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HomeMy WebLinkAboutPRE 2020-0030; BOB BAKER MAZDA ADDITION AND REMODEL; Admin Decision LetterNovember 19, 2020 Carl Chrisman 815 Civic Center Drive, Suite 101 Oceanside, CA 92054 C City of Carlsbad 8FILE COPY ff/a1!,I 1!/-zs-/2020 SUBJECT: PRE 2020-0030 (DEVZ0Z0-0245)-BOB BAKER MAZDA ADDITION AND REMODEL APN: 211-080-07-00 Thank you for submitting a preliminary review for the proposed addition and remodel project for Bob Baker Mazda located at 5365 Car Country Drive. The project site, a 117,394-square-foot lot, currently is developed with a car dealership. The project proposes to remodel the building fa,ade and add 517 square feet of showroom area and 1,810 square feet of service area. 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 in the Coastal Zone. The coastal land use designation and zone are the same as the general plan and zoning above. d. Specific Plan: Car Country Specific Plan 19(J) 2. The project requires the following permits: a. Minor Site Development Plan (SDP) for additions that exceed 10 percent of the existing square footage for the buildings (first and second stories combined). b. Coastal Development Permit (CDP) for development in the coastal zone. c. Landscaping Plan Check is required if the project proposes at least 2,500 square feet of landscaping area. d. A separate Sign Permit will be required for all proposed signs. Community Development Department . . Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008°7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2020-0030 (DEV2020-0245) -BOB BAKER MAZDA ADDITION AND REMODEL November 19, 2020 Pa e 2 3. As described in the scope of work, this preliminary review application is for the addition to and remodel of the existing buildings. The Carlsbad Municipal Code {CMC) and Car Country Specific Plan (SP 19) permit and encourage the operation of car dealerships on the property. Staff supports the proposed project with revisions to meet all city applicable codes, standards, and policies. The Planning Commission is the final decision-making body for theCIWitlhl' building permit valuation for the project exceeds $60,000, otherwise the decision-maker would be the City Planner. The Minor SDP and CDP will be processed concurrently to the appropriate decision- maker. 4. Pursuant to Part 3, Section Ill (D) of SP 19, 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 city. 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 terracotta coloring. The proposed modern architectural style does not comply with the design intent of SP 19. Additionally, the project proposes a double-volume, one-story showroom with a jewel-box-type display. Based on the Specific Plan provisions, staff cannot support either the jewel box display or the proposed modern architectural style as it is not compatible with the design requirements of SP 19. Staff recommends the project be redesigned to incorporate a more Spanish or Mediterranean architectural style which utilizes the design elements referenced above. 4. Pursuant to SP 19, buildings shall not exceed two stories and 30 feet. Please show building height on all elevation plans at the highest point as defined in CMC Section 21.04.065 at the time of formal submittal. 5. All proposed signs are subject to Part 4 of SP 19 and CMC Chapter 21.41. A separate sign permit and review will be required. 6. Parking for the proposed project is subject to Section Ill (F) of SP 19 and CMC Chapter 21.44. The following items should be included in the plans at the time of formal submittal: a. Show the location of the 20 percent of parking spaces that are allocated to sales customers. b. Parking space dimensions shall be consistent with Table B in CMC Section 21.44.050. Please note that parking spaces across the drive aisle running along the new service bays may not meet the necessary length to count as parking spaces. c. Please ensure that parking is calculated for all interior areas. All interior areas are calculated using the Sales standard per CMC Chapter 21.44 except the service and parts areas. PRE 2020-0030 (DEV2020-0245)-BOB BAKER MAZDA ADDITION AND REMODEL November 19, 2020 Pa e 3 7. A phasing and interim parking plan describing how the construction of the project will be phased while still providing access and parking for the existing business will be required. The plan should provide the following information: a. Parking analysis table and plan showing: i. Required parking for the current dealership configuration broken down by square footage (ie: sales, service, parts) per Part 3, Section Ill (F) of SP 19. ii. The number of parking spaces that will remain available on-site for each of the construction phases. iii. A plan showing the area of the property that will be used for staging construction equipment, trailer, and materials. b. If parking agreements with adjacent properties are planned, please provide the following: i. Evidence/copies of the agreements. ii. A parking analysis table showing the number of off-site spaces to be provided, the property location, and walking distance to the subject property. iii. Parking analysis table for each of the properties that will provide parking to the subject project during construction and how those properties will meet their own parking requirements. c. Alternative parking solutions, such as employer-supported rideshare programs, may be considered as part of the plan. d. Please note that parking spaces along the street may not be counted towards the parking requirement. 