HomeMy WebLinkAbout2016-04-20; Planning Commission; ; SP 186(E) - HOEHN MOTORS AUTO RETAIL DISTRICTThe City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
ltemNo. 8
Application complete date: N/A
P.C. AGENDA OF: April 20, 2016 Project Planner: Shannon Werneke
Project Engineer: N/ A
SUBJECT: SP 186(E)-HOEHN MOTORS AUTO RETAIL DISTRICT-Request for a recommendation
of approval of a 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 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 Poinsettia Lane to the south,
addressed as 6800 and 6830 Avenida Encinas, within Local Facilities Management Zone
n. The City Planner has determined that this project is exempt from the requirements
of the California Environmental Quality Act (CEQA) pursuant to Section 15061(B)(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.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7157 RECOMMENDING
APPROVAL of Specific Plan Amendment SP 186(E) based on the findings and subject to the conditions
contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Background
Specific Plan 186 (SP 186), also known as the Occidentai-Jewitt Specific Plan, adopted on January 18,
1983 (City Council Ordinance No. 9660), consists of a 16-lot, 23.60-acre commercial subdivision located
on the northeast corner of Poinsettia Lane and Avenida Encinas and adjacent to Interstate 5 to the east.
SP 186 was adopted as a tool to implement the goals and policies of the General Plan, as well as to
provide a set of development standards, including architectural standards, to encourage high-quality
development of the area. Except where noted in the Specific Plan, SP 186 supersedes the development
standards of the underlying C-2, C-T, and Commercial/Visitor-Serving Overlay zoning designations. The
architectural guidelines of SP 186, the focal point for the subject amendment, currently limit the design
and style of all development within the Specific Plan to "Spanish-Mediterranean" and "Mission" styles.
When the Specific Plan was originally approved in 1982, it was believed that a cohesive architectural
style would encourage high-quality development.
The area encompassing SP 186 is built-out with a mixture of visitor-serving and commercial uses. Area A
of SP 186, which comprises the southern portion of the Specific Plan, is developed with more traditional
commercial-tourist uses, including a motel, hotel and a restaurant. Area B, comprising the northern
two-thirds of SP 186, is developed with a variety of commercial and office uses, including a medical
office, hotels, and two auto dealerships. The Hoehn Porsche dealership is located at the northern
boundary of SP 186, on the east side of Avenida Encinas, and is identified as Lot 16 of CT 81-5 {6800
~' ..... .,
SP 186{E)-HOEHN MOTORS AUTO RETAIL DISTRICT
April 20, 2016
Page 2
Avenida Encinas, APN 214-450-16). The Volvo dealership, which is independently-owned, is located
adjacent to and south of the Hoehn Porsche dealership. The Volvo dealership comprises two parcels
which are identifiied as Lots 14 and 15 of CT 81-5 (6830 Avenida' Encinas, APN 214-450-14, -15). As
required pursuant to the architectural guidelines of SP 186, the auto dealerships were designed to
incorporate Spanish-Mediterranean architectural features.
Table A below includes the General Plan designations, zoning and current land uses for the project site
and the surrounding properties.
TABLE A -·-
location General Plan Designation Zoning Current Land Use
General Commercial (GC) General Commercial, Porsche and Volvo auto
I Com mercia 1/Visitor~Servi ng dealerships ~~··_J Overlay Zone (C-2-Q, Lots 14-
16, Area B, SP 186)
I 1 Planned Industrial (PI) and Planned Industrial (PI) and Vacant
North j Office (0) Office (O) (Encina Wastewater
~~uth reral Commercial (GC)
Authority site)
General Commercial, Kaiser medical office
Commercial/Visitor-Serving
Overlay Zone (C-2-Q, Lots 11-
13, Area B, SP 186)
East Transportation Corridor (T-C) Transportation Corridor (TC) Interstate 5 --
Visitor Commercial (VC) and Commercial Tourist (C-T) and Dehesa Charter School,
West I Residential, 15-23 dwelling Residential Medium-Density Poinsettia Station
__ _ __ L~I'litsj>~r_ac.;re (R-23) (RD-M) apartments
Project Description
Automotive retail uses rely, in part, upon recognition of branded architecture to express an identity and
contributes towards the overall value and success of the brand. To allow for corporate recognition at
the subject auto dealerships (i.e., Porsche and Volvo), the project applicant, Hoehn Porsche, has
submitted a request to amend SP 186 to allow for contemporaryarchitectural styles for lots 14, 15 and
16 of CT 81-5 and SP 186. More specifically, the applicant proposes to remove lots 14, 15, and 16 from
Area B of SP 186 and to create a new land use district, "Area C", the "Automotive Retail District". This
new district is intended to guide redevelopment and enhancements to the auto dealerships (i.e., lots 14-
16 of SP 186) and any related accessory uses. Architectural guidelines, as well as examples of
contemporary architecture, are proposed to be included as part of the new Automotive Retail District.
