HomeMy WebLinkAbout2019-04-17; Planning Commission; ; SP 2018-0001 (DEV2018-0077) / CUP 2018-0017 (DEV2018-0155) – CARLSBAD RACEWAY SPECIFIC PLAN / TESLA – SALES AND SERVICE CENTERItem No.
Application complete date: N/A
P.C. AGENDA OF: April 17, 2019 Project Planner: Chris Garcia
Project Engineer: David Rick
SUBJECT: SP 2018-0001 (DEV2018-0077) / CUP 2018-0017 (DEV2018-0155) – CARLSBAD RACEWAY
SPECIFIC PLAN / TESLA – SALES AND SERVICE CENTER – Request for a recommendation
of approval for a Specific Plan for the Carlsbad Raceway Business Park and a request for a
recommendation of approval for a Conditional Use Permit to allow an electric vehicle
dealership with electric vehicle repair at 3248 Lionshead Avenue within Local Facilities
Management Zone 18. The City Planner has determined that the project belongs to a class
of projects that the State Secretary for Resources has found do not have a significant
impact on the environment, and it is therefore exempt from the requirement for the
preparation of environmental documents pursuant to CEQA Guidelines Section
15061(B)(3) (Common Sense Exemption), Section 15301 (Existing Facilities), and City of
Carlsbad Municipal Code Chapter 19.04.070(A)(1)(c), minor municipal code amendments.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution Nos. 7319 and 7320
RECOMMENDING APPROVAL of Specific Plan SP 2018-0001 and Conditional Use Permit CUP 2018-0017
based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The proposed project consists of two actions. The first action consists of the creation of a Specific Plan to
allow for electric vehicle sales within the Carlsbad Raceway Business Park (CT 98-10). The second action
is a Conditional Use Permit to allow an electric vehicle dealership and repair facility within an existing
building in the proposed Carlsbad Raceway Specific Plan area.
Carlsbad Raceway Specific Plan
The proposed Carlsbad Raceway Specific Plan covers approximately 135 acres and includes all 28 lots that
were previously subdivided by Carlsbad Tract Map CT 98-10 – Carlsbad Raceway Business Park. The lots
are located on the north and south side of Lionshead Avenue, from Melrose Drive to the eastern city
boundary, with two lots located on the west side of Melrose Drive. Most of the area has been developed
with industrial buildings, except for four vacant lots on the south side of Lionshead Avenue, between
Melrose Drive and Eagle Drive. The proposed specific plan area is surrounded by industrial uses and open
space, as well as a car wash and commercial development in the City of Vista to the east.
The approximately 135 acres is proposed to be divided into three planning areas. Planning Area 1 consists
of Lots 16-24 of CT 98-10 totaling approximately 21.10 acres. Planning Area 2/2A consists of Lots 1-15 and
Lot 25 totaling approximately 65.10 acres. Planning Area 3 consists of Lots 26-28 totaling approximately
48.86 acres.
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The proposed land uses in Planning Area 1 are the permitted and conditionally permitted uses allowed by
the Planned Industrial (P-M) Zone. In addition, Electric Vehicle Dealerships are proposed as a
conditionally-permitted use within Planning Area 1 only, subject to the approval of a Conditional Use
Permit by the Planning Commission.
The proposed land uses in Planning Area 2/2A are the permitted and conditionally permitted uses allowed
by the Planned Industrial (P-M) Zone. No additional land uses are proposed to be added or excluded from
this area.
The lots within Planning Area 3 all have a General Plan Land Use Designation and Zoning Designation of
Open Space (OS). The proposed land uses shall be consistent with the Open Space Zone. Furthermore,
the majority of Planning Area 3 is designated as Habitat Management Plan (HMP) hard line area. The
proposed Specific Plan does not propose any changes to this area and will remain subject to the
requirements of the HMP.
The Carlsbad Raceway Specific Plan defines electric vehicle dealerships as an automobile sales agency that
only sells and/or distributes fully-electric vehicles on-site. An electric vehicle dealership may act as a
stand-alone sales or distribution center for fully-electric vehicles, and/or in conjunction with a
service/repair station. The sale or lease of new fully-electric vehicles will only be permitted in conjunction
with the sale of new fully-electric vehicles on the same site.
Table 1 below includes the General Plan designations, zoning and current land uses of the proposed
Specific Plan area and surrounding properties.
TABLE 1 – SURROUNDING LAND USE – SPECIFIC PLAN BOUNDARIES
Location General Plan Designation Zoning Current Land Use
Site Planned Industrial (PI) / Open
Space (OS)
Planned Industrial (P-
M) / Open Space (OS)
Industrial/Vacant/
Open Space
North City of Vista City of Vista Industrial / Open Space
South PI P-M Industrial
East City of Vista City of Vista Commercial
West PI / OS P-M / OS Industrial / Open Space
Tesla – Sales and Service Center
A Conditional Use Permit (CUP 2018-0017) has been submitted to allow an electric vehicle dealership
within an approximately 54,000-square-foot existing industrial building at 3248 Lionshead Avenue. The
property is located within Planning Area 1 of the proposed Carlsbad Raceway Specific Plan.
The electric vehicle sales showroom and office area totals approximately 5,500 square feet. The majority
of the building’s square footage (approximately 35,000 square feet) is dedicated to electric vehicle repair.
The remaining space consists of warehouse and employee break areas.
The sales area will function primarily to showcase the electric vehicles, display sample finishes and trims,
and provide an interactive learning environment where customers can design and customize a vehicle.
Once ordered, the custom vehicle is produced off-site and delivered to this Carlsbad location. An
appointment is then made so that the buyer will arrive on site to receive the vehicle.
