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Home My WebLink About2021-03-17; Planning Commission; ; SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD Item No. Application complete date: December 18, 2020 P.C. AGENDA OF: March 17,2021 Project Planner: Esteban Danna Project Engineer: Emad Elias SUBJECT: SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD Request for approval of a Site Development Plan, Coastal Development Permit, and Tentative Parcel Map for the demolition of the existing buildings and the construction of a new 65,350 square-foot automobile dealership with a parking structure, located on a 3.7-acre lot at 1060 Auto Center Court, within the Car Country Carlsbad Specific Plan (SP 19(J)), the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 3. The project site is not located within the appealable area of the California Coastal Commission. The City Planner has determined that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 – In-fill Development Projects of the state CEQA guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7408 APPROVING Site Development Plan SDP 2019-0005, Coastal Development Permit CDP 2019-0013, and Tentative Parcel Map MS 2019-0003 based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Background: Specific Plan 19, originally approved in 1972 as the Tri-City Auto Center Specific Plan, established the original 50-acre auto center area, located east of Interstate 5 along the east and west sides of Paseo Del Norte and south of Cannon Road. In 1984, the first amendment was approved (SP 19(A)) which changed the name of the specific plan area to Car Country and implemented development standards such as setbacks, for the overall development. The Car Country Expansion Amendment (SP 19(C)), approved in 1987, incorporated the area immediately west of Car Country Drive and south of Cannon Road into Specific Plan 19. Since the Car Country Expansion Amendment was approved, several additional comprehensive updates/amendments to the Specific Plan have been subsequently approved to clarify and expand the uses, parking and signage requirements. The current Car Country Specific Plan is identified as SP-19(J). The project site is located on the southwest corner of Cannon Road and Car Country Drive. The property extends along Car Country Drive to Auto Center Court and is identified as Lots 2 and 3 in the Car Country Carlsbad expansion area. In addition, the site is located within the General Commercial and Qualified Development Overlay zones (C-2-Q) as well as the Mello II Segment of the coastal zone. The project is not located within the California Coastal Commission's appeal area. 1 PLANNING COMMISSION Staff Report . 0 SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD March 17,2021 Page 2 The 3.7-acre property is generally flat and currently developed with two commercial buildings with automotive service and rental uses. The site was originally developed in the late 1980s as an automotive services and rental commercial center for independent businesses not related to the surrounding automobile dealerships. Access to the site is provided via three driveways, one at Car Country Drive and two at Auto Center Court. Project Description: Pursuant to the current Car Country Specific Plan, SP 19(J), a Site Development Plan is required to be approved prior to the issuance of a building permit for any lot located within the boundaries of the Specific Plan. In addition, a Coastal Development Permit is required since the property is located in the coastal zone. A property line currently exists as the boundary between lots 2 and 3. A Tentative Parcel Map is required to consolidate Lots 2 and 3 of Map 12242, vacate an existing Carlsbad Municipal Water District (CMWD) water easement, and dedicate a new CMWD easement. The project consists of the demolition of the existing structures and the construction of a new 65,350 square-foot BMW dealership. The project proposes a two-level parking structure located above the building that will be constructed in two phases. The first phase proposes the construction of the new dealership building, mainly a one-story structure with one parking level above. A small portion of the structure above the showroom will be two stories. At its highest point, the proposed height of the building in the first phase is 28’-3” to the surface of the parking level and 32’-3” to the parapet. The building also features a 45-foot tall tower as an architectural feature located at the northeast corner of the building. The