In addition to the proposal to allow for contemporary architecture in proposed Area C of SP 186, the
applicant proposes to amend SP 186 to add the same development review process included as part of
the Car Country Specific Plan. The new process add~ three categories or levels of review: Exemptions,
Minor Site Development Plan, and Site Development Plan. A Minor Site Development Plan requires
approval by the City Planner, while a Site Development Plan requires approval by the Planning
Commission. Because the properties are located in the coastal ·zone, unless a project is found to be
exempt pursuant to Carlsbad Municipal Code (CMC) Chapter 21.201, a Coastal Development Permit will
also be required.
SP 186(E)-HOEHN MOTORS AUTO RETAIL DISTRICT
April 20, 2016
Page 3
Finally, the applicant proposes the addition of development standards which are unique to Area C and
which more closely align with the development standards ofthe underlying General Commercial (C-2)
zone, as well as the Car Country Specific Plan. This includes standards such as setbacks, building
coverage, parking, landscaping, signage, storage, fencing, lighting and roof equipment.
Other changes include updates to code references and City Planner title changes. The proposed
changes to the Occidentai-Jewitt Specific Plan, SP 186(E), are shown in a strikethrough/underline exhibit
attached to the City Council draft ordinance.
While the applicant of Hoehn Porsche filed the subject application, the owner of the Volvo dealership,
which is proposed to be included in the proposed Automotive Retail District, is also supportive of the
request. Please see Attachment 4 for reference.
Ill. ANAL YS~!
The proposed project is subject to the following plans, ordinances and standards as analyzed within the
following section of this staff report:
A. Genel"al Plan Land Use Element-General Commercial (GC) Land Use Designation;
B. Occidentai-Jewitt Specific Plan (SP 186{E));
C. General Commercial and Commercial/Visitor-Serving Overlay Zone -(C-2-Q) (CMC Chapter
21.28 and 21.208);
D. Mello I Segment of the Local Coastal Program, Coastal Development Permit Procedures, and
Coastal Resource Protection Overlay Zone {CMC Chapter 21.201, 21.203, and 21.205); and
E. Growth Management Ordinance (Local Facilities Management Plan Zone 22).
The recommendation for approval for this project was developed by analyzing the project's consistency
with the applicable regulations and policies. The project's compliance with each of the above
regulations is discussed in detail in the following sections.
A. General Plan
Lots 14, 15 and 16 of SP 186 have a General Plan Land Use designation of General Commercial (GC). The
proposed amendment to create an Auto Retail District is consistent with the policies and programs of
the General Plan .. Specifically, the amendment promotes continued economic growth and enhanced
vitality of the auto-related land uses which serve a broader area of the community and region.
Therefore, SP 186(E) is consistent with the Land Use Element of the General Plan as illustrated in Table B
below.
I
SP 186(E)-HOEHN MOTORS AUTO RETAIL DISTRICT
April 20, 2016
Page 4
TABLE B: GENERAL PLAN COMPLIANCE
ELEMENT 1. USE CLASSIFICATION, GOAL, PROPOSED USES AND ~ OBJECTIVE, OR PROGRAM IMPROVEMENTS
Land Use & -G.16 The proposed Auto Retail District
Communit 1sure that the scale and specifies that all buildings will be
Design j character of new development limited to a maximum height of 35
I is appropriate to the setting feet, with allowable architectural
and intended use. projections up to 45 feet. The height I
limitations are tonsistent 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
I
northwest of the project site.
