HomeMy WebLinkAboutPRE 2018-0032; BMW CARLSBAD; Admin Decision LetterDecember 27, 2018
Bill Hofman
Hofman Planning & Engineering
3152 Lionshead Avenue
Carlsbad, CA 92010
SUBJECT: PRE 2018-0032 (DEV2018-0198) -BMW CARLSBAD
APN: 211-080-11-00
Ccicyof
Carlsbad
Thank you for submitting a preliminary review to demolish all existing buildings within the Car Country
Plaza commercial center and construct a new 73,000-square-foot BMW dealership. The dealership
includes 23,000 square feet of showroom/office, 40,000 square feet of service/repair with 60 work bays,
and 10,000 square feet for parts storage. The project site, an approximately 3.7-acre lot at the southwest
corner of Cannon Road and Car Country Drive, currently is developed with a commercial .center containing
a mix of auto-related uses.
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: Regional Commercial (R};
b. Zoning: General Commercial Zone, Qualified Development Overlay (C-2-Q};
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(J).
2. The project requires the following permits:
a. Site Development Plan (SDP) in accordance with the Carlsbad Municipal Code (CMC) Chapter
21.06 (Qualified Development Overlay Zone}. The SDP requires approval from the Planning
Commission; and
b. Coastal Development Permit (CDP} for development in the Coastal Zone. The CDP requires
approval from the Planning Commission.
Community & Economic Development
Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 J 760-602-4600 J 760-602-8560 f I www.carlsbadca.gov
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3. 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. Alter(lative 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 terracotta coloring.
The proposed architectural style, which includes the extensive use of glass on the front elevation,
does not comply with the design intent of the Car Country Specific Plan. Staff will not be able to
support the conceptual proposal and recommends the project be redesigned to incorporate a
more Spanish or Mediterranean architectural style which utilizes the design elements referenced
above. The Cannon Road elevation shall be enhanced to provide visual interest and designed to
minimize openings that look in to the repair area. Prominent architectural features should be
located at the corner of Cannon Road and Car Country Drive. Please refer to the design of the
Audi, Buick Cadillac or Kia dealerships for examples of projects that have gained staff support.
4. Building Height. Pursuant to the Car Country Specific Plan, the building height for developments
in the Car Country Expansion Area shall be restricted as follows:
Main Building (i.e., parts. showroom, administrative offices): Two stories and 30 feet.
Parking Structure: Three stories and 35-foot maximum to the top of the roof deck. Height
protrusions up to 45 feet are allowed pursuant to CMC Section 21.46.020. All vehicles shall be
screened from outside views by the structure walls and/or landscaping.
The conceptual project proposes a two-story showroom and service building with a height of
approximately 24 feet. Parapet walls extend to approximately 32 feet with tower features at 46' -
1". As noted above, the maximum height for a showroom is 35 feet and 24 feet for the service
building. However, the architectural tower features exceed the 45-foot maximum height and
must be redesigned.
5. Setbacks. Pursuant to the Car Country Specific Plan, developments within the Car Country
Expansion Area shall comply with the following setbacks:
Front (Car Country Drivel: 25 feet for the main building and 50 feet for parking structures
(including parking structures which include uses besides parking.)
Street Side (Auto Center Court): 25 feet for the main building and 59 feet for parking structures
(including parking structures which include uses besides parking.)
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Street Side (Cannon Road): 35 feet. A minimum 25-foot landscaped setback shall be maintained
for all open parking or driveways along Cannon Road. Within the setback along Cannon Road,
display of the sale motor vehicles may be permitted upon approval of the City Planner.
Rear (opposite Car Country Drivel: 20 feet.
While the proposed structure is consistent with the above-noted building setbacks, please be
advised that landscaping will be required along the perimeter of the property.
6. 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.
7. Parking. Pursuant to the Car Country Specific Plan, the parking requirements are as follows:
Sales/Showroom
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.
Based on a review of the information provided on the site plan, an estimated total of 192 parking
spaces are required for the site (exclusive of the inventory parking). The site plan and cover sheet
shall include the necessary information to confirm that adequate parking is provided and shall
note the location of the parking for each of the proposed uses.
8. Loading: Loading areas shall not be allowed in front or street side setbacks. On-site loading areas
for parts and accessories shall be clearly shown on the site plan.
9. Noise: The maximum allowable exterior noise level of any use shall not exceed 65 Ldn as
measured at the property line. Noise caused by motor vehicles traveling to and from the site are
exempt from this standard. A noise study shall be submitted with the project application.
10. Landscaping: Landscaping shall be consistent with the city's Landscape Manual in addition to the
following requirements of the Specific Plan:
Front and Street Side: A ten-foot landscaped area shall be constructed along the public rights-of-
way for Car Country Drive and Auto Center Court. The area shall include a five-foot strip in
addition to the five-foot parkway width. Along Cannon Road, a minimum 25-foot landscape area
shall be provided.
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Interior: Landscaping within display parking area shall be provided in addition to the front/street
side landscaping strip. Five percent of all on-site paved areas, excluding setbacks, shall be
landscaped.
