HomeMy WebLinkAbout2017-09-20; Planning Commission; ; ZCA 2017-0004/LCPA 2017-0004 (PUB17Y-0020) – AUTO REPAIR AND AUTO STORAGE AMENDMENT
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: N/A
P.C. AGENDA OF: September 20, 2017 Project Planner: Carl Stiehl
Project Engineer: N/A
SUBJECT: ZCA 2017-0004/LCPA 2017-0004 (PUB17Y-0020) – AUTO REPAIR AND AUTO STORAGE
AMENDMENT – A request that the Planning Commission recommend adoption of findings
to determine that the project is within the scope of the previously certified General Plan
Program Environmental Impact Report (EIR 13-02); and a request for a recommendation
of approval of amendments to the Zoning Ordinance and Local Coastal Program to: 1)
allow auto repair uses within the P-M Planned Industrial Zone subject to approval of a
minor conditional use permit; 2) change the permit required for auto storage in the C-M
Heavy Commercial—Limited Industrial Zone, M Industrial Zone and P-M Planned
Industrial Zone from a conditional use permit to a minor conditional use permit; and 3)
establish screening requirements for auto repair and auto storage uses.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7267 RECOMMENDING
ADOPTION of findings to determine that the project is within the scope of the previously certified General
Plan Program Environmental Impact Report (EIR 13-02), and RECOMMENDING APPROVAL of ZCA 2017-
0004 and LCPA 2017-0004 – AUTO REPAIR AND AUTO STORAGE AMENDMENT, based on the findings
contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
A. Project Description
This project is a city-initiated Zoning Ordinance amendment and Local Coastal Program amendment
consisting of amendments to Zoning Ordinance Chapters: 21.30 C-M Heavy Commercial—Limited
Industrial Zone; 21.32 M Industrial Zone; 21.34 P-M Planned Industrial Zone; and 21.42 Minor Conditional
Use Permits and Conditional Use Permits. The amendments add auto repair as an allowed use within the
P-M Zone subject to approval of a minor conditional use permit, and changes the permit required for auto
storage in the C-M, M and P-M Zones from a conditional use permit to a minor conditional use permit.
With regard to the Local Coastal Program, the Zoning Ordinance is the Local Coastal Program
implementing ordinance; therefore an amendment to the Zoning Ordinance is an amendment to the Local
Coastal Program. No portion of the Local Coastal Program land use plan document is proposed to be
amended.
B. Background
Within the past year, city staff have been contacted by several auto repair business owners/operators
who have expressed their concern and frustration with the limited availability of sites where they can
operate an auto repair business in Carlsbad. Currently, auto repair is allowed only in the C-2 General
Commercial Zone, as well as limited areas of the M/M-Q Industrial Zone and Village (Districts 3 and 6).
3
ZCA 2017-0004/LCPA 2017-0004 (PUB17Y-0020) – AUTO REPAIR AND AUTO STORAGE AMENDMENT
September 20, 2017
Page 2
Availability of sites for auto repair uses may be further limited because the use may be precluded by other
governing regulations such as a specific plan, master plan, or because of increased competition for
commercial space. Within the Village, the draft Village and Barrio Master Plan proposes to reduce the
areas where auto repair would be allowed which, if approved, would further limit the number of sites
available for auto repair. The proposed amendments are intended to expand the number of sites where
an auto repair use may be located (shown in Attachment 3).
In regard to auto storage, the success of the local auto dealerships depends in part on their ability to
flexibly maintain a diverse and increased inventory. This has resulted in the need for dealers to establish
additional (off-site) auto storage areas in Carlsbad. The proposed amendments will simplify the city
process to approve an auto storage use by requiring City Planner approval of a minor conditional use
permit rather than Planning Commission approval of a conditional use permit (as currently required). The
proposal will result in an administrative process to approve an auto storage use rather than a public
hearing process, which is intended to help support and facilitate the continued economic growth and
success of the local auto dealerships.
ZCA 2017-0004/LCPA 2017-0004 (PUB17Y-0020) – AUTO REPAIR AND AUTO STORAGE AMENDMENT
September 20, 2017
Page 3
III. ANALYSIS
The following analysis describes the changes proposed and provides an evaluation of those changes.
A. Summary and Analysis of Proposed Changes:
TABLE A – AUTO REPAIR ZONING ORDINANCE AMENDMENT
Proposed Change to Zoning Ordinance Analysis
1.
PM Zone Chapter 21.34, Section
21.34.020
Amend Table A by adding “auto repair”
as a use allowed in the zone with the
approval of a minor conditional use
permit (approved by City Planner) and
subject to additional standards that
require service bays to be screened to
reduce visual impacts on adjacent
properties.
Auto repair is currently permitted within the C-2
General Commercial Zone (no conditional use permit
is required). As shown on Attachment 3, there are
limited areas zoned C-2; and, as described above,
some of these areas preclude auto repair due to
other governing regulations and competition for
commercial space.