Therefore, the scale and character of
I any future remodel will be
I 1 appropriate with the setting and
intended use.
Land Use & 2--P.29 The proposed Auto Retail District
Community Maintain consistency between creates a separate district in SP 186
Design the General Plan and Title 21 of which addresses the corporate
the Carlsbad Municipal Code branding needs associated with auto-
(Zoning Ordinance and map). 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. -Mobility 3-·P.S The proposal does not require
Require developers to improvements to the existing street
construct or pay their fair share system as it only allows additional
toward improvements for all land use flexibility, creates new
travel modes consistent with development standards, as well as a
the Mobility Element, the process to redevelop the existing
Growth Management Plan, and auto dealerships. Any future
specific impacts associated remodel at either the Porsche or
with their development. Volvo dealerships will be accordingly-
~onditioned to pay all necessary
---'--
impact fees.
COMPLY
Yes
Yes
Yes
SP 186(E)-HOEHIN MOTORS AUTO RETAIL DISTRICT
April 20, 2016
Page 5
TABLE B: GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE CLASSIFICATION, GOAL, PROPOSED USES AND
OBJECTIVE, OR PROGRAM IMPROVEMENTS
Noise 5-·G.2 Lots 14,15, and 16 of SP 186 are
Ensure that new development located adjacent to Interstate 5.
is compatible with the noise Pursuant to the Noise Element, the
environment, by continuing to lots are located within the 70+
use potential noise exposure as Community Noise Equivalent Level
a criterion in land use planning. {CNEL) existing and future noise
contour. Future development within
5-P.2 the Auto Retail District will require a
Require a noise analysis be noise study prepared by a certified
conducted for all discretionary consultant to ensure that the noise
d1~velopment proposals located levels are adequately attenuated and
where projected noise consistent with the General Plan and
el<posure would be other than Noise Guidelines Manual.
"normally acceptable."
5-·P.3
For all projects that require
discretionary review and have
noise exposure levels that
eJ<ceed the standards in Table
5-·1, require site planning and
architecture to incorporate
noise-attenuating features.
With mitigation, development
should meet the allowable
outdoor and indoor noise
standards in Table 5-2. When a
b!Uilding's openings to the
eJ<terior are required to be
closed to meet the interior
noise standard, then
mechanical ventilation shall be
provided.
Economy, 8··G.1 The proposal to create an Auto Retail
Business Facilitate retention, expansion, District in SP 186 facilitates the
Diversity and and incubation of businesses redevelopment of two existing auto
Tourism that meet the city's economic dealerships through the allowance of
d1~velopment objectives. an alternate architectural style.
I Ultimately, the new District will
8--G.3 enhance the climate for conducting
Maintain and enhance a world business in Carlsbad.
class climate for conducting
business in Carlsbad.
COMPLY
Yes
SP 186(E) ·-HOEHN MOTORS AUTO RETAIL DISTRICT
April 20, 2016
Page 6
B. Occidentai-Jewitt Specific Plan Amendment 186(E)
The proposed Specific Plan Amendment, SP 186(E) is a property-owner initiated amendment to the
Occidentai-Jewitt Specific Plan to accomplish the following:
1. Remove lots 14, 15, and 16 from Area B of SP 186 and create a new land use district for lots 14-
16 entitled "Area C," the "Automotive Retail District." The primary purpose of the Automotive
Retail District is to allow an alternate architectural style and guide redevelopment and
enhancements to the auto dealerships and any related accessory uses. Architectural guidelines,
as well as examples of contemporary architecture, are proposed to be included as part of the
new Automotive Retail District.
As discussed in the "Architectural Elements" section of the proposed amended Specific Plan, the
applicant envisions a modern, stream-lined architectural style which embodies the current
automotive brands in the market Linear building planes, curved facades, exposed steel and
masonry construction, tower elements, as well as the use of glass and metal materials are
intended to highlight the technical sophistication. In addition, high-end finishes and products
are .incorporated into the architectural design to provide a unique and upscale image which
aligns with the vehicles being marketed.