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The vehicle service will mainly be based on appointments, although walk-ins will be accepted based on
availability. The service entrance is located on the west side of the building through an existing roll-up
door. It is anticipated that most service appointments will be handled in under an hour. In this case,
customers typically make use of the customer lounge which has amenities such as snacks, beverages, and
television. For longer repairs, customers may choose to wait, or leave off-site and pick up the vehicle when
the repair has been completed. No oil, gasoline, or other hazardous substances traditionally part of
internal combustion vehicle repairs will be found at the service center.
Auto repair is a conditionally-permitted use within the P-M Zone and is subject to a Minor Conditional Use
Permit approved by the City Planner. A Minor CUP (CUP 2018-0007) was approved for auto repair on this
site on June 12, 2018. However, as of March 21, 2019, building permits for a tenant improvement have
not been issued and, therefore, the building remains vacant. The existing vacant building was developed
following approval of Minor Site Development Plan SDP 16-02. This CUP incorporates auto repair with
electric vehicle sales and will supersede CUP 2018-0007.
The electric vehicle dealership is subject to the development and performance standards listed in the P-
M Zone and the Carlsbad Raceway Specific Plan. These standards include but are not limited to noise,
odor, trash, outdoor equipment, sound/paging systems and loading/unloading.
Table 2 below includes the General Plan designations, zoning and current land uses of the proposed
electric vehicle dealership project site and surrounding properties.
TABLE 2 – SURROUNDING LAND USE – ELECTRIC VEHICLE DEALERSHIP SITE
Location General Plan Designation Zoning Current Land Use
Site Planned Industrial (PI) / Open
Space (OS)
Planned Industrial (P-
M) / Open Space (OS)
Vacant Industrial Building
(Approved for Auto Repair)
North OS OS Open Space
South PI P-M Industrial
East OS OS Open Space
West PI P-M Industrial
III. ANALYSIS
The project is subject to the following regulations:
A. Planned Industrial (PI) General Plan Land Use designation;
B. Carlsbad Raceway Specific Plan (SP 2018-0001);
C. Planned Industrial (P-M) Zone (CMC Chapter 21.34) and Open Space (OS) Zone (CMC Chapter
21.33);
D. Conditional Use Permit Regulations (CMC Chapter 21.42);
E. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP);
F. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan
(LFMP) Zone 18; and
A. Planned Industrial (PI) General Plan Land Use Designation
The proposed Specific Plan area is currently designated by the General Plan for Planned Industrial (PI)
(Lots 1-25) and Open Space (OS) (Lots 26-28) land uses. The Planned Industrial land use designation is
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intended to provide and protect industrial lands primarily for corporate office, research and development,
and manufacturing uses. Certain commercial uses are also permitted. The Open Space designation
includes natural resource areas, areas for the production of resources, and recreation and aesthetic areas.
The majority of the open space area within the proposed Specific Plan boundary is dedicated to natural
open space, trails, and major electric power transmission lines. A small amount is developed as a passive
park area for the public and employees of the surrounding area. No change is proposed to the existing
land use designations and the proposed allowed land uses remain consistent with their corresponding
land use designation. Table 3 below indicates how the proposed Specific Plan and the Conditional Use
Permit for an electric vehicle dealership comply with the General Plan.
TABLE 3 – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Land Use Goal 2-G.1
Maintain a land use program with
amount, design and arrangement of
varied uses that serve to protect and
enhance the character and image of
the city as expressed in the Carlsbad
Community Vision, and balance
development with preservation and
enhancement of open space.
Goal 2-G.8
Provide opportunities for continued
economic growth and vitality that
enhance Carlsbad’s position as a
premier regional employment center.
Goal 2-G.9
Accommodate a diversity of business
establishments in appropriately-
scaled settings, including large-scaled
industrial and research and
development establishments
proximate to the McClellan-Palomar
Airport, regionally-scaled shopping
centers, and neighborhood-serving
commercial centers with smaller-
sized stores, restaurants and offices
to meet shopping, recreation, and
service needs of residents and
visitors.
The proposed Specific Plan
implements the prior industrial
subdivision of CT 98-10 by providing
for industrial and conditionally-
permitted commercial land uses in
the eastern edge of the city and
preserves open space habitat. The
Specific Plan is near the residential
component of the Rancho Carrillo
Master Plan, but does not create any
land use conflicts due to the
separation provided by Palomar
Airport Road and the Palomar Forum
Office/Industrial Development.
The continued build out of the
Specific Plan will satisfy these goals
by providing the development of
industrial and conditionally-
permitted commercial uses to serve
as an employment base for both the
community and the region. In
addition, the specific allowance for
electric vehicle sales in close
proximity to housing and
employment areas will conveniently
serve both residents and persons
employed locally.
Yes
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Mobility Policy 3-P.5
Require developers to construct or
pay their fair share toward
improvements for all travel modes
consistent with the Mobility Element,
the Growth Management Plan, and
specific impacts associated with their
development.
Policy 3-P.18
Encourage and seek partnerships to
foster innovations in emerging
technology for transportation
mobility to support the city’s
workforce, residents, and tourists.
Integration between communication
technology, energy, and
transportation mobility should be
encouraged.
Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote
livable streets.
All projects within the Carlsbad
Raceway Specific Plan area will be
designed to meet applicable
circulation requirements which
include appropriate driveway access
points from Lionshead Avenue,
Melrose Drive, or Eagle Drive. In
addition, applicants will be required
to pay traffic impact fees prior to
issuance of a building permit that will
go towards future road
improvements.
The Carlsbad Raceway Specific Plan
directly implements this policy by
providing the allowance for electric
vehicle dealerships, which represent
emerging energy technology, in the
context of a conditionally-permitted
use in Area 1.
The proposed project area will
maintain existing sidewalks and
landscaping which are provided along
all public streets within the proposed
Carlsbad Raceway Specific Plan area.