The proposed amendment will expand the number of
sites where an auto repair use could locate (see
Attachment 3). The P-M Zone currently allows for
office uses, manufacturing, research and
development and other conditionally permitted uses,
including auto storage and auto wrecking. Auto
repair is consistent with the other types and intensity
of uses allowed in the P-M zone.
To ensure compatibility with surrounding uses in the
P-M zone, staff recommends that a minor conditional
use permit be required, which gives the City Planner
the discretion to evaluate and regulate the use to
ensure compatibility. To address potential visual
impacts related to service bays, staff proposes to
establish screening requirements (see below) in
addition to the other required development
standards.
Note: staff does not propose any change to the
existing requirements for auto repair uses located
within the C-2 zone, where the use has historically
been permitted without a conditional use permit.
2.
Minor Conditional Use Permits and
Conditional Use Permits Chapter 21.42,
Section 21.42.140
Add Section 21.42.140.B.17, which
requires auto repair service bays to be
screened from adjacent properties and
public view.
The Zoning Ordinance does not currently specify
screening requirements for auto repair. The
proposed screening requirements are applicable to
auto repair in the P-M zone, in addition to all other
development standards and regulations, which
assists in ensuring auto repair is compatible with
surrounding uses.
ZCA 2017-0004/LCPA 2017-0004 (PUB17Y-0020) – AUTO REPAIR AND AUTO STORAGE AMENDMENT
September 20, 2017
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TABLE B – AUTO STORAGE ZONING ORDINANCE AMENDMENT
Proposed Change to Zoning Ordinance Analysis
1.
C-M Zone Chapter 21.30, Section
21.30.010
M Zone Chapter 21.32, Section
21.32.010
P-M Zone Chapter 21.34, Section
21.34.010
Amend Table A to change the decision-
making level for “auto storage/impound
yards (i.e., overnight storage)” from a
conditional use permit (approved by
Planning Commission) to a minor
conditional use permit (approved by City
Planner); and specify that the use is
subject to additional standards that
require storage areas to be screened to
reduce visual impacts on surrounding
properties.
“Auto storage/impound yards (i.e., overnight
storage)” are currently allowed in three zones (C-M,
M, and P-M), subject to Planning Commission
approval of a conditional use permit. Attachment 4
identifies the areas where auto storage is allowed per
the Zoning Ordinance and where the use is not
precluded by other governing regulations such as a
specific plan or master plan.
As described above, the proposal will result in an
administrative process to approve an auto storage
use rather than a public hearing process, which is
intended to help support and facilitate the continued
economic growth and success of the local auto
dealerships.
While the proposed change simplifies the permitting
process, it does not diminish the city’s discretion to
regulate the use. A minor conditional use permit
gives the City Planner the discretion to evaluate and
regulate the use to ensure the use does not
negatively impact surrounding uses. To address
potential visual impacts related to auto storage, staff
proposes to establish screening requirements (see
below) in addition to the other required development
standards.
2.
Minor Conditional Use Permits and
Conditional Use Permits Chapter 21.42,
Section 21.42.140
Add Section 21.42.140.B.18, which
requires auto storage areas to be
screened to reduce the visual impact on
surrounding areas.
The Zoning Ordinance does not currently specify
screening requirements for auto storage uses. The
proposed screening requirements, in addition to
development standards, existing performance
standards and other regulations, assist in ensuring
storage uses are compatible with surrounding uses.
The proposed amendments to the Zoning Ordinance are presented in strikeout/underline format in
Attachment 2.
ZCA 2017-0004/LCPA 2017-0004 (PUB17Y-0020) – AUTO REPAIR AND AUTO STORAGE AMENDMENT
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B. General Plan, Zoning Ordinance and Local Coastal Program Consistency:
The proposed amendments are consistent with the General Plan and implement General Plan goals, as
follows:
2 – Land Use & Community Design goals and policies pertaining to these amendments:
Goal 2-G.2 – Promote a diversity of compatible land uses throughout the city, to enable people to
live close to job locations, adequate and convenient commercial services, and public support
systems such as transit, parks, schools and utilities.
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.
8 – Economy, Business Diversity and Tourism goals and policies pertaining to these amendments:
Goal 8-G.2 – Facilitate retention, expansion, attraction and incubation of businesses that meet
the city’s economic development objectives.
Policy 8-P.4 – Collaborate with property owners to develop a financing strategy and public
improvement program to redevelop Westfield Plaza Camino Real and promote re-investment in
Car Country Carlsbad for renewed economic success and relevance. These sites present the
greatest near-term opportunities to expand upon Carlsbad’s already strong retail base.
The amendments provide additional locations for auto repair uses, which helps meet the auto repair
needs of residents and other auto related businesses. The additional locations made possible by these
amendments also help facilitate retention and expansion of the auto dealerships at Car Country Carlsbad,
which are important to maintaining the city’s economic diversity and market position in the North County
region.
