06-14; City Council; 22317; Adoption of Ordinance No. CS-298 approving an amendment to the Occidental-Jewitt Specific Plan Case No. SP 186ECITY OF CARLSBAD-AGENDA BILL
AB# 22,317 ADOPTION OF ORDINANCE NO. CS-298 DEPT. DIRECTOR ~
APPROVING AN AMENDMENT TO THE
MTG. 6/14/16 OCCIDENTAL-JEWITI SPECIFIC PLAN CITY ATTORNEY (§(___
DEPT. Clerk HOEHN MOTORS AUTO RETAIL DISTRICT CITY MANAGER t, ( .?-"'
CASE NO. SP 186(E)
RECOMMENDED ACTION:
Adopt Ordinance No. CS-298, approving an amendment to the Occidentai-Jewitt Specific Plan
(SP186(B)) to add an automotive retail district, expand the architectural guidelines to allow for
contemporary architecture within the automotive retail district and add a review process and
development standards within the district.
ITEM EXPLANATION:
Ordinance No. CS-298 was introduced and first read at the City Council meeting held on May 17,
2016. The second reading allows the City Council to adopt the ordinance which will become
effective thirty days after adoption. The City Clerk will have the ordinance or a summary of the
ordinance published within fifteen days, if adopted.
FISCAL IMPACT:
See Agenda Bill #22,298 on file in the Office of the City Clerk.
ENVIRONMENTAL IMPACT:
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)(1)(c),minor municipal code amendments that do not involve physical
modifications or lead to physical improvements beyond those typically exempt. A Notice of
Exemption will be filed by the City Planner upon project approval. The appropriate level of
environmental review will be completed when an application is submitted to develop the subject
sites.
EXHIBIT:
1. Ordinance No. CS-298.
DEPARTMENT CONTACT: Sheila Cobian 760-434-2808 Shei/a.Cobian@carlsbadca.gov
FOR CITY CLERKS USE ONLY t{ COUNCIL ACTION: APPROVED CONTINUED TO DATE SPECIFIC D
DENIED D CONTINUED TO DATE UNKNOWN D
CONTINUED D RETURNED TO STAFF D
WITHDRAWN D OTHER-SEE MINUTES D
AMENDED D
Item 11, pg. 1
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ORDINANCE NO. CS-298
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 WITHIN 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, ADDRESSED
AS 6800 AND 6830 AVENIDA ENCINAS, WITHIN LOCAL FACILITIES
MANAGEMENT ZONE 22.
CASE NAME:
CASE NO.:
HOEHN MOTORS AUTO RETAIL DISTRICT
SP 186(E)
Exhibit 1
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
WHEREAS, after procedures in accordance with requirements of law, the City
Council has determined that the public interest indicates that said Specific Plan Amendment
(SP 186(E)) be approved.
Item 11, pg. 2
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NOW, THEREFORE, the City Council of the City of Carlsbad ordains as follows
that:
1. The above recitations are true and correct.
2. That the Occidentai-Jewitt Specific Plan (SP 186(E)), on file in the Planning
Division, and incorporated herein by reference, is adopted. The Occidentai-Jewitt Specific
Plan (SP 186(E)) shall constitute the zoning for the property and all development of the
property shall conform to the Specific Plan.
3. That the Occidentai-Jewitt Specific Plan (SP 186(B)), as amended by
Specific Plan Amendment SP 186(E), dated April 20, 2016, is approved.
4. That Specific Plan Amendment (SP 186(E)) reorganizes and amends several
pages of the Occidentai-Jewitt Specific Plan, as shown on the attached "Exhibit SP 186(E)".
Removal of text is presented in a strilletRFB!,IgR type format, while new additional text is
shown in underlined type format.
5. That the findings and conditions of Planning Commission Resolution No.
7157 shall also constitute the findings and conditions ofthe City Council.
EFFECTIVE DATE: This ordinance shall be effective thirty days after its
adoption; and the city clerk shall certify the adoption of this ordinance and cause the full text
of the ordinance or a summary of the ordinance prepared by the City Attorney to be published
at least once in a newspaper of general circulation in the City of Carlsbad within fifteen days
after its adoption.
INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City
25 Council on the 17th day of
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May , 2016, and thereafter.
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Item 11, pg. 3
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2 PASSED AND ADOPTED at a regular meeting of the City Council of the City of
3 Carlsbad on the 14'h day of June, 2016, by the following vote, to wit:
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6 AYES: Hall, Wood, Schumacher, Blackburn, Packard.
