HomeMy WebLinkAboutPRE 2022-0052; PREMIER CADILLAC; Admin Decision LetterNovember 10, 2022
Chrystal Cardona
Andresen Architecture, Inc.
17087 Orange Way
Fontana, CA 92335
E]FILE COPY
SUBJECT: PRE 2022-0052 (DEV2022-0190)-PREMIER CADILLAC
APN: 211-060-06-00
{"Cityof
-Carlsbad
Thank you for submitting a preliminary review for the demolition of a 4,546-square-foot (SF) sales office
for Hoehn H.onda (identified as Building B on the site plan) and the construction of a new 8,885 SF
sales/showroom and service lane for Premier Cadillac. The project results in a net increase of 4,339 square
feet. The project site, approximately 3.29 acres in size, is located at 5556 Paseo Del Norte, on the
northeast corner of Paseo Del Norte and Car Country Drive.
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 ofthis 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: Regional Commercial (R);
b. Zoning: General Commercial Zone (C-2);
c. The property is located in the Coastal Zone. The Coastal land use designation and zone are
the same as the General Plan and zoning above; and
d. Car Country Specific Plan, SP 19(1). Pursuant to Figure 2-1 of SP 19(1), the project site is
identified as Lot 9 of the "Original SP 19 Area."
2. The project requires the following permits:
a. Minor Site Development Plan (SDP) for the construction of a new building that would result
in an increase between 10 and 50 percent of the combined total floor area of all existing
buildings onsite (per SP 19(1) and Carlsbad Municipal Code Chapter 21.06). Since the CDP
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
PRE 2022-0052 (DEV2022-0190)~ PREMIER CADILLAC
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requires approval from the Planning Commission, the Minor SOP also requires approval from
the Planning Commission.
b. Coastal Development Permit (CDP) for development in the Coastal Zone. The CDP requires
approval from the Planning Commission.
3. Climate Action Plan (CAP). 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 CAP 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:
4.
http://www.gcode.us/codes/carlsbad/view.php?topic=18&frames=on
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 different than 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.
Architectural Design and Materials. Pursuant to the Car Country Specific Plan, the design of
exterior building elements shall be of a Spanish or Mediterranean architectural style. The texture,
color and materials used shall be harmonious with this motif and the quality of design and the
selection of the materials and colors are subject to approval by the Planning Commission.
Specifically, all structures shall comply with the following design standards:
a. Exterior walls shall incorporate design elements that are consistent with the Spanish or
Mediterranean architectural styles. Examples of these include, but are not limited to, slump
stone adobe, stucco, arches, arcades, cornices, corbels, balustrades, fountains, and
door/window details. Alternative design elements and materials may be incorporated into
the architecture subject to the determination that the elements are found to be consistent
with the Spanish or Mediterranean styles;
b. All buildings shall have an exterior color consistent with the Spanish and Mediterranean
architectural styles. The use of warm, muted earth tones is required; and
c. If a roof element is incorporated into the building design, the roof shall include a mission clay
barrel tile or S-tile design of terra cotta coloring.
Staff has the following comments on the elevations and architectural design submitted with the
application:
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5.
a. Please simplify the scoring design (i.e., reduce number of lines) and clarify the width of the
scoring. If scoring will be included in the final design, please utilize the Mercedes Benz
dealership located at 5475 Car.Country Drive as an example th~t could be supported.
b. Please redesign the northern-most tower to fully integrate the design with the corner of the
building so the cornice is not needed.
c. Please consider modifying the southern tower so it contains only a hip roof.
d. Clarify what is existing and proposed on the elevations.
e. Confirm whether the exiting service area will be remodeled.
f. Consider removing the spires from the design.
g. Replace the roof fascia of the architectural towers with rafter tails to complement the Spanish
and Mediterranean architectural styles.
h. If a different paint color will be used for the new building, please consider updating the paint
color of the remaining buildings onsite so there is a coordinated color palette.
Building Height. Pursuant to the Car Country Specific Plan, the building height for developments
east of Paseo Del Norte shall be restricted as follows:
Service Buildings: one story and 24 feet
Main Building (i.e., parts, showroom, administrative offices): two stories and 35 feet
Parking Structure: three stories and 35-foot maximum to the top of the roof deck
The conceptual project proposes a maximum building height of 24 feet for the showroom and 42
feet for the two architectural towers. Please confirm the towers are purely architectural in nature
and do not contain additional useable floor space. In addition, to assist staff with the height
analysis, please provide cross sections as part of the submittal. Please note building height is
measured to the peak of the roof.