8. 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. 9. Outdoor eating facilities for employees shall be provided consistent with CMC Section 21.34.070(3). 10. All exterior lighting shall be consistent with Part 3, Section Ill (L) of SP 19. Lighting shall be designed to minimize glare to surrounding properties and distant neighborhoods. 11. Mechanical equipment located on the roof shall be consistent with Part 3, Section Ill (0) of SP 19. 12. Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to Part 3, Section Ill (N) of SP 19. Enclosures shall be of similar colors and/or materials to the project. Please show the location and details of the existing or proposed trash enclosure on the plans at the time of formal submittal. 13. Proposed landscaping is subject to Part 3, Section IV of SP 19 and the City of Carlsbad Landscape Manual. A conceptual landscape plan will be required if proposing landscaping modifications totaling 2,500 square feet or more. Please note that the Conceptual Landscape Plans shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016). The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web page at the following address: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx7Blob1D=24086. PRE 2020-0030 (DEV2020-0245}-BOB BAKER MAZDA ADDITION AND REMODEL November 19, 2020 Pa e4 14. 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://www.qcode.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. 15. All development applications that require Planning Commission or City Council approval shall provide early public notification. If the project will be subject to City Planner approval, then this requirement does not apply. This requirement may be met by sending a public notice to the surrounding property owners (600-foot radius) within 30 days of submittal of the development application pursuant to City Council Policy No. 84,and Form P- 21. The policy and form may be referenced online at: City Council Policy No. 84: http://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=35578. Form P-21: https://www.carlsbadca.gov/civicax/fi1ebank/blobdload.aspx?Blob1D=24l17 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://www.carlsbadca.gov/services/depts/planning/default.asp. 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. Land Development Engineering: 1. Complete a Stormwater Standards Questionnaire. 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 printed from the following website link: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=227l1 If the total new and replaced impervious area is less than 5,000 square feet, preliminary analysis suggests that the project is a Standard Project and subject to installing 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. The link to the form is at: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=30141 PRE 2020-0030 (DEV2020-0245)-BOB BAKER MAZDA ADDITION AND REMODEL November 19, 2020 Pa e 5 2. On the site plan, identify the net increase in average daily trips (ADT). Show calculations of existing and proposed generation rates. If more than 110 net ADT is generated, a traffic impact analysis will be required in accordance with the City's Transportation Impact Analysis Guidelines. Prior to submittal of any required discretionary permits, however, submit a scoping agreement to the city for review and approval in accordance with these Guidelines to determine the focus of the study. Also, add the gross total (not net but existing and proposed) employee ADT generation on the pr_operty based on Table 2-2 of the Carlsbad Transportation Demand Management (TDM) Handbook. Add this information and calculations on the site plan. Submit a TDM plan if more than 110 employee ADT is generated per the Handbook. 3. Include a site plan that plots the entire lot and street frontage. Show all existing street and utility improvements such as curb, gutter, sidewalk, water service and sewer laterals/mains. If any water or sewer facilities require upgrading to accommodate the proposed development, plot these upgrades. Also, include a plan that only shows existing features. 4. Add topographic contours and/or spot elevations to illustrate drainage flow. 5. Submit a title report with your application for permits and plot any easements identified in the report on the property. 6. List grading quantities even if they are a small amount (i.e. include quantities required to establish foundations for the expanded building footprint). If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Esteban Danna at the number below. You may also contact each department individually as follows: • Planning Division: Esteban Danna, Associate Planner, at (760) 602-4629 • Land Development Engineering: David Rick, Project Engineer, at (760) 602-2781 Sincerely, DON NEU, AICP City Planner DN:ED:cf c: Bob Baker Mazda (Christopher Baker), 5365 Car Country Dr., Carlsbad, CA 92008 David Rick, Project Engineer Fire Prevention HPRM/File Copy Data Entry ,.