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Home My WebLink AboutPRE 2021-0031; BP/ ARCO FACILITY 5792; Admin Decision LetterSeptember 21, 2021 Palomar Airport Partners, LLC 3278 Vista Matamo El Cajon, CA 92019 SUBJECT: PRE 2021-0031 (DEV06082)-BP/ ARCO FACILITY 5792 APN: 213-092-17-00 {'Cityof Carlstiad f3 FILE COPY IY/a ,'l~J <t/z. "2./21 Thank you for submitting a preliminary review for the expansion of an existing gas station car wash located at 1991 Palomar Airport Road. The proposed car wash expansion generally consists of replacing the existing 1,300-square-foot building with a new 3,100-square-foot building, installing two pay stations, 20 vacuum stalls, and two equipment enclosures. The project site is currently developed with a gas station and mini-mart, and a car wash totaling approximately 6.8 acres. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminary review does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans. policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Planned Industrial (Pl) b. Zoning: Planned Industrial (P-M) 2. The project requires the following Planning Division permits: a. Conditional Use Permit Amendment 3. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: http:ljwww.gcode.us/codes/carlsbad/view.php?topic=18&frames=on Community Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2021-0031 (DEV06082)-BP/ARCO FACILITY 5792 September 21, 2021 Page 2 To the extent that new GHG reduction requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the, effective requirements even if differentthan what is proposed in the project's planning approvals. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading or building permits, the applicant may be required to submit and receive approval of a Consistency Determination or an Amendment application for the project through the Planning Division. Existing Development 4. Conditional Use Permit CUP 91-03 was last amended in 2008 to add a self-service car wash to an existing gas station and convenience market. The existing gas station, market, and car wash are currently operating. CUP 91-03 is currently active and does not have an expiration date. Proposed Development 5. A stand-alone car wash is not permitted in the Planned Industrial (P-M) Zone. Therefore, the car wash must remain accessory to the gas station. Since the gas station requires a Conditional Use Permit (CUP) to be approved by the Planning Commission, a CUP amendment will be required to be approved by the Planning Commission to allow for the car wash expansion. 6. The P-M Zone requires a setback of 50 feet from Palomar Airport Road and Camino Vida Roble. These setbacks shall be measured from the right-of-way line. This setback shall be entirely landscaped and irrigated; however, upon approval of the city planner, the landscaped portion of the setback may be reduced to thirty-five feet to accommodate a driveway along the portion of the setback farthest from the right-of-way or private street. Any driveway within the front yard setback shall be screened from the public or private street by a mixture of mounding and landscaping to the satisfaction of the city planner. 7. The proposed pay stations for the car wash do not allow a vehicle to bypass the pay stations if the vehicle enters the site from the eastern driveway. This driveway may be able to be an entrance only (pending Land Development Engineering and Fire Department approval). However, vehicles entering at this driveway shall be able to access the gas station (primary use) without going through a pay station. Consider eliminating one pay station. Widening the driveway in this location is not supported since it would reduce the required landscape setback area along Camino Vida Roble. 8. Provide a detail of the vacuum motor enclosures. These enclosures shall be architecturally compatible with other buildings on-site and have landscape areas around them. All outdoor storage, including equipment, shall be completely enclosed by a solid decorative concrete or masonry wall not less than six feet in height. 9. Provide details of the vacuum arches. These arches shall be screened from the roadways to the extent feasible and shall be painted neutral colors that are compatible with the structure on the site and do not attract attention from the roadway. 10. Identify the three rectangles shown near the car wash building and near call-out #10 on Sheet C-3. PRE 2021-0031 (DEV06082)-BP/ARCO FACILITY 5792 September 21, 2021 Page 3 11. Please submit a noise study showing that the car wash equipment including air dryers and vacuum motors comply with the noise standards listed in Carlsbad Municipal Code (CMC) Section 21.34.090. 12; All buildings, including accessory building structures, shall cover not more than fifty percent of the area of a lot. Provide lot coverage as a percentage on future plans. 13. All signs shall be approved by the Planning Division consistent with CMC Chapter 21.41. Since the car wash is considered accessory to the gas station, signs for gas stations apply to the entire site. Therefore, additional signage for the car wash may not be permitted. All unpermitted signs recently observed on-site shall be removed. Parking 14. The existing 3,400-square-foot gas station market requires 12 parking spaces (1:300 s.f.). Since the car wash is accessory to the gas station, there is no parking requirement assigned to this use per the code. The project proposes 12 parking spaces for the gas station and 20 vacuum parking spaces for car wash users. As proposed, the parking meets code requirements. However, please ensure that all parking spaces meet back-up and turning requirements per Land Development Engineering standards. At least 12 parking spaces shall be maintained for the gas station that do not have a vacuum associated with it. 15. At least two of the parking spaces proposed at the north corner of the site are within the SO-foot landscaped setback. Extending the paved area for parking is not supported. Eliminating these two parking spaces would result in a deficiency in parking spaces dedicated to the gas station and market. 