Pedestrian access to and from the
project sites will be maintained.
Yes
Noise Goal 5-G.2
Ensure that new development is
compatible with the noise
environment, by continuing to use
potential noise exposure as a
criterion in land use planning.
All existing and proposed uses within
the proposed Carlsbad Raceway
Specific Plan area are required to
meet the performance standards
within the Specific Plan and the P-M
Zone. This includes the maximum
allowable exterior noise level of any
use shall not exceed a daily average
of 65 Ldn as measured at the
property line.
Yes
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Policy 5.P.2
Require a noise study analysis be
conducted for all discretionary
development proposals located
where projected noise exposure
would be other than “normally
acceptable.”
A noise study by Charles M. Salter
Associates Inc., dated May 25, 2018,
was provided for the repair portion
of the electric vehicle dealership. The
project is conditioned to comply with
the requirements of the noise study
which lists requirements for roof
mounted equipment and placement
of auto repair equipment to meet city
noise standards of a maximum 65
Ldn as measured at the property line.
Public Safety Goal 6-G.1
Minimize injury, loss of life, and
damage to property resulting from
fire, flood, hazardous material
release, or seismic disasters.
Policy 6-P.6
Enforce the requirements of Titles
18, 20, and 21 pertaining to drainage
and flood control when reviewing
applications for building permits and
subdivisions.
Policy 6-P.34
Enforce the Uniform Building and Fire
codes, adopted by the city, to provide
fire protection standards for all
existing and proposed structures.
Policy 6-P.39
Ensure all new development
complies with all applicable
regulations regarding the provision of
public utilities and facilities.
All proposed structural
improvements are required to be
designed in conformance with all
seismic design standards. In
addition, the proposed electric
vehicle dealership in an existing
building is consistent with all the
applicable fire safety requirements.
Further, the project has been
conditioned to develop and
implement a program of “best
management practices” for the
elimination and reduction of
pollutants which enter into and/or
are transported within storm
drainage facilities.
Yes
Yes
Sustainability Policy 9-P.1
Enforce the Climate Action Plan as
the city’s strategy to reduce
greenhouse gas emissions.
The proposed Electric Vehicle
Dealership which includes electric
vehicle sales and service is proposed
within an existing vacant building.
The 54,000-square-foot building was
approved for a mix of office,
manufacturing and warehousing uses
in 2016 (SDP 16-02) and built in 2017.
The building was found to be below
the 900 MTCO2e screening threshold
of the city’s Climate Action Plan. The
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
proposed Electric Vehicle Dealership
will only generate 52 additional
average daily trips (ADT) than
anticipated with the approval of SDP
16-02. Additionally, many of the
vehicle trips to and from the site will
be from fully-electric vehicles which
will help to reduce carbon dioxide.
Furthermore, electric vehicle
superchargers will be located on-site
to encourage the use of renewable
energy. Therefore, the project
remains below the 900 MTCO2e
screening threshold of the city’s
Climate Action Plan.
The proposed Electric Vehicle
Dealership site located at 3248
Lionshead Avenue has already been
approved for auto repair (CUP 2018-
0007) and tenant improvement
building permits have been
approved, but not issued for the site
(as of March 21, 2019). It is not
anticipated that future tenant
improvements to add electric
vehicles sales will exceed the
valuation thresholds that trigger
additional CAP requirements related
to energy efficiency, photovoltaic,
electric vehicle charging, water
heating, and traffic demand
management requirements.
B. Carlsbad Raceway Specific Plan (SP 2018-0001)
California Government Code Section 65451 governs the content of specific plans. The proposed Carlsbad
Raceway Specific Plan contains all information required by state law. The plan consists of both text and
diagrams which specify the following: 1) the distribution, location and extent of land uses, including open
space, within the area covered by the plan; 2) the distribution, location, extent, and intensity of any
proposed infrastructure; 3) standards and criteria by which development will proceed, and standards for
the conservation, development, and utilization of natural resources where applicable; 4) implementation
measures including public works and financing projects as necessary to carry out the plan; and 5) a
statement of the relationship of the Specific Plan to the General Plan.
The primary purpose of the Specific Plan is to clearly define permitted land uses within certain planning
areas. The Specific Plan requires project compliance with the development standards of the P-M Zone and
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provides general site and architectural design guidelines. In summary, the Specific Plan provides for the
design, development, and operation of an industrial park, with the allowance of electric vehicle
dealerships on nine of the 25 lots currently zoned P-M. As indicated in the General Plan Compliance Table
3 above, the project complies with the goals, objectives, and policies of the various elements in the
General Plan. All projects within the Specific Plan area have been or will be conditioned to implement
required infrastructure improvements consistent with the Zone 18 Local Facilities Management Plan
(LFMP).
The development of a Specific Plan requires Native American tribal consultation under Senate Bill (SB) 18
(Government Code § 65352.3). SB 18 consultation shall be initiated and concluded prior to the City Council
taking action on this project. A notice to the appropriate tribes was mailed on January 8, 2019. One tribe,
San Luis Rey Band of Mission Indians (SLR), requested consultation on the project. After consulting with
SLR, it was determined that there are no issues of concern given that the Specific Plan does not authorize
any ground disturbing activities and the existing open space will remain as it is today.
C. Planned Industrial (P-M) Zone and Open Space (OS) Zone (CMC Chapters 21.34 and 21.33)
The Specific Plan does not propose to change the existing Planned Industrial (P-M) zoning or Open Space
(OS) zoning on any of the lots. In addition to the standards of the Specific Plan, the P-M-zoned lots will
remain subject to the development and performance standards in accordance with Chapter 21.34 of the
Carlsbad Municipal Code (CMC). The OS-zoned lots will remain subject to the standards in CMC Chapter
21.33 and the Carlsbad HMP. Since the Specific Plan is more restrictive than the P-M and OS zones, the
Specific Plan becomes the official zoning for all properties within the proposed Carlsbad Raceway Specific
Plan area.
