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Home My WebLink About1998-09-16; Planning Commission; ; SDP 98-06|CDP 98-33 - HOEHN MOTORS MERCEDES BENZme City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: September 16, 1998 Application complete date: July 8, 1998 Project Planner: Jeff Gibson Project Engineer: Steve Jantz SUBJECT: SDP 98-06/CDP 98-33 - HOEHN MOTORS MERCEDES BENZ - Request for a Negative Declaration, Site Development Plan, and Coastal Development Permit to develop a 49,573 square foot commercial automobile dealership on a vacant and previously graded 5.84 acre site (two lots) located on the west side of Car Country Drive between Cannon Road and Paseo del Norte, within Local Facilities Management Zone 3. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4369 RECOMMENDING APPROVAL of a Negative Declaration, and Planning Commission Resolutions No. 4370, and 4371, RECOMMENDING APPROVAL of SDP 98-06 and CDP 98-33 based upon the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project is for the development of an approximately 49,500 square foot commercial automobile dealership on a vacant and previously graded 5.84 acre site (two lots) located on Car Country Drive within the Coastal Zone. The proposed project will consist of automobile sales, display, inventory storage, and service. The project requires a Site Development Plan and a Coastal Development Permit. Due to City Council Urgency Ordinance NS-24, which was recently extended for commercially designated property in this area, the project must be reviewed by the Planning Commission and approved by the City Council. The project complies with City standards, is consistent with the Car County Specific Plan, and all the necessary findings can be made for the approvals being requested. In conclusion, staff believes that the project has addressed all issues and, therefore, warrants approval. III. PROJECT DESCRIPTION AND BACKGROUND The project site consists of two vacant and pre-graded commercially designated lots that total approximately 5.8 acres in size. The site has been graded relatively level and all frontage improvements, including landscaping, sidewalk, curb, and gutter have been provided along Car Country Drive. The project site does not contain surface water or native habitat and is located adjacent to existing commercial automobile dealerships directly north, south, and west of the site. The site is zoned C-2 and is within the Car Country Specific Plan and the Coastal Zone. SDP 98-06/CDP 98-33 - hv/iiHN MOTORS MERCEDES BENZ September 16, 1998 Page 2 The proposed project has an architectural style generally described as Spanish motif with clay barrel tile roofs and slump block and stucco building walls. The project consists of the following features: A. A two-story and 26,224 square foot main display and sales building; B. A 1,993 square foot service drive-up building; C. 21,356 square feet of automobile repair and detail bays; D. 3 driveways leading to Car Country Drive; and E. 472 total parking spaces for customers, employees, sales inventory, and repair. IV. ANALYSIS The project is subject to the following regulations and requirements: A. Carlsbad General Plan Regional Commercial (R) designation; B. City Council Urgency Ordinance NS-24; C. Car Country Specific Plan (SP 19); D. Mello II Segment of the Carlsbad Local Coastal Program regulations; and E. Growth Management regulations. 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 sections below. A. General Plan The General Plan designation of this property is Regional Commercial (R). The R designation allows regional commercial centers that provide shopping goods, general merchandise, automobile sales and service, apparel, furniture, and home furnishings. The proposed land use consists of automobile sales and service targeted for a regional market, therefore, the use is consistent with the R General Plan designation. The project complies with the applicable elements of the General Plan as illustrated in Table A below. SDP 98-06/CDP 98-33 - September 16, 1998 Page 3 MOTORS MERCEDES BENZ Table A - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Land Use Regional Commercial designation Automobile sales and service Yes Housing Potential housing linkage fee pending further study Project has been conditioned to pay linkage fee pending fee adoption Yes Public Safety Requires pedestrian, fire, structural, geotechnical, and flood safety The lot is graded to engineering standards and all public sidewalks, curbs, gutters, fire hydrants, street lights, and drainage and sewer facilities have been provided to service the two lots. All buildings must meet Fire Code and UBC standards prior to issuance of a building permit Yes Circulation Requires provisions of adequate roadways and intersections and safe access to the project site All public streets and intersections in the project area have been constructed and the three project driveways leading to Car Country Drive meet separation and sight distance standards Yes B. City Council Urgency Ordinance NS-24 The urgency ordinance was recently extended by City Council and it applies to commercial projects located in a specified area around the Carlsbad Ranch/Lego Specific Plan. This project is within the boundaries of the urgency ordinance. Therefore, the project must be forwarded on to City Council for final approval where the Planning Commission would have otherwise been the final decision-maker. The necessary reports and resolutions have all been written to reflect this requirement and the Planning Commission will make a recommendation to the City Council. C. Car Country Specific Plan - SP 19 The project is located on Lots No. 8 and 9 within the Car Country Specific Plan which requires the processing of a Site Development Plan for the development of automobile dealerships. The SDP 98-06/CDP 98-33 - September 16, 1998 Page 4 MOTORS MERCEDES BENZ Site Development Plan meets or exceeds all applicable requirements of Specific Plan 19 as demonstrated in Table B below: Table B: Specific Plan 19 STANDARD Land Use *Parking: Sales Service Customer/employee Building Height Building Coverage Architecture and Materials Employee Eating Areas Fencing Loading Areas Driveway Locations Roof Equipment Outdoor Lighting Building Setbacks: Front Side Yard REQUIRED Retail sales, leasing, renting, and servicing of new and used automobiles and other motor vehicles 1 space per 400 sf - 71 spaces 4 spaces per 1st 3 bays, 2 spaces per each remaining bay - 100 spaces Satisfaction of PD- (72 proposed employees) 30 feet /two-story 25% Spanish motif with tile roof, stucco & slump block walls 2,924 sf Must be compatible with building and 7-9 foot in height Not allowed in front or side yard setbacks Locations approved with SP Roof mounted equipment must be screened from view of adjacent properties and public streets Metallic Quartz Vapor/ 100 foot candles/90% angle/20 ft. pole height 25 feet minimum 1 0 foot minimum PROPOSED Retail sales, leasing, renting, and servicing of new and used automobiles 288 spaces 101 spaces 83 spaces 30 feet and two-story 18% Spanish motif with tile roof, stucco & slump block walls 2,926 sf 8 foot high masonry perimeter screen wall painted to match building walls All loading areas located outside of setbacks Driveways in approved locations Roof equipment located behind roof parapet in mechanical equipment wells Project's final lighting plan conditioned to comply with SP standards 110 feet 55 feet *A reciprocal parking and access agreement had been required to be recorded to legally ensure that all parking requirements generated by the proposed dealership will be satisfied. SDP 98-06/CDP 98-33 - HwEHN MOTORS MERCEDES BENZ September 16, 1998 PageS £. Mello II Segment of the Carlsbad Local Coastal Program The project is located in the Coastal Zone and is subject to the policy requirements of the Mello II Segment. The project is not located near a coastal bluff, shoreline, stream, lagoon or the ocean, and will not impact public access to any coastal resources. The project site is already graded, contains no native habitat, and the project will not impact agricultural resources or operations in the area. Even though