tower feature has an allowed height of 45 feet. The second phase of construction will add an additional parking level above the first-phase parking level. At its highest point, the proposed height of the building in the second phase is 35 feet to the surface of the second parking level and 39 feet to the top of the parapet. Uses proposed within the building include a 17,355 square-foot sales/showroom, a 35,445 square-foot service area with 65 service bays, a 9,113 square-foot parts department, and 3,437 square feet for administrative offices. The building also includes 1,481 square feet for employee break rooms as well as a 2,440 square-foot outdoor employee eating area. The project proposes a total of 316 parking spaces in the first-phase, 201 of which are located on the roof-top parking level. The second phase will add an additional 185 parking spaces on the second parking level. The total number of parking spaces required include spaces for customers, employees, cars being serviced, and dealership inventory. At phase 1, the project has a surplus of 118 parking spaces. Once phase 2 is completed, the project will have a surplus of 303 parking spaces. Some of the required parking spaces may be affected during construction of phase two. Planning staff will require the review and approval of an interim parking plan prior to the issuance of a building permit for phase two of the project. Access to the site will continue to be provided via three driveways, one located at Car Country Drive and two located at Auto Center Court. The existing driveways at Car Country Drive and at the Auto Center Court cul-de-sac will be have minor modifications. The existing driveway at Auto Center Court will be relocated. A 24-foot-wide internal access drive aisle is provided around the perimeter of the building. In order to prepare the site for development, grading is proposed as follows: 4,294 cubic yards of cut, 2,654 cubic yards of fill, 1,640 cubic yards of export, and 6,447 cubic yards of remedial grading. As part of the proposed sign program, the project proposes several free-standing signs. Free-standing signs require approval of a Coastal Development Permit. Specifically, the project proposes one 20’ – 10” SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD March 17,2021 Page 3 franchise (pole) sign (maximum 35 feet allowed) at the northeast corner of the property, one 6’ – 11” monument sign (maximum 8 feet allowed) near the relocated driveway at Auto Center Court, and a total of three 3-foot high, three square-foot directional signs (six feet high, 6 square-foot maximum), one located adjacent to the relocated Auto Center Court, and two located near the Car Country Drive driveway. The subject Coastal Development Permit (CDP 2019-0013) includes the approval of the proposed free-standing signs as shown on the project plans in Exhibit 5. The proposed architectural style incorporates a variety of Spanish/Mediterranean features, including a decorative cornice around the perimeter of the parking structure, terra cotta-colored tile roof elements, corbels, arched openings, and rafter tails. To address certain requests by the car manufacturer, more contemporary features are also proposed to be incorporated into the design, including large glass windows at the showroom and glass roll-up doors. As required by the Car Country Specific Plan, the cars parked on each parking structure level will be screened by four-foot high parapets. In addition, all the roof-top equipment associated with the new dealership will be screened from view behind the proposed parapets. No rooftop lights are proposed other than bollard lighting which will be shielded by the proposed parapet. Table 1 below identifies the General Plan and zoning designations of the project site and surrounding properties as well as the current land uses. TABLE 1 – SITE AND SURROUNDING LAND USES Location General Plan Designation Zoning Current Land Use Site R (Regional Commercial) C-2-Q (General Commercial) Automobile services North OS (Open Space) O-S (Open Space) Open space South R (Regional Commercial) C-2-Q (General Commercial) Automobile dealership East OS (Open Space) CR-A/OS (Cannon Road Agricultural/Open Space) Agriculture West R (Regional Commercial) C-2-Q (General Commercial) Automobile dealership III. ANALYSIS The project is subject to the following plans, ordinances and standards: A. Regional Commercial (R) General Plan Designation; B. Specific Plan – SP 19(J) – Car Country Specific Plan; C. Zoning Ordinance (CMC Title 21), Chapters 21.06 (Qualified Development Overlay Zone) and 21.28 (C-2 General Commercial and Qualified Development Overlay Zone); D. Subdivision Ordinance (CMC Title 20); E. Mello II Segment of the Local Coastal Program, Coastal Development Procedures and the Coastal Resource Protection Overlay Zone (Chapters 21.201 and 21.203); F. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); and G. Growth Management (Local Facilities Management Zone 3). The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD March 17,2021 Page 4 A. Regional Commercial (R) General Plan Designation The site has a Regional Commercial (R) General Plan Land Use designation. The R designation identifies areas that are intended for commercial centers that draw customers from outside of the City, such as automobile sales. For this reason, R designated properties are customarily located on sites that are visible as well as accessible from interchange points between highways and freeways. Table 2 identifies General Plan goals and objectives relevant to the proposed project and describes the compliance of the proposal. TABLE 2- GENERAL PLAN COMPLIANCE ELEMENT GOALS AND POLICIES PROJECT CONSISTENCY COMPLY Land Use Goal 2-G.3 Promote infill development that makes efficient use of limited land supply, while ensuring compatibility and integration with existing uses. Ensure that infill properties develop with uses and development intensities supporting a cohesive development pattern. Goal 2-G.8 Provide opportunities for continued economic growth and vitality that enhance Carlsbad’s position as a premier regional employment center. Policy 2-P.25 Ensure that commercial development is designed to include: a. Integrated landscaping, parking, signs, and site and building design b. Common ingress and egress, safe and convenient access and internal circulation, adequate off-street parking and loading facilities. Each commercial site should be easily accessible by pedestrians, bicyclists, and automobiles to nearby residential development. The 65,350-square-foot dealership is proposed on Lots 2 and 3 of the Car Country Carlsbad Specific Plan (SP 19(J)). The infill property is currently developed with automotive services and a rental commercial center. Automobile sales and repair- related services are both local and regional commercial uses which serve local residents and draw customers from outside the city, generate tax revenue and jobs, and provide goods and services to residents in the city. The proposed dealership complies with all required standards, including onsite landscaping, parking, and site design. Three areas of ingress/egress are proposed to provide safe and convenient access to the site. The proposed Spanish/ Mediterranean architectural design is consistent with the Car Country Carlsbad Specific Plan, SP 19(J). The parking structure proposed in conjunction with the development will provide adequate off-street parking and loading facilities. Yes SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD March 17,2021 Page 5 c. Architecture that emphasizes establishing community identity while presenting tasteful, dignified and visually appealing designs compatible with their surroundings. d. A variety of courtyards and pedestrian ways, bicycle facilities, landscaped parking lots, and the use of harmonious architecture in the construction of buildings. Mobility Goal 3-G.1 Keep Carlsbad moving with livable streets that provide a safe, balanced, cost-effective, multi- modal transportation system (vehicles, pedestrians, bikes, transit), accommodating the mobility needs of all community members, including children the elderly and the disabled. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. Policy 3-P.5: Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. Policy 3-P.11: Require new development that adds vehicle traffic to street facilities that are exempt from the vehicle LOS standard (consistent with 3-P.9) to implement: All required roadway improvements were constructed in conjunction with the existing development on site. The proposed project was evaluated based on the city’s Transportation Impact Analysis guidelines and was determined to meet all applicable standards. Additionally, an evaluation consistent with Vehicle Miles Traveled guidelines was conducted and no impacts were identified. The project has been designed to include 10-foot wide landscaped areas along Car Country Drive and Auto Center Court as well as 25- foot wide landscaped areas along Cannon Road. Some existing mature trees along the