The P-M Zone requires approval of a Minor Site Development Plan (SDP) for all development. However,
the electric vehicle dealership is proposed within an existing building on a developed site which was
previously approved by SDP 16-02. No major changes are proposed to the existing building footprint,
elevations, or site plan that were approved by SDP 16-02. Therefore, the proposed project does not
require a Minor SDP. The electric vehicle dealership meets or exceeds the requirements of the P-M Zone
and the proposed Specific Plan as outlined in Table “4” below.
TABLE 4 – P-M ZONE AND SPECIFIC PLAN DEVELOPMENT STANDARDS COMPLIANCE
P-M Standards Required Proposed Comply
Setbacks Front: 35’ average setback, however not less
than 25’
Sides: 10’
Rear: 20’
Front: >35’ average
setback
West Side: 64’
East Side: 47’
Rear: 65’
Yes
Lot Coverage 50% 31.4% Yes
Parking Vehicle sales:
1 space per 400 s.f. of gross floor area
3,935 s.f./400 s.f = 10 parking spaces
Vehicle Repair:
4 spaces per work bay (up to three), plus 2
spaces per bay in excess of three. (7 work bays
proposed)
136 parking spaces
provided on-site.
Yes
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(4 spaces x3 bays = 12) + (2 spaces x4 bays = 8)
= 20 parking spaces
Office:
1 space per 250 s.f. of gross floor area
4,154 s.f./250 s.f. = 17 parking spaces
Storage:
1 space per 1,000 s.f. of gross floor area
11,098 s.f./1,000 s.f. = 12 parking spaces
Total Parking Spaces Required:
10+20+17+12 = 59
Specific Plan
Standards
Required Proposed Comply
Location Inside
Building
All repair and service activities shall primarily
occur inside the primary building(s) on-site.
The auto repair and
vehicle sales are
both located entirely
within an existing
building.
Yes
Outdoor
Storage
Outdoor storage of equipment shall be
screened with materials architecturally
integrated with the main building. No outdoor
storage of hazardous materials or other
chemical products is allowed.
No outdoor storage
of equipment or
materials is
proposed. Roof-
mounted
mechanical
equipment will be
screened from view.
Yes
Loading Provisions for loading and unloading shall be
provided on-site. Such area shall not be
permitted in the front yard setback.
A loading dock is
located at the rear
of the existing
building and
circulation is
provided around the
entire building to
facilitate truck traffic
on-site.
Yes
D. Conditional Use Permit Regulations (CMC Chapter 21.42)
The proposed electric vehicle dealership (CUP 2018-0017) includes electric vehicle sales and electric
vehicle repair. Electric vehicle dealerships are an allowed use in the proposed Carlsbad Raceway Specific
Plan (SP 2018-0001) subject to the approval of a Conditional Use Permit by the Planning Commission. Auto
repair is an allowed use in the Planned Industrial (P-M) Zone subject to the approval of a Minor Conditional
Use Permit by the City Planner. However, the City Council is the final decision maker on all concurrently
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processed development permits that include a permit that requires a decision from the City Council (SP
2018-0001). CMC Chapter 21.42 requires that four findings be made to approve a conditional use permit.
All findings can be made for this project as discussed below:
1. That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the general plan, including the Carlsbad
Raceway Specific Plan, in that the project site has a Planned Industrial (PI) General Plan Land
Use Designation and the Specific Plan allows for electric vehicle sales and auto repair as
conditionally-permitted uses within Planning Area 1. General Plan Land Use Goals 2-G.8 and 2-
G.9 call for continued economic growth and vitality to enhance the city’s position as a regional
employment center and to accommodate a diversity of businesses in appropriately-scaled
settings to meet shopping, recreation and service needs of residents and visitors. The proposed
electric vehicle dealership provides electric vehicle sales and service to surrounding residents
and employees of the region, within an existing industrial park. Additionally, General Plan
Mobility Policy 3-P.18 encourages emerging technology for transportation to support the city’s
workforce, residents and tourists. The Carlsbad Raceway Specific Plan directly implements this
policy by providing the allowance for electric vehicle dealerships, which represent emerging
energy technology in the sales and service of fully-electric vehicles.
2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located in that the Planned Industrial (P-M) Zone and
the Carlsbad Raceway Specific Plan allow for office uses, manufacturing, research and
development and other conditionally-permitted uses, including electric vehicles sales and auto
repair within Planning Area 1. The proposed electric vehicle dealership is consistent with other
types and intensity of uses allowed in the P-M zone and Specific Plan area. The electric vehicle
sales and repair will operate inside an existing building which screens the use from adjacent
properties and helps to minimize noise. The use is subject to the performance standards listed
in the Specific Plan and Carlsbad Municipal Code Sections 21.34.090 and 21.42.140.B.17 which
address noise, odors, vibration, air quality and outdoor storage. Furthermore, the project has
been conditioned to comply with the requirements of the noise study (Charles M. Salter
Associates Inc., dated May 25, 2018) for the auto repair portion of the project.
3. That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, planning
commission or City Council, in order to integrate the use with other uses in the neighborhood, in
that the electric vehicle dealership will occupy an approximately 54,000-square-foot building
with existing onsite landscaping and parking and requires no site alterations or additional
amenities. Furthermore, the project will occur within an existing building and developed site
that complies with all required development standards of the P-M Zone and design guidelines
of the Carlsbad Raceway Specific Plan. No exterior changes that would affect the existing
building’s architecture quality, materials, and massing will occur. The existing building is
adequate in size and shape to accommodate the proposed electric vehicle dealership, as shown
on Exhibits “A” – “H.” The electric vehicle dealership requires 59 parking spaces per the Carlsbad
Municipal Code and the property has 136 parking spaces. Therefore, the proposed use meets
all parking requirements with a surplus of 77 parking spaces.
4. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use, in that the project is provided access from Lionshead Avenue,
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an industrial street, which is accessed from Melrose Drive and Eagle Drive and is currently
operating at an acceptable level of service. The 372 average daily trips associated with the
electric vehicle dealership can be accommodated by the existing street system.
E. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP)
The proposed project falls within the boundaries of the McClellan-Palomar Airport Land Use Compatibility
Plan (ALUCP) – Airport Influence Review Areas 1 and 2. The proposed Specific Plan is not subject to review
by the Airport Land Use Commission since the project does not create noise of safety concerns within
Review Area 1 and the project does not create hazards subject to Part 77 review. A portion of the plan
area, Lot 25 and open space lots 26 and 27, are located in Area 1. Also, Lot 25 and open space lots 26 and
27 are located within the 60 – 65 dBA CNEL noise contours. Industrial, manufacturing, research and
development, and auto sales and repair are compatible with the 60 – 65 dBA contour standards. The
majority of the project area is within Airport Influence Review Area 2. Limits on the heights of structures,
particularly in areas of high terrain, are the only restrictions on land uses within Review Area 2. All existing
structures have been reviewed for compliance with the ALUCP and all future buildings will be evaluated
for compliance. The proposed electric vehicle dealership is located within an existing building and is a
compatible use within Airport Influence Review Area 2. The recordation of overflight notification
documents has already occurred in conjunction with the Carlsbad Raceway Business Park subdivision,
although the current ALUCP only requires such notification for new residential development.
F. Growth Management Ordinance (CMC Chapter 21.90 and LFMP Zone 18)
The proposed project is subject to the provisions of the Growth Management Program, as contained in
CMC Chapter 21.90 and in the approved Zone 18 LFMP. The addition of electric vehicle dealerships to a
portion of the proposed Specific Plan area will have minimal impacts on public facilities since the use has
facility demands and impacts comparable to the office, manufacturing, warehousing, and limited
commercial uses currently allowed by the P-M Zone in this area. Therefore, the proposed project’s public
facility demand is consistent with the assumptions of the Zone 18 LFMP. All future proposed projects will
be conditioned to pay the appropriate public facilities fee, water and sewer connection fees, traffic
impact, park, and school fees to mitigate impacts on these respective facilities.
The impacts on public facilities created by the electric vehicle dealership, and its compliance with the
adopted performance standards, are summarized in Table “F” below.
TABLE F – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment 27.31 EDU Yes
Parks N/A N/A
Drainage 7.5 CFS Yes
Circulation 372 ADT Yes
Fire Station No. 5 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System 27.31 EDU Yes
Water 12,782 GPD Yes
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IV. ENVIRONMENTAL REVIEW
Carlsbad Raceway Specific Plan
The City Planner has determined that the project is exempt from the provisions of CEQA, pursuant to
CEQA Guidelines Section 15061(B)(3) (Common Sense Exemption) 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.
Tesla – Sales and Service Center
The City Planner has determined that this project is exempt from the requirements of the California
Environmental Quality Act (CEQA) per Section 15301, “Existing Facilities,” of the State CEQA Guidelines as
the sales and service center involves a negligible expansion of use and will not have any adverse significant
impact on the environment. A Notice of Exemption shall be filed with the County Clerk upon approval of
this project.
V. DEVELOPMENT PROJECT PUBLIC INVOLVEMENT POLICY
The proposed project is subject to the Early Public Notice and the Enhanced Stakeholder Outreach
processes outlined in City Council Policy No. 84 – Development Project Public Involvement Policy. The
policy requires applicants of certain development projects to provide an opportunity for, and consider,
input from interested and affected stakeholders prior to project consideration by city decision makers.
The applicant mailed an early public notice to all property owners within the proposed Carlsbad Raceway
Specific Plan area, as well as to all property owners within 600 feet of the proposed Specific Plan boundary
on May 5, 2018. On August 29, 2018, the applicant mailed a notice to the same group of property owners
inviting them to an informational meeting at the project site. On September 11, 2018, an informational
meeting was held with two interested property owners in attendance. The applicant gave an overview of
the proposed project and answered questions. The applicant answered several questions regarding
parking/traffic impacts and how the customer would view vehicles, order, and come back on a later date
to pick up; unlike traditional car lots. The early public notice and the informational meeting described
above satisfy the requirements of City Council Policy No. 84.
ATTACHMENTS:
1. Planning Commission Resolution No. 7319 (SP 2018-0001)
A. City Council Ordinance – Carlsbad Raceway Specific Plan
B. Carlsbad Raceway Specific Plan
2. Planning Commission Resolution No. 7320 (CUP 2018-0017)
3. Location Map (SP 2018-0001)
4. Location Map (CUP 2018-0017)
5. Disclosure Statement
6. Reduced Exhibits
7. Exhibits “A” – “H” dated April 17, 2019
Exhibit “X”
April 17, 2019 ORDINANCE NO. .
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, ADOPTING THE CARLSBAD RACEWAY SPECIFIC PLAN (SP 2018-
0001) ON PROPERTY GENERALLY LOCATED NORTH AND SOUTH OF
LIONSHEAD AVENUE BETWEEN MELROSE DRIVE AND THE EASTERN CITY
BORDER WITHIN THE CARLSBAD RACEWAY BUSINESS PARK IN LOCAL
FACILITIES MANAGEMENT ZONE 18.