6. Setbacks. Pursuant to the Car Country Specific Plan, developments east of Paseo Del Norte shall
comply with the following setbacks:
Front: 45 feet for the main building; roof overhangs and other architectural devices may project
six (6) feet into the setback area. The front property line for the purpose of determining the front
yard setback is off Car Country Drive, the shortest of the two street frontages. Please dimension
the linear setback between the new building and Car Country Drive. A scaled review of the plans
preliminarily indicates the project would comply with this setback.
Side: 10 feet
Street Side: 25 feet. The street side property line is the property line along the Paseo Del Norte
frontage. Please dimension the linear setback between the new building and Paseo Del Norte. A
scaled review of the plans preliminarily indicates the project would comply with this setback.
7. Building coverage. Pursuant to the Car Country Specific Plan, the building coverage shall not
exceed 25 percent of the project site area. Allowable total building coverage may be increased
to 50 percent when a parking structure is included as part of a Site Development Plan. A lot
coverage calculation_ was not provided with the Preliminary Review; therefore, project
compliance cannot be verified. Please include this calculation with the formal submittal.
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8. Parking. Pursuant to the Car Country Specific Plan, the parking requirements are as follows:
Sales
One space per 400 square feet; 20 percent of the required stalls shall be designated as customer
parking (i.e. striped/signed); 80 percent for employee parking; cannot be used for display area.
Repair
Four spaces per work bay for the first three bays. Two spaces per bay for each bay in excess of
three. Work bays shall not count as parking spaces.
Parts
Customer parking-one space per 1,000 square feet of gross floor area for auto parts; AND
Employee parking-one space per 1,250 square feet of gross floor area for auto parts.
The demolition of ·a 4,546 SF sales building and the construction of an 8,885 SF sales/showroom
building results in a net increase of 4,339 SF. Please note this results in the requirement for 11
additional spaces (2 customer spaces and 8 employee spaces). A parking calculation for the
existing and proposed uses was not provided on the cover sheet. Utilizing the parking ratios
provided above, please include a detailed parking calculation for the existing and proposed uses
onsite. Please ensure the parking spaces are numbered on the site plan, it is clear where the
display/inventory parking is located and the customer and employee parking spaces are
identified.
9. Early Public Notice. The project is subject to City Council Policy Statement No. 84, Dev,elopment
Project Public Involvement Policy. Pursuant to the Policy, applicants are required to send a public
notice and post a sign onsite within 30 days of submittal of development applications. In the
event the project proposes 50,000 square feet or more of enclosed space, an enhanced
stakeholder outreach will also be required. Please see the link below for additional information:
https://www.carlsbadca.gov/home/showpublisheddocument/266/637425976535170000
10. Please see links below for the Land Use Application (Pl) and Development Permits checklist (P-2)
which includes a list of submittal requirements for the application submittal and details which are
required to be included on the site plan, floor plans and elevations.
P-1:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/504/637951195301900000
P-2:
https://www.carlsbadca.gov/home/showpublisheddocument/3760/637843362037030000
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 on line at www.carlsbadca.gov. 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.
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Land DevelopmentEngineering:
Land Development Engineering Division staff has completed a preliminary review of the above-referenced
project. Prior to formal application submittal the following items must be adequately resolved/addressed:
1. Complete a Stormwater Standards Questio_nnaire 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 is located on the
City of Carlsbad website.
Please provide the total existing impervious area, proposed impervious area and replaced
impervious area. Preliminary review suggests that this project is a Priority Development Project
(PDP), and subject to flow control requirements (hydromodification). The post construction
stormwater treatment BMPs shall be designed per the City of Carlsbad BMP Design Manual and
shown on the conceptual grading plans with the discretionary application.
2. Prepare a preliminary Storm Water Quality Management Plan {SWQMP) utilizing the stormwater
template E-35 on the City of Carlsbad website this project is subject to water quality.
3. This project is subject to the City of Carlsbad trash capture requirements for the entire property.
Incorporate trash capture measures and calculations into the preliminary SWQMP.