The amendments are also consistent with the other provisions of the Zoning Ordinance not being
amended. The proposed Local Coastal Program amendment meets the requirements of, and is in
conformity with the policies of Chapter 3 of the Coastal Act and all applicable policies of the Carlsbad LCP
not being amended by this amendment. The amendments ensure consistency with the Carlsbad Zoning
Ordinance, and do not conflict with any regulation, land use designations or policies, with which
development must comply.
The amendments are in compliance with the Airport Land Use Compatibility Plan. The auto repair use is
compatible in safety zones 2, 3, 4, 5, and 6 and incompatible in safety zone 1. The auto storage use is
compatible in safety zones 2, 3, 4, 5, and 6 and may be conditionally compatible in safety zone 1. Proposed
auto repair or auto storage uses that are subject to the compatibility plan will be reviewed for consistency.
IV. ENVIRONMENTAL REVIEW
In accordance with CEQA Guidelines sections 15162 and 15168 the proposed zoning ordinance
amendment is a subsequent activity of the General Plan, for which a program EIR was prepared (EIR 13-
02) and no new environmental document is required. Pursuant to CEQA Section 15168, a notice for the
activity has been given, which includes statements that this activity is within the scope of the program
approved earlier, and that the program EIR anticipates the activity for the purposes of CEQA. The General
Plan Update EIR evaluated effects of the General Plan policies and regulations, and of the full buildout of
the city at a programmatic level.
ZCA 2017-0004/LCPA 2017-0004 (PUB17Y-0020) – AUTO REPAIR AND AUTO STORAGE AMENDMENT
September 20, 2017
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The proposed zoning ordinance amendment involves the issuance of regulations used to implement the
General Plan and govern the conduct of that continuing program. The proposed zoning ordinance
amendment adds the auto repair use to the list of uses allowed in the P-M Zone, modifies the decision
making level for auto storage uses, and establishes screening standards for those uses. The amendment
is not a substantial change to the conditions analyzed in the previously certified EIR, it does not result in
new circumstances that will require major revisions of the previous EIR, it does not result in new significant
effects that were not identified in the previously certified EIR, it does not increase the severity of
previously identified significant effects, it does not present new information of substantial importance
that was not known at the time the previous EIR was certified, and none of the conditions described in
CEQA Guidelines Section 15162 that call for a subsequent EIR have occurred. The attached Planning
Commission resolution includes findings that the project is within the scope of EIR 13-02 pursuant to
CEQA.
ATTACHMENTS:
1. Planning Commission Resolution No. 7267
1A. Draft City Council Ordinance (ZCA 2017-0004/LCPA 2017-0004)
2. Proposed text change to the Zoning Ordinance shown in Strikethrough/Underline Format
3. Map of current and proposed zones allowing auto repair
4. Map of current zones allowing auto storage
ATTACHMENT 2
Zoning Ordinance and Local Coastal Program Amendment (ZCA 2017-0004/LCPA 2017-0004)
The row for “auto storage/impound yards” in Table A of Section 21.30.010 (C-M Zone) of the Zoning
Ordinance is proposed to be amended as follows:
Use P CUP Acc
Auto storage/impound yards (i.e., overnight product storage) (subject to Section
21.42.140.B.18)
21
The row for “auto storage/impound yards” in Table A of Section 21.32.010 (M Zone) of the Zoning
Ordinance is proposed to be amended as follows:
Use P CUP Acc
Auto storage/impound yards (i.e., overnight product storage) (subject to Section
21.42.140.B.18)
21
Table A of Section 21.34.020 (P-M Zone) of the Zoning Ordinance is proposed to be amended to add a row
for “auto repair” as follows:
Use P CUP Acc
Auto Repair (subject to Section 21.42.140.B.17) 1
The row for “auto storage/impound yards” in Table A of Section 21.32.010 (M Zone) of the Zoning
Ordinance is proposed to be amended as follows:
Use P CUP Acc
Auto storage/impound yards (i.e., overnight product storage) (subject to Section
21.42.140.B.18)
21
Section 21.42.140.B of the Zoning Ordinance is proposed to be amended to add subsections 17 and 18 as
follows:
17.Auto repair. Service bays shall be screened from adjacent properties and public view by
a wall, fence, hedge or other appropriate plant or landscape material between the service bay
and the property line.
18.Auto storage/impound yards. On-site auto storage areas shall be screened to reduce the
view of the auto storage area from surrounding properties and streets. Screening may be
accomplished by a combination of walls, fencing, landscaping or berms.
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J:\RequestsMarch2015\ComEconDev\EconDev\00031722_17\AutoREPAIRzones11x17.mxd
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Areas where auto storage is allowed with CUPAreas where auto storage may be precluded by specific plan or other plan
J:\RequestsMarch2015\ComEconDev\EconDev\00031722_17\AutoSTORAGEzones 11x17.mxd
0 3,000Feet[
Current ZonesAllowing Auto Storage
ATTACHMENT 4