16. A minimum of ten percent of the required parking area, inclusive of driveways, shall be landscaped. subject to the approval of the city planner. Landscaping in the building setback areas shall not count towards meeting this requirement. 17. A landscape plan, consistent with the city's Landscape Manual shall be included with the CUP amendment application. The Landscape Manual can be found online at: https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000 The existing landscape plan (DWG 459-lL) may be found online for reference at: https://records.carlsbadca.gov/Weblink/browse.aspx?id=4412233&dbid=0&repo=CityofCarlsbad All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at https://www.carlsbadca.gov/departments/community-development/planning/planning-applications- forms. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown; select Department Listing; select Planning Home Page. Please review all information carefully before submitting. PRE 2021-0031 (DEV06082) -BP/ARCO FACILITY 5792 September 21, 2021 Page4 Land Development Engineering: 1. Complete the city's Storm Water Standards Questionnaire (Form E-34). This questionnaire will guide you and the City in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire can be obtained on the city's web site. Preliminary analysis suggests that the project will be a Priority Development Project subject to numerically sized structural BMPs per Chapter 5 of the Carlsbad BMP Design Manual and submittal of a Preliminary Storm Water Quality Management Plan (SWQMP). However, more information is needed such as the total existing impervious area on the site, total new impervious area and total replaced impervious area. Use the City of Carlsbad SWQMP template (Form E-35) available on the City website. Show all proposed stormwater BMPs on the site plan. A standard storm water BMP maintenance agreement will also be required. Priority Development Projects also require installation of site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the Standard Project Requirement Checklist (E36) that will also need to be completed and included in the SWQMP. 2. A preliminary title report dated within 6 months of the application date is required with the submittal of a discretionary application and final engineering application. Show and label on the plans, all easements listed in said report. If the easement cannot be shown, list the easement on the plan and state "non-plottable". 3. A preliminary hydrology study will be required to determine the pre-development and post- development discharge flows. Provide preliminary recommendations to mitigate any increase in flows. 4. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed project including design recommendations for proposed pollutant control BMP_s and hydromodification facilities. 5. A grading permit will be required. Submit a preliminary grading plan to include proposed spot elevations, finish floor & pad elevations, grading, retaining walls, and method of drainage for the site, including storm drains, gutters, swales and basins. Verify invert elevations of any existing storm drain pipes to connect to. Extend existing contours approximately. 25 to SO feet beyond the project boundary to illustrate drainage patterns on adjacent properties and to show how contours and drainage patterns relate to the proposed development. Current drainage patterns shall not be impeded such that flooding or drainage diversion impacts adjacent property. 6. On the site plan, indicate the total newly created and/or replaced impervious area, and total proposed pervious area in square feet. 7. Show all existing and proposed contour lines and spot elevations to determine the existing and proposed drainage pattern and determine the extent of the proposed grading (i.e. max. cut/fill). Use Datum NGVD 29 (not NAVD 88). PRE 2021-0031 (DEV06082)-BP/ARCO FACILITY 5792 September 21, 2021 Page 5 8. Indicate lhe volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. 9. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent properties. Provide a typical street cross section. 10. Show and label on the plans, the existing and proposed sewer service lateral and cleanout and the water lateral and water meter with backflow preventer (if applicable). 11. Lot drainage shall comply with engineering standard GS-15. Provide a minimum of 2% grade away from the building if hardscaped and a minimum of 5% grade away from the building for landscaped per 2016 California Building Code Section 1804.4. Show high points, flowline elevations, percent grades and show the directions lot drainage using drainage arrows. Show invert elevations of any proposed storm drain pipes. Verify the invert elevation of the existing storm drain pipe to connect to. 12. On the site plan, add the net trip generation calculations. A VMT analysis may be required, depending on the project's CEQA determination. Fire: 1. The car wash building is less than 5,000 square feet. Therefore, fire sprinklers are not required. 2. Fire Department access is adequate as proposed. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Chris Garcia at the number below. You may also contact each department individually as follows: • Planning Division: Chris Garcia, Associate Planner, at (760) 602-4622 • Land Development Engineering: Emad Elias, Project Engineer, at (760) 602-2733 • Fire Department: Randy Metz, Fire Inspections, at (760) 602-4661 DON NEU, AICP City Planner DN:CG:cf c: Emad Elias, Project Engineer Fire Prevention HPRM/File Copy Data Entry