4. As part of the discretionary permit submittal, submit a preliminary grading plan to include
proposed spot elevations, grading, retaining walls, and method of drainage for the site, including
storm drains, gutters, swales, and basins.
5. A grading permit will be required. Plot proposed grading and contours and list grading quantities
(cut, fill, remedial, import, export, etc.). Extend existing contours approximately 25 to 50 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.
See Development Permits P-2 form for required information to include.
6. 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.
7. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the
proposed project including design recommendations for any proposed retaining walls and
stormwater basins.
8. Provide multiple cross-sections of the site to demonstrate differences in grade, including adjacent
properties, show existing ground, fences and existing adjacent structures. Also show proposed
improvements and any remedial excavation required.
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9. Meet with the Fire Department to identify the necessary fire protection measures required for
this project (access, fire hydrants, sprinkler system, etc.). Onsite fire service and fire hydrants shall
be privately maintained.
10. Provide the average daily traffic (ADT) generated by the project for the existing and proposed
conditions. Also, include peak hour rate calculations for the existing and proposed condition.
11. Indicate on the site plan the employee ADT. Please see the city's Transportation Demand
Management Handbook available at the city website for guidance on the calculations at:
https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000
12. Before submitting your application for discretionary permits through the Planning Division,
contact the Traffic Division, a division of the Public Works Department, to determine if a Scoping
Agreement is required. Scoping Agreements are used to determine if a Local Mobility Analysis is
required and the scope of analysis. With your application submittal, submit one or the other 1)
an approved Scoping Agreement, or 2) correspondence from the Traffic Division indicating one is
not required. Contact Nick Gorman at Nick.Gorman@carlsbadca.gov for further assistance
regarding these requirements.
13. If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at
https://www .ca rlsbadca .gov /home/showpublisheddocument/328/637 425982502330000 .
14. Depending on the CEQA determination, which is determined after the application for
discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per
the Vehicles Miles Traveled Analysis Guidelines available at
https://www.carlsbadca.gov/home/showdocument?id=3l2. If a VMT analysis is required, two
copies shall be submitted at the time of the discretionary application.
15. Provide a preliminary title report within 6 months of the application date, with current owner.
Label and annotate all existing easements affecting the property on the site plan.
16. Call out any retaining walls that will be utilized on the project site and show top of wall, bottom
of wall elevations. Indicate maximum height of retaining wall, show footing and remedial
excavation required in cross sections.
17. Provide bearing and distance for all property lines shown.
18. Show all existing utilities: water, sewer, storm drain, gas and electrical mains on Paseo Del Norte
and Car Country Dr. and laterals affecting the property.
19. Provide the water and sewer demand for this project per the City of Carlsbad Engineering
standards.
20. Plot and label all easements encumbered on the property.
21. Use NGVD 29 datum for vertical control for all design elevations per city Engineering Standard
PRE 2022-0052 (DEV2022-0190)-PREMIER CADILLAC
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Volume 1, Chapter 2 and NAD83 state plane coordinates for horizontal control of CAD files.
22. Ensure to provide a new ADA compliant driveway, and ADA compliant curb ramp at the corner of
Paseo Del Norte and Car Country Dr.
23. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application, when a more complete design of the project is provided.
Fire Department:
Any comments received from the Fire Department will be provided under a separate cover.
Building Division:
1. The following comments will need to be clearly detailed in your final design prior to submitting
for building permit construction plan review:
a. Accessible break room features.
b. Service sink in the JC.
c. Accessible door hardware on all doors (including sliding/ pocket doors).
d. Plumbing facilities count per CPC Table 422.1.
e. Meeting room floor receptacle per CEC Article 210.71(8)2.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Shannon Harker at the number below. You may also contact each department individually as
follows:
• Planning Division: Shannon Harker, Senior Planner, at (442) 339-2621
• Land Development Engineering: Emad Elias, Project Engineer, at (443) 339-2733
• Fire Department: Randy Metz, Fire Marshal, at (442) 339-2661
Sincerely,
ERIC LARDY, AICP
City Planner
EL:SH:JC
Enc: Engineering red lines
c: Eric Brooking, 375 Skyline Drive, Vista, CA 92084
Emad Elias
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