7 NOES: None.
8 ABSENT: None.
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12 APPROVED AS TO FORM AND LEGALITY:
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CELIA A. BREWER, City Attorney
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MATI HALL, Mayor
ATIEST:
thc~CaR.Ji;_ ·f?=;
BARBARA ENGLESON, City Clerk
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Item 11, pg. 4
SPECIFIC PLAN 186
Ordinance 9660, approved Januar~ 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 designation)
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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Item 11, pg. 5
SPECIFIC PLAN 186(E) TABLE OF CONTENTS
CHAPTER I TITLE
I. PURPOSE AND LOCATION
II. GENERAL PLAN AND ZONING DESIGNATIONS
III. GENERAL DEVELOPMENT CONCEPT
IV. CIRCULATION
•. V. AREA A-GENERAL COMMERCIAL USES
A. Permitted Uses
B. Uses and stmctures permitted by Conditional Use Permit
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
PAGE
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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
R Architectural Design and Material 8
F. Landscape 9
G. · Signage 9
~H~.--~St~o~ra~g~e _______________________________________________ 10
L · Roof Equipment 10
J. Refuse Collection Area 10
K. Outdoor Lighting 10
L. Loading Area 1 0
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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Item 11, pg. 6
SPECIFIC PLAN 186{E) TABLE OF CONTENTS
CHAPTER I TITLE PAGE
G. Signage 14
, ~H~.--~S~to~r~ag~e~------------------------------------------~16
I. Roof Equipment 1 7
J. Refuse Collection Area 17
K. Outdoer Lighting 1 7
L. Loading Area 18
M. · Fencing 18
N. Undeveloped Areas 18
0. Utility Services 19
P. Paging System 19
X. SITE DEVELOPMENT PLAN REQUIREMENT AND DECISION-MAKING
AUTHORITY FOR AREA C 19
'XL COASTAL DEVELOPMENT PERMIT REQUIREMENT FOR ~AREAS A, B AND C 20
XII. ARCHITECTURAL GUIDELINES
A. :Architectural Themes
B. Desim Elements
·C. Architectural Elements
LIST OF FIGURES
FIGURE 1 -LOCATION MAP
FIGURE 2-LOCATION MAP AND PROJECT SIGN LOCATION
FIGURE 2A -PROJECT SIGN LOCATION
FIGURE 3-LANDSCAPE ADJACENT TO INTERSTATE 5
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FIGURE 4 -TYP. STREET LANDSCAPING A VENIDA 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 FEATURES FOR AREA C
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Item 11, pg. 7
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 Citv 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 Pla-n is required for this area pursua-nt to page 32(12) of the La-nd Use Element
which requires the use of a specific pla-n in conjunction with the Combination District.
II. GENERAL PLAN AND ZONING DESIGNATIONS
The Specific Plan area ~is designated in the Land Use and Community Design Element of the City
of Carlsbad's~ General Plan as a combination district which includes the Travel Sen-ice
Commercial (TS) a-nd Community General Commercial (GC) for Area A and Visitor Commercial
(VC) for Area B as shown on Figure 2eategories. The intent of the Visitor Commercial (VC) Travel
~designation category is to provide sites for commercial uses that serve the travel, retail,
shopping, entertainment, and recreational needs of visitors, tourists, and residents.uses ',vhich are
oriented toward the traveling public (i.e., hotels, motels, restaura-nts, service stations, etc.). The intent
ofthe 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 vlide ra-nge of facilities for retail trade, convenience goods,
services a-nd professional office uses that Vlould eater to the traveling public as well as local residents.
As shown on Figure 2, Aarea A has been designated for development with Ggeneral Qoommercial
~uses as detailed in Section V of this plan. Area B has been designated for Visitor Commercial
travel ser~,rice type of uses as designated by Section VI of this 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 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 quality
design and detailing consistent with the Commercial I Visitor Serving Overlay Zone and the Land
Use and Community Design Element of the Csity of Carlsbad's General Plan. The goal of this
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Item 11, pg. 8
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 wlll be a comprehensively planned for visitor travel 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 A venida 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
(1)
(2)
·(3)
(4)
(5)
(6)
(7)
(8) .
. (9).
. (10)
(11)
(12)
(13)
(14)
(15)
(16) .