2. Add a development review process to Area C, which mimics the development process in the Car
Country Specific Plan. The proposed development review process would require city staff review
to determine whether a Site Development Plan would be required. The new process adds three
categories or levels of review: Exemptions, Minor Site Development Plan, and Site Development
Plan. A Minor Site Development Plan requires approval by the City Planner, while a Site
Development Plan requires approval by the Planning Commission. Because the properties are
located in the coastal zone, unless a project is found to be exempt pursuant to CMC Chapter
21.201, a Coastal Development Permit will be also be required.
3. Add development standards which are unique to Area C and which more closely align with the
development standards of the underlying General Commercial (C-2) zone, as well as the Car
Country Specific Plan. This includes standards such as setbacks, building coverage, parking,
landscaping, signage, storage, fencing, lighting and roof equipment. The maximum allowable
height pursuant to the SP 186 is 35 feet. The proposed height for Area C will remain at 35 feet,
with allowable architectural projections up to 45 feet. In addition, provisions are proposed in
the Specific Plan which would allow for parking structures.
The proposed changes to SP 186 are presented in a strikethrO\lgh/underline format in Exhibit X of the
City Council Draft Ordinance., As highlighted in the General Plan consistency Table B above, the
amended Specific Plan complies with the goals, objectives, and policies of the various elements of the
General Plan. SP 186 will continue to be the controlling document for any development proposed in the
Specific Plan area.
C. General Commercial and Commercial/Visitor-Serving Overlay Zone (C-2-Q) (CMC Chapters
21.28 and 21.208)
The underlying General Commercial (C-2-Q} Zone development standards and permitted uses for lots
14, 15, and 16 of SP 186 (APNs 214-450-14, -15, and -16) are superseded by the development standards
and permitted uses of the Occidentai-Jewitt Specific Plan, SP 186; therefore, the C-2 development
SP 186(E)-HOEHN MOTORS AUTO RETAIL DISTRICT
April 20, 2016
Page 7
standards are not applicable. In general, the development standards that are proposed to be added to
the new Automotive Retail District are equal to or more restrictive than the standards in the C-2 zone,
particularly as it n~lates to building height and setbacks. The maximum allowable building height in the
proposed Auto Retail District is 35 feet with allowable architectural projections up to 45 feet. The C-2
zone allows buildings with a height up to 55 feet with the approval of a Site Development Plan .. In
addition, no structural setbacks are required in the C-2 zone. SP 186(E) proposes an average front yard
setback of 30 feet from Avenida Encinas (minimum 10 foot building setback and 15 feet for
parking/driveways), and a minimum side and rear yard setback of five (5) and 10 feet, respectively.
D. Mello I Segment of the local Coastal Program, Coastal Development Permit Procedures, and
Coastal Resource Protection Overlay Zone (CMC Chapters 21.201, 21.203, and 21.205)
The project site is located within the Mello I Segment of the Local Coastal Program (LCP). While the
proposed amendment to SP 186 is exempt from the requirement of a Coastal Development Permit, all
future development proposed on Lots 14, 15, and 16 of SP 186 will be subject to CMC Chapters 21.201,
21.203 and 21.20S.
E. Growth Management Ordinance (Local Facilities Management Plan Zone 22)
The project area is located within Local Facilities Management Plan (LFMP) Zone 22 in the southwest
quadrant of the City. The proposed Specific Plan Amendment does not have any impacts on public
facilities. All infrastructure needed to serve existing auto dealerships are presently in place, in
accordance with the Zone 22 Local Facilities Management Plan.· Fees for development impacts are
levied at building permit issuance pursuant to LFMP Zone 22 requirements.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project is exempt from the provisions of CEQA, pursuant to
CEQA Guidelines Section 15061(B)(3) (General Rule) and City of Carlsbad Municipal Code Chapter
19.04.070(A)(1)(c]l, 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.