CASE NAME: CARLSBAD RACEWAY SPECIFIC PLAN
CASE NO.: SP 2018-0001 (DEV2018-0077)
WHEREAS, on April 17, 2019, the Planning Commission held a duly noticed public hearing as
prescribed by law to consider SP 2018-0001 – CARLSBAD RACEWAY SPECIFIC PLAN; and
WHEREAS, the Planning Commission adopted Planning Commission Resolution No. 7319
recommending to the City Council that SP 2018-0001 – CARLSBAD RACEWAY SPECIFIC PLAN be
approved; and
WHEREAS, the City Council of the City of Carlsbad held a duly noticed public hearing as
prescribed by law to consider SP 2018-0001 – CARLSBAD RACEWAY SPECIFIC PLAN; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if
any, of all persons desiring to be heard, the City Council considered all factors, including written public
comments, if any, related to SP 2018-0001 – CARLSBAD RACEWAY SPECIFIC PLAN; and
WHEREAS, the findings of the Planning Commission in Resolution No. 7319 constitute the
findings of the City Council in this matter.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California,
ordains as follows that:
1. The above recitations are true and correct.
2. The Carlsbad Raceway Specific Plan (SP 2018-0001) dated April 17, 2019, on file in the
Planning Division and attached hereto as “Exhibit SP 2018-0001” and incorporated by
reference herein, is approved. The Carlsbad Raceway Specific Plan (SP 2018-0001) shall
constitute the development plan for the plan area and all development within the plan
area shall conform to the plan.
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 Council on the ______
day of __________, 2019, and thereafter
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the ______ day of ____________________, 2019, by the following vote, to wit:
AYES:
NOES:
ABSENT:
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CELIA A. BREWER, City Attorney
_________________________
MATT HALL, Mayor
_________________________
BARBARA ENGLESON, City Clerk
(SEAL)
SP 2018-0001
CARLSBAD RACEWAY
SPECIFIC PLAN
SP 2018-0001
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
Applicant:
TESLA
901 Page Avenue
Fremont, CA 94538
Prepared by:
Hofman Planning & Engineering
3152 Lionshead Avenue
Carlsbad, CA 92010
Forwarded on XXX YY, 2018 by Planning Commission Resolution (xxxx) And Approved
on XXXX Y, 2018 by City Council Ordinance (2018-yyy)
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TABLE OF CONTENTS
I. INTRODUCTION ................................................................................................................................ 1
A. PURPOSE AND SCOPE ..................................................................................................... 1
B. LOCATION AND PLANNING AREA INFORMATION.................................................... 1
C. HISTORY ................................................................................................................................ 3
D. REGULATORY SPECIFIC PLAN ...................................................................................... 3
E. CONSISTENCY WITH THE GENERAL PLAN AND PLANS OF OTHER
JURISDICTIONS ................................................................................................................... 7
II. LAND USES ........................................................................................................................................ 9
A. PERMITTED USES .............................................................................................................. 9
B. LAND USE STANDARDS AND DESIGN REGULATIONS ......................................... 10
III. INFRASTRUCTURE PLAN AND IMPLEMENTATION MEASURES ....................................... 12
LIST OF FIGURES
Figure 1: Regional Map ……………………………………………………………………… 4
Figure 2: Vicinity Map ………………………………………………………………………... 5
Figure 3: Specific Plan Boundaries ………………………………………………………… 6
SP 2018-0001
1
I. INTRODUCTION
A. PURPOSE AND SCOPE
The purpose of the Carlsbad Raceway Specific Plan (CRSP) is to address the need
for a full mix of office, manufacturing and warehouse uses, in addition to the
provision of electric vehicle sales within Carlsbad, to serve both residents and the
daily workforce. In doing so, the plan aims to achieve an objective of the City of
Carlsbad's General Plan by reflecting the cultural values of the community. Some
important values are maintaining a jobs-housing balance and a healthy lifestyle
including alternative energy vehicle sales, for those who live and work in the City of
Carlsbad.
CRSP only seeks to define the allowable type of land uses and does not provide
development standards or design standards above and beyond those of the Planned
Industrial Zone; the plan does include several implementation measures that future
projects will need to comply with in addition to those of the base zone. The CRSP
is adopted pursuant to the provisions of Government Code Sections 65450 et. seq.
and the Land Use Element of the City of Carlsbad General Plan.
B. LOCATION AND PLANNING AREA INFORMATION
The Carlsbad Raceway Specific Plan area is located on Lionshead Avenue, north of
Palomar Road and between Melrose Drive and Business Park Drive. There are also
two lots located on the west side of Melrose Drive opposite of Lionshead Avenue.
Direct access to the properties is from Lionshead Avenue. The 135.06 acre area is
located entirely within the boundary of Local Facilities Management Zone 18. The
plan area is described as non-residential Lots 1 through 28 of Carlsbad Tract 98-10,
in the City of Carlsbad, County of San Diego, State of California, according to map
thereof No. 15013, filed in the Office of the Recorder of San Diego County on
October 12, 2004. Area 1 consists of 9 lots and Area 2/2A consists of 16 lots. Both
areas have a Planned Industrial (P-M) zone designation and are separated by an
open space easement. Area 3 consists of 3 lots and has an Open Space (O-S) zone
designation. The specific plan area also includes acreage (approximately 11.91
acres) for the existing public street system. The size of the lots of the CRSP are
listed below:
2
Area 1 – Planned Industrial (P-M) Lots (21.10 acres):
x Lot 16 is 3.74 acres
x Lot 17 is 4.82 acres
x Lot 18 is 1.34 acres
x Lot 19 is 1.48 acres
x Lot 20 is 1.13 acres
x Lot 21 is 1.41 acres
x Lot 22 is 1.87 acres
x Lot 23 is 3.34 acres
x Lot 24 is 1.97 acres
Area 2/2A – Planned Industrial (P-M) Lots (65.10 acres):
x Lot 1 is 6.37 acres
x Lot 2 is 5.49 acres
x Lot 3 is 2.97 acres
x Lot 4 is 4.52 acres
x Lot 5 is 3.33 acres
x Lot 6 is 2.12 acres
x Lot 7 is 1.83 acres
x Lot 8 is 2.17 acres
x Lot 9 is 2.18 acres
x Lot 10 is 2.31acres
x Lot 11 is 4.62 acres
x Lot 12 is 6.93 acres
x Lot 13 is 1.81 acres
x Lot 14 is 4.01 acres
x Lot 15 is 5.67 acres
x Lot 25 is 8.77 acres
Area 3 – Open Space (OS) Lots (48.86 acres):
x Lot 26 is 1.56 acres
x Lot 27 is 42.58 acres
x Lot 28 is 4.72 acres
A regional and vicinity map depicting the location of the property within the County
and within the City of Carlsbad are provided in Figures 1 and 2 on pages 4 and 5
respectively. The boundaries of the CRSP, and each land use area within the plan,
are shown in Figure 3 on page 6.