11. Employee Eating Area: Outdoor eating facilities for employees shall be provided consistent with
CMC Section 21.34.070(3).
12. Lighting: All display and security lighting shall be designed for uniformity. Lighting shall be
designed to minimize glare to surrounding properties and distant neighborhoods. Lighting for the
roof level of parking structures shall be limited to the use of bollards or lighting attached to
parapet walls. Rooftop lighting shall not exceed the height of the parapet wall.
13. Trash Collection: Trash receptacle areas shall be enclosed by a six-foot high masonry wall with
gates pursuant to city standards. Enclosures shall be of similar colors and/or materials to the
project.
14. Environmental: The project will be evaluated for compliance with the California Environmental
Quality Act (CEQA) at the time of submittal. However, the following reports, in addition to those
noted elsewhere in this letter, will be required with the submittal:
a. Focused Phase I Analysis which analyzes the potential for soil remediation (i.e., given
existing auto repair use and anticipated export of material); and
b. Greenhouse Gas (GHG) Analysis. The GHG analysis shall comply with the city's Climate Action
Plan. See Form P-30 for more information.
15. Early Public Notice. The project is subject to City Council Policy Statement No. 84, Development
Project Public Involvement Policy. Pursuant to the Policy, applicants are required to send a public
notice within 30 days of submittal of development applications. Enhanced stakeholder outreach
will also be required since the project proposes 50,000 square feet or more of enclosed space.
Please see Form P-21 for additional information.
16. Please see Development Permits P-2 form for a list of submittal requirements for the application
submittal, including details which are required to be included on the site plan, floor plans and
elevations.
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
http:ljwww.carlsbadca.gov/services/depts/planning/default.asp. You may also access the
General Plan Land Use Element and the Zoning Ordinance on line at the website address shown;
select Department Listing; select Planning Home Page. Please review all information carefully
before submitting.
Land Development Engineering:
1. Complete a Stormwater 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 stormwater quality requirements. The questionnaire can be obtained
from the city's website (http://www.carlsbadca.gov/services/depts/landev/engineering.asp).
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Preliminary analysis suggests that the project is a Priority Development Project {PDP) and
therefore is subject to numerically-sized stormwater pollutant treatment BM P's and submittal of
a Preliminary Storm Water Quality Management Plan {SWQMP). In addition, unless a proper
exemption can be cited, PDP hydromodification requirements will apply. No Critical Course
Sediment Yield Areas appear on this property per the WMAA.
Plot proposed water quality basins and hydromodification storage facilities with profiles. In
addition, identify on the site plan all source control and site design BMPs proposed per the
completed standard project requirement checklist (Form E-36) to be included in the SWQMP.
2. Include preliminary grading plans and soils report with your submittal for discretionary review.
Provide grading quantities, including cut, fill, and remedial volumes. The project will require a
grading permit.
3. Provide a preliminary hydrology study including map and calculations to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure, and show before and after
discharges for the site.
4. Provide preliminary title report. All easements listed in the title report should be represented on
the site plan and preliminary grading plan. Show all easements on the plans, or if the easements
cannot be plotted, indicate so and list on the plans.
5. Provide documentation showing a reciprocal access easement for the driveway shared with the
adjacent parking lot. Also, provide documentation showing access to the sitting area on the
adjacent property.
6. Show existing and proposed contours, as well as finished surface elevations. Due to grade
differences, it appears that retaining walls may be necessary. Additional .comments will be
provided when grading details are submitted.
7. Clarify what improvements apply to the existing sitting area. Also, it appears that several pads
are proposed that may to be intended to showcase vehicles. Provide details for the pads,
including information on any retaining walls required to construct the pads.
8. Show all existing utilities on-site and in the right-of-way, including water meter, water service,
and sewer lateral sizes. Propose upgrades as needed. Any transformers shall be located on-site
and not in the right-of-way.
9. Existing right-in only driveway on Car Country Drive is acceptable to remain, but it may be required
to be reconfigured.
10. Show proposed trash enclosures, and plot truck turning radii on site plan for path leading to trash
enclosure (Caltrans Highway Design Manual Figure 404.SB).
11. Both curb ramps on the frontage and all driveways will be required to be improved to meet
current ADA standards.
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12. Provide trip generation information, including existing and proposed. A Traffic Impact Analysis
may be required to be completed with the discretionary permit.
1. Fire access is ok as shown. Fire lane marking and striping, fire sprinklers, fire alarms, and
Hazardous Materials review for the service bay areas shall be deferred submittals directly to Fire
prior to Building Permit Issuance.
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: Jennifer Horodyski, Project Engineer, at 760-602-2747
• Fire Department: Randy Metz, Fire Inspections, at 760-602-4661
DON NEU, AICP
City Planner
DN:CG:dh
c: Axay Patel, AutoNation, 200 SW 1st Avenue, Suite 1400, Fort Lauderdale, FL, 33301
Byung Yoo, SPARC+, 800 Lambert Drive, Suite B, Atlanta, GA 30324
Jennifer Horodyski, Project Engineer
Fire Prevention
HPRM/File Copy
Data Entry