western portion of the property along Cannon Road will be maintained to preserve an attractive streetscape. The project will add traffic to Cannon Road between Avenida Encinas and Paseo del Norte. This segment was exempted from vehicular Level of Service standards by the City Council on January 12, 2021. Yes SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD March 17,2021 Page 6 a. Transportation demand management strategies that reduce the reliance on single-occupant automobile and assist in achieving the city’s livable streets vision. b. Transportation system management strategies that improve traffic signal coordination and improve transit service. To comply with Policy 3-P.11, the project will implement Transportation Demand Management and Transportation Systems Management strategies. Open Space and Conservation Goal 4-G.14 Promote the protection of Carlsbad’s creeks, lagoons, ocean and other natural water bodies from pollution. Policy 4-P.50 Prevent agricultural run-off and other forms of water pollution from entering the storm drain system and polluting the city’s water bodies. The project complies with all minimum stormwater requirements. A storm water quality management plan and storm water pollution prevention plan have been prepared for the proposed project. Yes Noise Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. Goal 5-G.4 Ensure long-term compatibility between the airport and surrounding land use. Policy 5.P.2 Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than “normally acceptable.” Pursuant to the Noise Impact Analysis report prepared for the project (Eliar Associates, Inc., June 19, 2019), the project is consistent with the Noise Element of the General Plan and no noise mitigation measures are required. Additionally, the project is consistent with the McClellan- Palomar Airport Land Use Compatibility Plan in that the proposed automobile dealership is located outside of the 60 dB CNEL noise contour and thus is not impacted by airport noise Yes Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from The proposed building is designed to be in conformance with drainage, flood control and Yes SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD March 17,2021 Page 7 fire, flood, hazardous material release, or seismic disasters. Goal 6-G.2 Minimize safety hazards related to aircraft operations in areas around the McClellan-Palomar Airport. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. seismic design standards. Adequate fire access is provided at all points around the building. The project will meet all required Building and Fire codes. Additionally, the project is consistent with the McClellan- Palomar Airport Land Use Compatibility Plan (ALUCP) in that the project site is located outside Safety Zones 1-6. Thus, the proposed land use is considered compatible. Economy, Business Diversity, and Tourism Goal 8-G.2 Facilitate retention, expansion, attraction and incubation of businesses that meet the city’s economic development objectives. Goal 8-G.4 Establish land use priorities based on economic criteria and long- term community needs; reserve sites for designated uses rather than accepting any development. The proposed automobile dealership will generate tax revenue and jobs and provide goods and services to residents in the city. The dealership is located within the Car Country Carlsbad Specific Plan (SP 19(J)), which specifically allows and encourages the proposed land use. Yes Sustainability Goal 9-G-2 Undertake initiatives to enhance sustainability by reducing the community’s greenhouse gas (GHG) emissions and fostering green development patterns- including buildings, sites, and landscapes. Goal 9-G.3 Promote energy efficiency and conservation in the community. The proposed project complies with the requirements set forth in the city’s Climate Action Plan (CAP). CAP ordinances have requirements related to energy efficiency, photovoltaic and electric vehicle charging systems. The project proposes a photovoltaic energy system for the existing buildings as well as new electric vehicle charging systems. Yes SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD March 17,2021 Page 8 Policy 9-P.1 Enforce the Climate Action Plan as the city’s strategy to reduce greenhouse gas emissions. B. Specific Plan 19(J) – Car Country Specific Plan The subject site is located within the boundaries of Specific Plan 19(J). As demonstrated in Table 3 below, the proposed project is consistent with the design guidelines and development standards contained