(17)
(18)
Accountants;
Attorneys;
Bakeries;
Barbershops or beauty parlors;
Book and stationery stores;
Commercial printing and photo engraving;
Delicatessen stores;
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;
Dressmaking or millinery shops;
Drugstores;
Dry goods or notion stores;
Engineers, architects and planners;
Financial institutions
Florist shops;
Grocery or fruit stores;
Hardware stores;
Hotels, motels;
Jewelry stores;
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Item 11, pg. 9
(19) Laundries or Clothes cleaning agencies;
(20) Laundro'mats;
(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 Land Use Planning
ManagerCity Planner or the final decision-making authority.
(B) Uses and structures permitted by Conditional Use Permit. Subject to the provision of
Carlsbad Municipal Code (CMC) -Chapter 2LW42, the following uses 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~ 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 alltimes;
(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.
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Item 11, pg. 10
(2) ,Restaurants providing on premise entertainment and liquor.
(3) Service stations.
( 4) Drive through business or drive through facilities to existing businesses.
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Item 11, pg. 11
VI. AREA B TRAVEL ORIENTEDVISITOR COMMERCIAL USES
(A)
(B)
Permitted Uses
(1) Hotels
(2) Motels
(3) Restaurants
Accessory Uses
The following uses are permitted, provided that such accessory uses are developed as
an integral and secondary part of a permitted use as listed above:
(l) 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;
(10) Stationery stores;
(11) Travel agencies.
(C) Uses and structures permitted by Conditional Use Permit. Subject to the provision of
ChapterCMC Chapter 21.~2, the following uses and structures are permitted by
Conditional Use Permit. In addition to the finding required by ChapterCMC 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
~wmmerciaL tourist district or adversely affect nearby uses or traffic movements.
(1) Automobile service stations;
(2) Bus passenger terminals;
(3) Recreation Facilitks, tourist related;
(4) Restaurants that provide drive-in, drive-through or take-out service.
VII. AREA C,:.. AUTCJiv1C>TIVE RETAIL .
(A) Permitted Uses·
(1) _Auto~obile sales, new and used
{2) Ati.toi:nobile repair.
ill_ Autorfiobile vv~sh . ..
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Item 11, pg. 12
( 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
(10) 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.
(B)
(C)
(D)
(E)
(1) Avenida Encinas and Poinsettia Lane: All buildings shall maintain an average
setback of 30 feet with a minimum of 10 feet. All parking and driveway areas
shall maintain a minimum setback of 15 feet.
(2) 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 driveways, 10 feet.
QL Side yard: 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 InterstateS. No driveways, parking or trash enclosures shall be
located in this setback. ·
Coverage: Maximum building coverage including parking shall not exceed 75% of
gross lot area.
Building Height: The maximum building height shall be 35 feet.
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
Avenida Encinas, Interstates; Poinsettia Lane or any front yard setbacks. -
Architecturf§ Architectural Design and Materials: Prior to issuance of any building
permits for this site, architectural. guidelines for the entire site shall be submitted to
and approved by the· Land Use Planning Mana~J)ty Planner or the final decision-
making authority. Please see the architectural guidelines set forth in SP-186, dated
October L\ 1982. Since this site \Viii be-highly visible from the freeway, it is
imperative that <tll portions of the buildi?~are aesthetically pleasin&.
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Item 11, pg. 13
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(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 Citv's Landscape Manual for the approval
of the Land Use Planning Manager Citv Planner or the final decision-making
authority. All development within this site shall comply with the City's Landscape
·Mariual and the following standards:
(1)
(2)
(3)
(4)
Strt;etscape adjacent to Interstate 5: ·. The "10' 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. ·
Streetscape adJacent to PoinsettiaLarie and Avenid~ 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 Avenida Encinas and Poinsettia Lane shall be landscaped as
shown in Figure 4.
Streetscape adjacent to the interior street: The 15' setback along the interior
.street shall be landscaped as shown in Figure 5.
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.
(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
imy area not under control of the user.
(6) Street Trees: All street trees shall be 24" box size, with individual bubblers.
(G) SigftsSignage: 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 Land Use Planning Manager City Planneror the final decision-making authority.
The following sign standards shall apply to this site and shall be incorporated into the
comprehensive sign program:
(1) Freestanding Sign -One fre~way oriented, freestanding sign for the specific
plan area shall be permitted as shown on Figure 2 and Figure 2A. This sign
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Item 11, pg. 14
shall only identify the tourist oriented Visitor Commercial CVC) uses on the
site (Lots 1-5 inclusive as shown on tile tentative ~ap) arid shall comply with
the specifications set 'forth in SP-l86CA). The sign shall have a maximum
height of 37 1/2 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 Planning 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 bam!