ATTACHMENTS:
1. Planning Commission Resolution No. 7157
2. Location Map
3. Disclosure Statement
4. Correspondence received from Mo Singh, March 28, 2016
NOT TO SCALE
SITE MAP
Hoehn Motors Auto Retail District
SP 186(E)
C!TY OF·
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov CARLSBAD
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following ~nformation MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
~ote: ,>:.: .,, . .·.···.· .. ·. :' . .· ·.· : ,·,,.•:•···· .. • . . . : . . • • . , >' • ...•. < .·, .•. .., P~rson.· is .clefil"ll:)q~s·''J\nY ifidiyi~u<ili;···TIPl1· .~GO-p~rtners~ip, joint yenture~ ~ss~giati9:~·.·so~i~[ plu~ •• fratern;;~l
orgqnizati()TJ, CCiip()ration,. est~.te,, tl"ust,·••re~;ehter; SY!ldicate,, jn .. trls. ~119 ''il~Y 9tnercqunty. city a,rid'q:mnty,:
CityiTlu.nicipality;. diWict qr otn:er potiti¢aJ sllbt;livision or anY ()fJiergroupcir c9rri~inatlon'.actirig ,as a,ui'lif~. · .. ···
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1.
2.
P-1(A)
APPLICANT (Not the applicant's agent)
Provid1a the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include~ the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separatte page may be attached if necessary.)
Person. (t:;;"p Ho e>ttt-.i Corp/Part'-----------
Title C¥0-tJt?;~,Pr-L LVv\f<JA"W-~ f?-~. Title. ____________ _
Addre1;ss7:zs-:::-~fL-~6'l't~·cfL~¥:: PI~. --~ddress~-----------
C;A fi...Lh@ kP C4\ bl :;Lccc 0 OWNER (Not the owner'S' agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all indiividuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
~-t,'" "") t. I : r ... · . ~ Person l .c::'t · rtc~2>H t-J Corp/Part. __________ _
T. ~-· -t$ '-·-" . J q ';!.· ' ' " ., .h 1tle (5"t::>Nt:::'ftA'{.,.. ~v¥ .. i~&€J.·r<-·-Title. ___ ...,;_ ________ _
Address 5 ~-n S .. -CA~'-c<-:'!/ t-JTl~i1.-PI~.Address. ____________ _
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3. NON-P'ROFIT ORGANIZATION OR TRUST
4.
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust N' /A-Non Profit/Trust,__ _______ _
Title Title ____________ _
Address. __________ _ Address. ___________ _
Have you had more than $500 worth of business transacted with any member of City
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months?
0 YE:Js ~ If yes, please indicate person(s): __________ _
NOTE: Attach additional sheets if necessary.
I certify that all the aboye information is true and correct to the best of my knowledge. 1/ -;·· {/ ' . ' .. . . ~ . / . --~' / :· ' --~ ·-. ' ., . . .. -;.MH'tE·vkx· ?};2 / /'"S f.v-4 -q:j;2 I ft::::::.
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March 28, 2016
City of Carlsbad
Attn. Ms. Shannon Werneke, Shannon.Werneke@carlsbadca.gov
Planning Dept.
1635 Faraday Ave., Carlsbad, CA 92008
(760) 602-4621
ATIACHMENT4
CARLSBAD VOLVO
Authorized Volvo Cars Retailer
6830 Avenida Encinas
Carlsbad, California 92011
Telephone 760 931-7100
Fax 760 931-1618
www.carlsbadvolvo.com
Re: Hoehn Motors Porsche & proposed Specific Plan amendment (SP-186E)
6800 A venida Encinas, Carlsbad, CA 92011
Dear Ms. Werneke,
I, Mohinder Singh, am the property owner of Carlsbad Volvo, located at 6830 A venida
Encinas, Carlsbad, CA 92011. I support the proposed amendment to Specific Plan (SP-
186E) which would add an Automotive Retail District and alternate architectural styles
to 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).
If you have any questions or require additional information, please contact me at (760)
931-7100. Thank you for your assistance in this matter.
Sincerely,
-----·\ ll'l/) />--/I'~
Mohinder Singh
Glendora Motorcars Co. Inc. (Ownership of property)
Carlsbad Volvo