in the Specific Plan. TABLE 3- SPECIFIC PLAN COMPLIANCE STANDARD REQUIRED PROPOSED COMPLY Parking Sales/Showroom 1 space/400 SF, 20% required as customer parking 17,355 SF/400 = 44 total spaces 20% of 44 = 9 customer spaces Repair/Service 4 spaces per work bay for first 3 bays, 2 spaces per bay in excess of 3 65 work bays 4(3) + 2(62) = 136 spaces Parts Customer parking: 1 space/1,000 SF; 9,113 SF/1,000 = 10 customer spaces Employee parking: 1 space/1,250 SF; 9,113 SF/1,250 = 8 employee spaces Inventory/Display Permitted as long as required customer and employee parking is provided TOTAL REQUIRED Customer: 19 spaces Employee: 43 spaces Repair/Service: 136 spaces Sales/Showroom 44 total spaces (9 customer spaces) Repair/Service 142 total spaces Parts Customer parking: 10 spaces Employee parking: 8 spaces Inventory/Display 75 spaces TOTAL PROPOSED Customer: 30 spaces Employee: 43 spaces Repair/Service: 142 spaces Additional spaces provided: Yes SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD March 17,2021 Page 9 Total required for both phases: 198 spaces 75 inventory spaces 20 electric vehicle spaces 6 Accessible spaces Total provided for Phase 1: 316 spaces Total provided for Phase 2: 501 spaces Building Setbacks Front (Car Country Drive): 25 feet, 50 feet for parking structures Rear: No rear setback required Side (Cannon Road): 35 feet, 50 feet for parking structures Side (Auto Center Court): 25 feet, 50 feet for parking structures Front (Car Country Drive): 60 feet Rear: 43 feet, 53 feet to parking structure Side (Cannon Road): 49 feet, 54 feet to parking structure Side (Auto Center Court): 54 feet to building and parking structure Yes Building Height Building: 35 feet, two stories max Parking Structure: 35 feet to top of roof deck, 3 stories max Height Protrusions: 45 feet max per CMC Section 21.46.020 Phase 1 Building: 32’-3,” partial two stories Parking Structure: 25’-6” to top of deck Height Protrusion: 45 feet (tower element) Phase 2 Building: 32’-3,” partial two stories Parking Structure: 35 feet to top of deck Height Protrusion: 45 feet (tower element) Yes Building Coverage 50% when a parking structure is proposed as part of the Site Development Plan 40% proposed Yes Architectural Design Spanish or Mediterranean motif Spanish/Mediterranean features, including smooth white stucco with tan limestone cladding accents, decorative cornices around the perimeter of the parking structure, terra cotta-colored tile roof elements, corbels, arched openings, and rafter tails Yes Parking Structure All vehicles shall be screened from outside views by the structure walls and/or landscaping. Each phase of the parking structure will feature 4-foot-high parapets to shield cars from view. Yes Roof Equipment Roof-mounted equipment shall be screened from view of adjacent properties and public streets. All roof top equipment is shielded by the above-mentioned 4-foot high parapets. Yes SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD March 17,2021 Page 10 Trash Collection Enclosed by a 6-foot high masonry wall with gates; shall be of similar colors to the project. Fully enclosed with walls, roof, and gates matching the building’s white stucco and architectural elements. Yes Freestanding Signs Franchise (pole) signs: Max height: 35 feet Monument Signs: Max height: 8 feet Directional Signs: Max height: 6 feet Max area: 6 square feet Franchise (pole) signs: 1 sign proposed Proposed height: 20’-10” Monument Signs: 1 sign proposed Proposed height: 6’-11” Directional Signs: 3 signs proposed Proposed height: 3 feet Proposed area: 3 square feet Yes C. Zoning Ordinance (CMC Title 21), Chapters 21.06 (Qualified Development Overlay Zone) and 21.28 (C-2 General Commercial Zone); The subject property is zoned General Commercial with a Qualified Development Overlay (C-2-Q). As the property is also located within the boundaries of the Car Country Specific Plan, the C-2-Q zone is superseded by the Car Country Specific Plan, which allows for new and used auto sales as well as service- related uses with the approval of a Site Development Plan. The project also falls within the boundaries of the Commercial/Visitor-Serving Overlay Zone. However, pursuant to CMC Section 21.208.030, automobile dealerships located within the Car Country Specific Plan area are not subject to the development standards or processing procedures of the Commercial/Visitor- Serving Overlay Zone. The Qualified Development Overlay Zone requires the approval of a Site Development Plan (SDP) by the Planning Commission. Section