3
Additionally, the plan area is located within the McClellan-Palomar Airport Influence
Area. A portion of the plan area, Lot 25 and open space lots 26 and 27, are located
in Flight Activity Area 1, but the remaining plan area is outside the Flight Activity
Zone. Also, Lot 25 and open space lots 26 and 27 are located within the 60 – 65
dBA CNEL noise contours. Uses within these areas shall be compatible to with the
60 – 65 contour standards. The entire Specific Plan Area is outside the limits of the
six Safety Zones as shown in the Airport Land Use Compatibility Plan for the
McClellan-Palomar Airport, amended December 1, 2011.
C. HISTORY
The subject specific plan area was subdivided and graded into three open space lots
and 25 planned industrial lots under CT 98-10 in 2004. Lots 1 through 25 are zoned
Planned Industrial (P-M) for industrial/office use; and Lots 26-28 are zoned Open
Space (OS).
Previous approvals for the CRSP area include: GPA 98-05/LFMP 87-18(B)/ZC 01-
07/CT 98-10/HDP 98-09/PIP 01-01.
D. REGULATORY SPECIFIC PLAN
The CRSP is a regulatory document that only manages land uses. It is not a policy
document, and does not introduce any new policy objectives. The plan provides for a
mix of office uses along with industrial and certain commercial uses and the specific
allowance for electric vehicle dealership uses within Planning Area 1.
4
Figure 1: REGIONAL MAP – CARLSBAD RACEWAY SPECIFIC PLAN
5
Figure 2: VICINITY MAP – CARLSBAD RACEWAY SPECIFIC PLAN
6
FIGURE 3: LAND USE PLAN – CARLSBAD RACEWAY SPECIFIC PLAN
FIGURE 3
CARLSBAD RACEWAY SPECIFIC PLAN
7
E. CONSISTENCY WITH THE GENERAL PLAN AND PLANS OF OTHER
JURISDICTIONS
Lots 1-25 of the plan area are designated in the City of Carlsbad's General Plan as
Planned Industrial (PI). The Carlsbad Raceway Specific Plan is consistent with
various elements of the Carlsbad General Plan. The following summary outlines two
of the major General Plan goals applicable to the Carlsbad Raceway Specific Plan.
1. Land Use and Community Design Element
Land Use Goal 2-G.1
2-G.1 Maintain a land use program with amount, design and arrangement of
varied uses that serve to protect and enhance the character and image of the
city as expressed in the Carlsbad Community Vision, and balance
development with preservation and enhancement of open space.
The CRSP implements the prior industrial subdivision of CT 98-10 by
providing for industrial office land uses in the eastern edge of the city that also
preserves open space habitat. The CSRP is near to the residential
component of the Rancho Carrillo Master Plan while not creating any land
use conflicts due to the separation provided by Palomar Airport Road and the
Palomar Forum Office/Industrial Development.
Land Use Goal 2-G.8
2-G.8 Provide opportunities for continued economic growth and vitality that
enhance Carlsbad’s position as a premier regional employment center.
The continued build out of the CRSP will satisfy this Goal by providing the
development of industrial office uses to serve as an employment base for
both the community and the region; in addition, the specific allowance for
electric vehicle sales in close proximity to housing and employment areas will
conveniently serve both residents and persons employed locally.
Industrial and Office Policy 2-P.27
2-P.27 Limit general industrial development within the community to those
areas and uses with adequate transportation access. These areas should be
compatible with surrounding land uses including residential neighborhoods.
The CRSP has adequate transportation access via the Melrose Avenue and
Palomar Airport Road systems along with Lionshead Avenue and Eagle
8
Drive. In addition, there is compatibility with the adjacent and nearby industrial
office land uses of the city of Vista and no impacts to residential areas.
2. Mobility Element
Street Design and Connectivity Policy 3-P.18
3-P.18 Encourage and seek partnerships to foster innovations in emerging
technology for transportation mobility to support the city’s workforce,
residents, and tourists. Integration between communication technology,
energy, and transportation mobility should be encouraged.
The CRSP directly implements this policy by providing the allowance for
electric vehicle dealerships in this specific plan in the context of a specifically
allowed land use in the P-M zone, which represents emerging energy
technology.
City of Vista – Adjacent Jurisdiction
Located on the eastern edge of the city of Carlsbad, the adjacency and proximity
of the city of Vista represents an opportunity for land use compatibility given the
similar land uses in the area. The adjacent street systems at the border of the
two cities serve a Target retail store and various similar industrial office land uses
with no impacts to residential neighborhoods.
9
II. LAND USES
The Carlsbad Raceway Specific Plan allows the permitted and conditionally
permitted land uses of the underlying P-M zone and also introduces the new allowed
land use of electric vehicle dealership while maintaining the existing lots designated
as Open Space.