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 cul de sac,
are. shown on Figure 5. Typical monument sign locations, located along
Avenidas 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.
CD 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 glare onto adjoining
properties.
(L) Loading Areas: All loading areas shall be oriented and/or screened so as not to be
visible from the freeway or adjacent streets.
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Item 11, pg. 15
IX. GENERAL DEVELOPMENT STANDARDS FOR AREA C
(A) Setbacks
All setbacks shall be measured from the property line.
(1) 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
parking structures which include uses besides parking).
ru____ 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
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
propertv 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
m:gject two (2) feet into the setback area
(B) Coverage
None, in.accordance with the provisions ofCMC Chapter 21.28. . . . . .
(C) Building Heights
The maximum height for buildings and parking structures shall be 35 feet. See Exhibit
B for a depiction of a proposed parking structure maximum height. Height protrusions
up to 45 feet are allowed in accordance with the provisions of CMC Chapter
21.46.020.
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Item 11, pg. 16
(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.
fl2) Repair-Four spaces per work bay for the first three bays. Two spaces
per bay for each bay in excess gf three. Work bays shall not count as
parking spaces.
(c) 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 long as it does not encroach into
any employee or customer designated parking spaces.
(e) All other uses -such parking as may be required by ChapterCMC
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 Citv Planner or
the final decision-making authoritv.
(2) Parking Structures
Parking structures may 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 vehicles 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
Item 11, pg. 17
Parking structures may be used for car washing and detailing and/or storage
provided these use.s 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 harn1onious 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 ofmaterials and colors shall be
reviewed and approved by the City Planner or final decision-making authority.
_(f) 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) (1) Streetscape adjacent to Interstate 5: The 1 Q!' 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) (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 Avenida 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
Item 11, pg. 18
(5) (5) ·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
i]l_ 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
(a)
(b)
(c)
(d)
Each lot will be permitted signage equal to two square feet per lineal
foot of building frontage. ·
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. Interstate 5 shall rtot be considered a surface street.
Signs oriented to surface streets, but still visible from Interstate 5, shall
be consistent in size. color and illumination.
15
Item 11, pg. 19
(e) All signs shall be placed so as not to be detrimental to traffic safety to
the satisfaction of the Traffic Engineer.
(f) 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
located. Roof mounted· signs are orohibited.
16
Item 11, pg. 20
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 crijeria:
1. 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 visually screened from exterior view bv fencing as required
in Section M (Fencing).
17
Item 11, pg. 21
(I) RoofEquipment
All equipment incJuding air conditioning equipment shall not be permitted on the roof
unless screened in an approvedmanner 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.
Refuse Collection Areas:
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 minimize glare away from A venida
Encinas and from the Interstate 5 corridor as the highest priority and to
minimize glare away from adjacent properties as a secondary priority.
(2) Design ·
All outdoor light fixtufes and pole specifications with respect to height, type,
proJected angle of light. material; colors>and use, shall be subject to approval of
the appropriate decision-making authority.
. . .
Lighting for the roof level of parking stmctures shall be limited to the use of
bollards. or lighting attached to th~ parapet walls. Roof top lighting shall not
exce·ed tpe height of the parapet wall.
18
Item 11, pg. 22
(3) Lighting Restrictio~s
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
-. . .
(1) 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 of 9 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. . · ·
CN) Undeveloped Areas
19
Item 11, pg. 23
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
Item 11, pg. 24
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 types 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 ofthe internal floor area of the existing building.
(2} Construction of new buildings that would result in an increase of less
than ten percent of the combined internal floor area of all existing
buildings on the site.
(3) Any interior or exterior improvements that do not add square footage
(e.g. architectural facade enhancements). ·
( 4) 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 floor 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 floor 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 1mproveinent to a buildmg 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
existing buildings on the_site.
21
Item 11, pg. 25
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.
Setbacks: All setbacks shall be measured from the property line.
(1) Avenida Encinas and Poinsettia Lane: All buildings shall maintain an average setback
of 30 teet ·.vith a minimum of 10 teet. All parking and drh'eway areas shall maintain a
minimum setback of 15 feet.
(2) 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 drive>.vays, 1 0 feet.
(3) Side yard: Side yards shall be a minimum of 5 feet.