II(B) in Part 3 of the Car Country Specific Plan (SP 19) also requires a Site Development Plan approval by the Planning Commission for new buildings on lots located within the boundaries of the Specific Plan. As demonstrated in Planning Commission Resolution No. 7408, all the required Site Development Plan findings can be made. In summary, the new dealership is compatible with the surrounding land uses, which include automobile dealerships to the south and west. In addition, the proposed project is consistent with the various elements of the General Plan, will not adversely impact traffic, and the site is adequate in size to accommodate the proposed project. D. Subdivision Ordinance (CMC Title 20) The Land Development Engineering Division has reviewed the proposed Tentative Parcel Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance (Title 20) for Minor Subdivisions. The subdivision is considered minor because it involves the consolidation of Lots 2 and 3 of Map 12242, vacation of existing Carlsbad Municipal Water District (CMWD) water easement and dedication of a new CMWD easement. The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD March 17,2021 Page 11 E. Mello II Segment of the Local Coastal Program, Coastal Development Procedures and the Coastal Resource Protection Overlay Zone (Chapters 21.201 and 21.203) The subject site is located in the Mello II Segment of the Carlsbad Local Coastal Program; however, it is not located within the Coastal Commission's appeal area. The Coastal Zone Land Use and Zoning are consistent with the City of Carlsbad General Plan Land Use and Zoning, which allow for regional commercial auto-related uses. The site is also located within and is subject to the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). The project's compliance with the Mello II Segment of the Local Coastal Program as well as the implementing ordinances is discussed below. 1. Mello II Segment of the Local Coastal Program The project site has an LCP Land Use designation of Regional Commercial (R). The project's consistency with the R General Plan Land Use designation is analyzed in Section A above. The proposed project is consistent with the relevant policies of the Mello II Segment of the Local Coastal Program, the Coastal Program implementing ordinance (Car Country Specific Plan), and the Coastal Resource Protection Overlay Zone. The project is consistent with the surrounding development, which consists of automobile-related land uses. The proposed 35-foot-tall (with a 45-foot-tall architectural tower protrusion) combination dealership/parking structure will not obstruct views of the coastline as seen from public lands or the public right-of-way nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the developed site, nor are there any sensitive resources located in the area of the proposed development. The proposed development is not located in an area of known geologic instability or flood hazards. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the commercially designated site is not suited for water-oriented recreation activities. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban runoff, pollutants and soil erosion. No development is proposed in areas of natural steep slopes (25% gradient) and no native vegetation will be removed. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. F. McClellan-Palomar Airport Land Use Comprehensive Plan (ALUCP) The proposed project falls within the Airport Influence Area (AIA) boundaries of the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). All projects within the AIA are required to be reviewed for consistency with the goals and policies of the ALUCP. The ALUCP identifies four types of airport impacts that must be considered for each development: Noise, Safety, Airspace Protection, and Overflight. The project is consistent with the ALUCP in that 1) the proposed automobile dealership is located outside of the 60 dB CNEL noise contour and thus are not impacted by airport noise; 2) the proposed building is well below the Federal Aviation Regulation (FAR) Part 77 obstruction surface of 402 feet AMSL at the project site, and thus notification is not required; 3) the project is outside of the Airport Overflight Notification SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) – BMW CARLSBAD March 17,2021 Page 12 Area and recordation of an overflight notification is not required; and 4) the project site is located outside Safety Zones 1-6, thus, the proposed land use is considered compatible within the AIA. G. 