A. DEFINITIONS
“Electric Vehicle Dealership” means an automobile sales agency that only sells
and/or distributes fully-electric vehicles on-site.
1. Fully-electric vehicles are limited to those whose in-vehicle power
source is completely reliant on recharging via connection/plug-in to
some electrical source.
2. Petroleum-electric hybrid vehicles and/or vehicles that employ
hydrogen for motive power are not considered fully-electric vehicles.
An Electric Vehicle Dealership may act as a stand-alone sales or distribution
center for fully-electric vehicles, and/or in conjunction with a service/repair station
exclusively dedicated to fully-electric vehicles. No manufacturing of fully-electric
vehicles shall take place on-site. The sale or lease of used fully-electric vehicles
will only be permitted in conjunction with the sale of new fully-electric vehicles on
the same site.
B. PERMITTED USES
This section outlines the allowed land uses in Areas 1, 2/2A and 3 of the specific
plan (development standards are listed in Section C). All development in the P-
M Zone of Areas 1 and 2/2A shall comply with the underlying P-M zoning district
(Chapter 21.34 of the Carlsbad Municipal Code) and Section C of this Specific
Plan.
10
AREA 1
Allowed land uses shall be consistent with those of the Planned Industrial, P-M
Zone, Chapter 21.34 of the Carlsbad Municipal Code.
In addition, the following land use is allowed within this Area with approval of a
Conditional Use Permit approved by the Planning Commission:
x Fully-Electric Vehicle Dealerships.
AREA 2 / 2A
Allowed land uses shall be consistent with those of the Planned Industrial, P-M
Zone, Chapter 21.34 of the Carlsbad Municipal Code.
AREA 3
Allowed land uses shall be consistent with those of the Open Space, O-S Zone,
Chapter 21.33 of the Carlsbad Municipal Code. Area 3 is a hard lined
designated area under the city of Carlsbad’s Habitat Management Plan (HMP).
The HMP provides strict standards for the conservation of this habitat corridor.
This Specific Plan recognizes the authority of the HMP and proposes no changes
to this plan. Also, there are a number of existing utility lines and easements that
traverse this open space corridor and no changes are proposed to these utilities.
C. LAND USE STANDARDS AND DESIGN REGULATIONS
Unless otherwise stated herein, the development standards of the underlying P-M
and OS Zones and other associated, applicable local regulations (e.g., subdivision,
etc.) shall apply.
1. All sides of the building facade should receive equal design attention. A
building's exterior finish materials should include a generous amount of
glass; smooth texture finishes such as plaster, pre-finished metal or
concrete, stone or masonry. Masonry may be utilized as a contrasting or
complementary material to other hard surface materials such as glass or
metal panels that may be used on the building. Masonry materials may
include brick, stone, tile, or architectural concrete block (such as
burnished, split face or ribbed block). The materials selected should be
11
consistent quality architecture consistent with the existing buildings in the
specific plan.
2. As the buildings may be viewed from above, a neat and clean roof
appearance is important. Any roof mounted equipment shall be
screened and architecturally integrated with the building elements.
3. Development of each lot should offer pedestrian-oriented site amenities.
Pedestrian walkways, plazas and outdoor seating/eating areas, with shade
structures, are encouraged throughout the site. Pedestrian and vehicular
access to the lots, once off Lionshead Avenue, should afford a variety of, and
continuously changing, view corridors to the new buildings. Trees and other
shading elements should provide cover for the parking area as well as the
pedestrian access to the building.
4. On-site enclosures such as for trash/recycling, mechanical equipment, or
above-grade parking structures should blend into the site environment and be
designed in a manner that is architecturally compatible with the primary
building in exterior finishes.
5. Undeveloped areas/slopes shall be planted and maintained in a clean, neat
and orderly manner.
6. Within Area 1, Electric Vehicle Dealerships shall adhere to the following
additional development standards:
a. All repair and service activities shall primarily occur inside the
primary building(s) onsite and comply with CMC Section
21.42.140.B.17.
b. The parking lot outside of the building perimeter should be kept
clean and free of tools, service equipment and maintain the
appearance of all other building lots within Area 1.
c. Outdoor storage of equipment shall be screened with materials
architecturally integrated with the main building. No outdoor
storage of hazardous materials or other chemical products is
allowed.
d. 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
12
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.
e. Provisions for loading and unloading shall be provided on site.
Such area shall not be permitted in the front yard setback.
f. Electric Vehicle Dealerships shall provide to all sales and service
employees a map which designates areas for test driving. This
map shall note that test driving in residential areas shall be strictly
prohibited. This map shall be approved by the Transportation
Director and City Planner prior to issuance of building permits.
g. Undeveloped lots shall not be used for the storage of Electric
Vehicles unless a Conditional Use Permit is processed pursuant to
CMC Chapter 21.42.
III. INFRASTRUCTURE PLAN AND IMPLEMENTATION
MEASURES
The infrastructure improvements planned for and approved as part of Local Facilities
Management Zone 18 and the City of Carlsbad Capital Improvement Plan, remain
applicable and satisfactory for the CRSP for all categories.
x Comply with the current requirements of state and regional storm water
management and quality criteria.
IV. SPECIFIC PLAN ADMINISTRATION
As contained in Section 65450, et. seq. of the California Government Code, the
CRSP shall be amended in the same manner as the General Plan, except that a
specific plan may be adopted by resolution or by ordinance and may be
amended as often as deemed necessary by the legislative body. The CRSP may
13
not be amended unless the proposed amendment is consistent with the City of
Carlsbad's General Plan. Additionally, amendment of the CRSP shall be subject to
the local requirements of Chapter 21.52 of the Carlsbad Municipal Code.
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