the site has been rough graded, the minor proposed cut amount of 6,350 cubic yards and the fill amount of 5,800 cubic yards to prepare the site for construction will require the issuance of a building permit. The site is not located in any coastal viewshed area and will not negatively impact coastal view resources. The project must comply with the City's Storm Water Management Ordinance and meet all standards of the City's NPDES Permit to reduce urban pollutant runoff from the site. Therefore, the project is in compliance with the Mello II Segment policies and will not negatively impact the resources of the Coastal Zone. F. Growth Management The proposed project is located within Local Facilities Management Zone 3 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table D below. Table D : GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water IMPACTS N/A N/A Encinas N/A Basin B 1,949ADT Station No. 5 N/A N/A 27EDU 19,410GPD COMPLIANCE N/A N/A Yes Yes Yes Yes Yes N/A N/A Yes Yes V.ENVIRONMENTAL REVIEW The initial study (EIA-Part II) prepared in conjunction with this project determined that the project would not have a significant impact on the environment. The project is considered an infill type of development that is consistent with the General Plan and zoning. The project falls within the scope of the City's MEIR for the City of Carlsbad General Plan update (EIR 93-01) SDP 98-06/CDP 98-33 - h^EHN MOTORS MERCEDES BENZ September 16, 1998 Page 6 certified in September, 1994, in which a Statement of Overriding Considerations was adopted for cumulative impacts to air quality and traffic. An ADT of 1,949 would be generated by the proposed project. This ADT is consistent with the generation rate analyzed for the site in the MEIR. All feasible mitigation measures identified by the MEIR which are appropriate to this project have been incorporated into the site design. No additional mitigation measures in the form of roadway improvements are necessary. The project site has also been disturbed by authorized grading. The surrounding properties are developed with dealerships and commercial land uses and all the support utilities and service infrastructure has been constructed. Please see the Environmental Assessment Form-Part II for a detailed description of the justification to recommend approval of the Negative Declaration. In consideration of the foregoing, on July 17, 1998 the Planning Director issued a Negative Declaration for the proposed project. The environmental document was noticed in the newspaper and no public comments were received during the 30 day public review and comment period. ATTACHMENTS: 1. Planning Commission Resolution No. 4369 (Negative Declaration) 2. Planning Commission Resolution No. 4370 (SDP 98-06) 3. Planning Commission Resolution No. 4371 (CDP 98-33) 4. Location Map 5. Background Data Sheet 6. Local Facilities Impact Assessment Form 7. Disclosure Statement 8. Reduced Exhibits 9. Full Size Exhibits "A" - "J" dated September 16,1998 JG:mh HOEHN MOTORS MERCEDES BENZ SDP 98-06/CDP 98-33 BACKGROUND DATA SHEET CASE NO: SDP 98-06/CDP 98-33 CASE NAME: Hoehn Motors Mercedes Benz APPLICANT: Hoehn Group REQUEST AND LOCATION: A 49.500 sq. ft. automobile dealership on the west side of Car Country Drive LEGAL DESCRIPTION: Lot 8 and Lot 9 of Carlsbad Tract No. 87-3. in the City of Carlsbad, County of San Diego. State of California, according to map thereof No. 12242. filed in the office of County Recorder of San Diego County, dated October 28,1988. APN: 211-080-08 & 9 Acres: 5.8 Proposed No. of Lots/Units: 49.500 sa. ft GENERAL PLAN AND ZONING Land Use Designation: Regional Commercial Density Allowed: N/A Density Proposed: N/A Existing Zone: C-2-0 Proposed Zone: N/A Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site C-2-Q R/Vacant North C-2-Q R/Dealership South C-2-Q R/Dealership East OS OS/Agricultural West C-2-Q R/Dealership PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 27 Public Facilities Fee Agreement, dated: February 11.1998 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued July 17. 