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 4 below: TABLE 4 – GROWTH MANAGEMENT Standard Impacts Comply City Administration N/A N/A Library N/A N/A Wastewater Treatment 22 EDU (Net gain) Yes Parks N/A N/A Drainage 38 CFS Yes Circulation 2,779 ADT (Net gain) Yes Fire District No. 4 Yes Open Space N/A N/A Schools N/A N/A Sewer Collection System 4,840 GPD (Net gain) Yes Water 9,259 GPD (Net gain) Yes An evaluation consistent with Transportation Impact Analysis (TIA) guidelines was conducted, which identified a net increase of 2779 average daily trips (ADT). The TIA identified that the project will add traffic to Cannon Road between Paseo del Norte and Avenida Encinas. This road segment was exempted from vehicular Level of Service requirements by City Council on January 12, 2021. The project will implement Transportation Demand Management and Transportation Systems Management strategies to comply General Plan Mobility policy 3-P.11. No other impacts were identified during project review. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment; therefore, the project is categorically exempt from the requirement for the preparation of an environmental document pursuant to Section 15332, In-Fill Development Projects, of the California Environmental Quality Act (CEQA) Guidelines. A Notice of Exemption will be filed by the City Planner upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7408 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Exhibits “A” – “AD” dated March 17, 2021 CANNON RD PASEO DEL NORTECARC OUNT RYD RAUTO C E N T E R C T SDP 2019-0005/CDP 2019-0013/MS 2019-0003 BMW CARLSBAD SITE MAP J SITE E L C AMINO R E ALLA COSTA AVCARLSBAD B L MELROSE DR POINSETT I A L N ATTACHMENT 2 ATTACHMENT 3 l,'-(~ityt>f c:arlsbc1cl DISCLOSURE STATEMENT P-1 (A) pg v_r:LQP rn en t Sg,:.ylf_~-~ Planning Division 1535 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE1 LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Axay Patel Corp/Part AN Motors of Ft. Lauderdale, Inc. Title Senior Construction & Development Manager Title Clo AutoNation, Inc. Address200 SW 1st Avenue, 14th Floor Address200 SW 1st Avenue, 14th Floor 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person. ___________ _ Corp/Part AN Motors of Ft. Lauderdale, Inc. Title ____________ _ Title c/o AutoNation, Inc. Address __________ _ Address 200 SW 1st Avenue, Ste. 1400 Page 1 of 2 Revised 07/10 3 NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust________ Non Profit/Trust _________ _ Title Title ___________ _ --------------- Address Address __________ _ ------------- 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve ( 12) months? Oves l ✓!No If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. I certify t~n is true and correct to th.e best of my knowledge. ~ ~•l'\·l'I Signature of owner/date J/.:1 .. jl'i s· na re of applicant/date c.A~r /c..6 J.~ J~~,L l7Z Print or type name of owner /1-.... #i-/'lc.oL ~;., ..,,,,_b,y BILL HOFMAN, HOFMAN PLANNING AND ENGINEERING Print or type name of owner/applicant's agent Print or type name of applicant P-1(A) Page 2 of 2 Revised 07 /10 BMW of Carlsbad CoverA1.0 Sheet List - Conceptual Number Name A3.0 Proposed Site Plan 0 A4.0 First Floor Plan 0 A4.1 Second Floor Plan 0 A4.2 Third Floor Plan 0 A4.3 Parking Second Floor 0 A5.0 Proposed Elevations 0 A5.1 Proposed Elevations Cont.0 A5.2 Proposed Elevations Cont.0 A5.3 Proposed Elevations Cont.0 A6.0 Proposed Axonometrics 0 A6.1 Proposed Axonometrics Phase 2 0 A7.0 Perspectives 0 BMW of Carlsbad 1060 Auto Center Ct, Carlsbad, CA 92008 2019-10-16 Concept Set -City Submittal2020-03-12 Concept Set - City Submittal A4.2 Third Floor Plan 0 A4.3 Parking Second Floor 0 A5.0 Proposed Elevations 0 A5.1 Proposed Elevations Cont.0 A5.2 Proposed Elevations Cont.0 A5.3 Proposed Elevations Cont.0 A6.0 Proposed Axonometrics 0 A6.1 Proposed Axonometrics Phase 2 0 A7.0 Perspectives 0 and Second Floor PlanA4.0 First Floor Plan 0and Second Floor Plan 16 ATTACHMENT 4 CAR COUNTRY DRCAR COUNTRY DRAUTO CENTER CT CANNON RD DISPLAY PARKING (2)DISPLAY PARKING (3)OUTDOOR EATING AREA (2,440 SF)CUSTOMER PARKING(5)DISPLAY PARKING (8) CUSTOMER PARKING (13) DISPLAY PARKING (13) CUSTOMER PARKING (3) DISPLAY PARKING (6) PROPERTY LINE A A A A A A B C D E F G G H I J J J J J J J J JJ J J J J J J J J J J K K K K JFIRE LANE24' - 0"E E FIRE LANE 24' - 0"FIRE LANE24' - 0"FIRE LANE 24' - 0" E A S E ME N T EASEMENTEA S EM E N T EASEMENTM M CUSTOMER PARKING (6)ADA PARKING(6)NDISPLAY PARKING(13)EV PARKING(6)CUSTOMER