(4) Rear yard: Rear yards shall be a minimum of lOfeet.
(5) Free'Nay 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 e~weed 75% of
gross lot area.
(C) Building Height: The maximum building height shall be 35 feet.
(D) Parking: Parking shall comply v.·ith Chapter 21.44 of the Municipal Code. Unless
otherwise stated herein, there shall be no parking permitted in the setback from Avenida
Encinas, Interstate 5, Poinsettia Lane or any front yard setbacks.
(E) ·Architecture: · Prior to issuance of any building permits for this site, architectural
guidelines for the entire site shall be submitted to and approved by the Land Use Planning
Manager. Since this site vlill be highly visible from the freeway, it is imperative that all
~ns of the buildings shall be aesthetically pleasing.
(F) Landscape: This site vlill be highly visible to traffic along Interstate 5, Poinsettia
Lane, and 1\venida Encinas;· therefore it is imperative that all development on this property
be •,veil landscaped. All landscaped areas shall be planted with a combination of trees,
5hruas and ground cover. Prior to approval of a bailding permit, each applicant shall submit
22
Item 11, pg. 26
Item 11, pg. 27
Item 11, pg. 28
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. Specifically, 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
Since 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 form and location develops a relationship
between building and parking areas where neither overpowers the other.
25
Item 11, pg. 29
Automotive retail design elements are based on the combination of two functionally defmed
volumes: a rectangular volume housing the workshop and warehouse for the service and parts
functions and a distinctly different volume housing the sales and administrative functions. The
architectural volume housing the sales function needs to be visually discemable 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 housing the workshop
and warehouse function are typically lower in height and in a supporting role to the 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 manufacturer, 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 ineet a vertical parapet-type wall with a built-up or embellished
cornice.· Gable roofs, if used, should use a curvilinear line prevalent ill 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 second-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
Item 11, pg. 30
Good examples of this type of architecture in Carlsbad are the San Diego Trust and Savings Bank,
located at the corner of Elm A venue and El Camino Real and the interior elevations of the Plaza De
La Costa Real project at the corner of La Costa Boulevard and El Camino Real, with the exception of
the Security Pacific Banlc
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 Nolvo) 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 df).istrict, 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 steel and masonry
construction, tower elements, and the use of glass and metal materials emphasize 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 unigue
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
unigue 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
Item 11, pg. 31
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 rooflines
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
Pavers and quarry stone
Enhanced' exterior shielded light incorporated into the building facades to accent specific areas
See Exhibit C
28
Item 11, pg. 32
Approved -Architectural Elements
Arcaded walkways/corridor
Deep inset openings
Hip roofs
Parapet walls with molded cornice
Embellished or molded cornice
Heavy looking columns/colonnade
Molded Yvall 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)
Hriri~ontal li~es
Butt -1 o inted gl~zing
Restrained. col~r and strategic lighting
See Exhibit C
29
Item 11, pg. 33
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Item 11, pg. 41
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AVEN~DA ENCINAS
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Item 11, pg. 42
VICINITY MAP
C::;!0$50 PCRI!:.A$1': 2M•O
I'IIST IG~f!AGE: 20.14-
EXISTING ZONING: C-2
EXISTING LAND USE: VISITOR CO!~gERCIAL
GENERAL COM!~ERCIAL
5PEClFIC PLAN/ SITE
DEVELOPMENT Pl..~H
PROPOSED LAND USE: AUTO RETAIL / GENERAL COMHERCIAL
VISITOR CC!-INlERCIAL
KAISER PERMANENTE
MEDICAL OFFICES LA QUNITA INN RAMADA MOTEL 6 BENIHANA OF CARLSBAD
EXHIBIT A
LIDAY INN
Item 11, pg. 43
PROPOSED PARKING STRUCTURE MAXIMUM HEIGHT
3 LEVELS ABOVE GROUND PARKING
-WITH SCREENED ROOF TOP PARKING
EXHIBITB
Item 11, pg. 44
AMENDMENT TO SP-186 · EXHIBIT C . . . . . . . . .
EXAMPLES bF ARCHITECTURAL DESIGNFEATURES FDR AREA C.: AUTOMOTIVE RETAIL DISTRICT
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1
Item 11, pg. 45
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AMENDMENT TO SP-186 EXHIBIT C
EXAMPLES OF ARCHITECTURAL DESIGN FEATURES FOR AREA C: AUTOMOTIVE RETAIL DISTRICT
2
Item 11, pg. 46