1998 Certified Environmental Impact Report, dated N/A Other, N/A CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Hohen Motors Mercedes Benz - SDP 98-06/CDP 98-33 LOCAL FACILITY MANAGEMENT ZONE: 3 GENERAL PLAN: Regional Com. ZONING: C-2-O DEVELOPER'S NAME: Hohen Group ADDRESS: PO Box 789. Carlsbad. CA 92008 PHONE NO.: 760 438-4454 ASSESSOR'S PARCEL NO.: 211-080-08 & 09 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 49.573 SO. FT. ESTIMATED COMPLETION DATE: N/A A. City Administrative Facilities: Demand in Square Footage = N/A B. Library: Demand in Square Footage = N/A C. Wastewater Treatment Capacity (Calculate with J. Sewer) N/A D. Park: Demand in Acreage = N/A E. Drainage: Demand in CFS = N/A Identify Drainage Basin = B (Identify master plan facilities on site plan) F. Circulation: Demand in ADT= 1.949 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 5 H. Open Space: Acreage Provided = N/A I. Schools: N/A (Demands to be determined by staff) J. Sewer: Demands in EDU = 27 Identify Sub Basin = B (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD= 19.410 City of Carlsbad Planning Department DISCLOSURE STATEMENT APPLICANTS STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REGUIR6 DISCRETIONARY ACTION ON THE PART OF THE CfTY COUNCIL OR ANY APPOINTED BOARD. COMMISSION OR COMMOTES. {Please Print) The -following information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial interest in the application. R. A. Hoehn ____ SSfift Pagpn Dpi Nnrt-P Carl sharl T.W. Hoehn III 545 A Paseo Del Norte, Carlsbad 3. 4. List the names and addresses of all persons having any ownership interest in the property involved. R.A. Hoehn 5566 Paseo Del Norte, Carlsbad T.W. Hoehn III 5454 Paseo Del Norte. Carlsbad If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names anc addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. Same as above . If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names anc addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiar. of the trust. N/A FRM00013 8/90 2O75 Las Palmas Drive • Carlsbad. California 92OO9--4859 • (619) 438-1161 Disclosure Statement •'Over) Page 2 Have you had more than S250 worth of business transacted with any member of City staff. Bcarcs Commissions, Committees and Council within the past twelve months? Yes No x If yes, please indicate person(s) Parson n defined aa: 'Any individual, firm. copartnership, joint venture. association, social club, fraternal organization, corporation, estate trust. receiver, syndicate, this and any other county, city and county, city municipality, diitnct or other political subdivision, or any other grouo or combination acting as a unit* (NOTE: Attach additional pages as necessary.) Signature of Owner/date Signature of applicant/date T. W. Hoehn III Print or type name of owner Print or type name of applicant FRM00013 8/90 • t*c*< IPMM • ••-*' u. • 9f-f n* tor* IMO*) j ! e ) SITEPUVN VICINITY MAP GENERAL NOTES KEYNOTES (I) fl LEGEND ED CD DATA »*< c-t-a ScuT C—^^P—-^ Vtt.««A. OCC M* I'. *-l K HWM MM* o HOEHN MERCEDES BENZ SITE PLAN A1 e sEcai.r...-SECOND FLOOR PLAN B_LO_Ul^^_^AJLJUJ_LnjU_l.^JLa ;..jl/J J^UlXJUlJ.JLJUUlJ.JLJLn J .l.jj 'tp-—**=>• --^—Wi"°J "J """J "i 0 D iJ LI 1 LI fJ [J L] [ ®FIRST '""'•' FIRST FLOOR PLAN FLOOR AREA HOEHN MERCEDES BENZ MAIN BUILDINGS SERVICE DRIVE-UPFLOOR PLANS A2.1 SSSS £ •aa- I j e SERVICE BUILDING -'. i D .Kl, LI e J j 1 '], -I 3ETAIL BAYS r •]n IT n. w-r n.P ______> J 1 HOEHN MERCEDES BENZ SERVICE BUILDING& DETAIL BAYS A2.2 n n cumocrn* **r KTUOMI mp. O MMNBUJLMNQ CLAYMMT1U DODDDnDQDDD QQDDQDQQQ.QG. SERVICE BUILMNQ DDDDDD DDDDD D D DDDDDD D Q 0 D D D --- • • "/ - - j. - " • •- . j. - -- -• • ' d D ° 0 DDDDDD D DDDDDD V ROOF PLANinr-r-r DdDDDDDD G HOEHN MERCEDES BENZ ROOF PLAN A2.3 EAST ELEVATIONwr-r-o- WEST ELEVATION (MalBayt) SOUTH ELEVATIONt/tr-r-cr (S«vlo<B4*lng) HOEHN MERCEDES BENZ t MIL-IP DOOM mr. EAST ELEVATION - Service Building WEST ELEVATION - Service Buildingirtr-rr p' sr ICMLKU.-4PDOOM r EAST ELEVATION • Detail Bayswr-r-r WEST ELEVATION - Detail Bays HOEHN MERCEDES BENZ SERVICE BUILDING& DETAIL BAYS EXTERIOR ELEVATIONS A3.2