PARKING(3)DISPLAY PARKING(15)G H G SITE PLAN LEGEND INDICATES BUILDING & OR STRUCTURE EXPANSIONS, U.N.O. INDICATES PAVED AREAS, CONCRETE & OR ASPHALT INDICATES SLIP RESISTANT PORCELAIN FLOOR TILE (FL-3) INDICATES LANDSCAPES AREAS, NOT PAVED INDICATES PERMEABLE PAVED AREAS WITH HERRINGBONE PATTERN (FL-13) EASEMENT FIRE LANE PROPERTY LINE NOTE SITE PLAN IS FOR REFERENCE PURPOSES ONLY -DO NOT USE THIS SITE PLAN FOR CONSTRUCTION. REFER TO SURVEY & CIVIL DRAWINGS FOR SITE RELATED DESIGN, SCOPE & CONSTRUCTION DETAILS. AARON M. ALBERTSON R.C.E. 65513 EXP. 9/30/19 DATE 4/15/2019 CITY OF CARLSBADSHEET SHEETS BMW OF CARLSBAD ADDRESS: 1060 AUTO CENTER CT. CARLSBAD, CA 92008 DEVELOPMENT PERMIT FOR: APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION NO. PLANNING DIVISION DATE ENGINEERING DIVISION DATE SDP/CDP SUBMITTAL NOT FOR CONSTRUCTION - NOT FOR BIDC-5 NMN A3.0 PROPOSED SITE SHOWROOM ADMIN SERVICE PARTS PROJECT ANALYSIS - AREA REQUIRED PROPOSED COMMENTS PARKING TOTALS BMW DISPLAY CARS NVD CPO SALES MANAGERS F&I SALES TOTAL VEHICLES TOTAL SHOWROOM BACK OFFICE 8 2 - 2 3 9 - - 8 2 - 4 5 14 - 17,355 - - - - - - - - APPRAISAL ROOM BDC TRAINING TOTAL ADMIN. WORK STALLS ALIGNMENT WASH STALLS TOTAL WORKSHOPS SERVICE DRIVE SERVICE ADVISORS TOTAL SERVICE TOTAL PARTS TOTAL PARKING TOTAL AREA LOT SIZE BUILDING TOTAL LOT + BUILDING --- --- --- --- -3,437 - 60 1 2 63 2,550 12 - 2 5 65 5,100 16 35,445 - - INCLUDES TWO PROGRAM STALLS - - - - 461 - - - - 9,113 316 - - 65,350 SF - - 115 ON SITE, 201 ON ROOF DECK - - - 58 11,115 PARKING NOTES: Sales/Showroom: One parking space per 400 square feet. Twenty percent of required stall shall be designated as customer parking (i.e. stripped/signed). Repair/Service: 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 in addition to one space per 1,250 square feet of gross floor area for auto parts to be used as employee parking. Parking spaces designated to comply with customer/employee parking requirements shall not be used for display area. EMPLOYEE EATING AREAS NOTES: As per CMC Section 21.34.070(3). Employee eating area - A minimum of three hundred square feet of outdoor eating facilities shall be provided for each five thousand square feet of building area. Total area for Employee Eating Areas: 65,350/5,000 = 13.07 13.07 x 300= 3,921 SF minimum required. -1st Floor Breakroom = 588 SF -2nd Floor Breakroom = 893 SF -Outdoor Eating Area = 2,440 SF Total area proposed Employee Eating Area = 3,921 SF provided. PHOTOVOLTAIC PANEL SYSTEM NOTES: The photovoltaic ordinance in Carlsbad Municipal Code chapters 18.21 and 18.30 requires all affected projects to install a photovoltaic system that meets one of the following minimum size requirements: Install a photovoltaic system with a minimum of 15-kilowatt per 10,000 square feet of gross floor area. For buildings under 10,000 square feet, a minimum 5-kilowatt photovoltaic system must be installed or Install a photovoltaic system that offsets 80 percent of the building’s electrical demand. Based on 15kw per 10,000 SF of gross floor area: 65,350 / 10,000 = 6.5 6.5 x 15kw = 98kw PV system required PARKING REQUIREMENTS SALES/SHOWROOM AREA (SF) 17,355 SF PARKING REQ. (1 for every 400 SF) CUST. PARKING (20%) 17,355 / 400 = 44 9 REPAIR / SERVICE WORK BAYS 65 PARKING REQ. (4 for first 3 bays, 2 per bay in excess of 3)TOTAL (4x3) + (2x62) = 12 + 124 136 PARTS AREA (SF) PARKING REQ. CUSTOMER 1 per 1,000 SF 9,113 SF 9,113 / 1,000 = 10 9,113 / 1,250 = 8 18 PARKING REQ. EMPLOYEE 1 per 1,250 SF TOTAL CUSTOMER PARKING EMPLOYEE PARKING INVENTORY PARKING 30 43 73 SERVICE PARKING 142 INVENTORY PARKING 2 EV PARKING 14 1/32" = 1'-0" Architectural Site Plan1 CAPISTRANO ALHAMBRA #3555 ROOF TILE (RT-1) AT A 19' -6" FLOOR CLEARANCE. ROOF TILE REQUIRED BY CITY. BMW PYLON SIGN. G.C. TO COORDINATE POWER AND INSTALLATION W/ SIGN VENDOR. BMW PYLON SIGN TO BE PERMITTED BY OTHERS. PHOTOVOLTAIC PANEL SYSTEM AT PARKING DECK OUTDOOR EATING AREA EV CHARGING BOLLARDS, SEE ELECTRICAL. ADA PARKING SIGNAGE MOUNTED ON CONCRETE BOLLARD PER CIVIL PROPOSED DIRECTIONAL SIGNAGE. G.C. TO COORDINATE INSTALLATION W/ SIGN VENDOR. BMW PYLON SIGN TO BE PERMITTED BY OTHERS. BMW LOGO SIGN. G.C. TO COORDINATE POWER AND INSTALLATION W/ SIGN VENDOR TRASH ENCLOSURE, SEE DETAIL @ A101 PROPOSED LIGHT POLE, SEE ELECTRICAL PROPOSED BIORETENTION PLANTER, SEE CIVIL PROPOSED FIRE HYDRANT, SEE CIVIL A B C D E F G H I J K L KEYNOTES M PARKING STRIPES TO BE PAINTED DIRECTLY ONTO PAVERS. N SERVICE WORDMARK SIGN G.C. TO COORDINATE INSTALLATION W/SIGN VENDOR. O BMW MONUMENT SIGN. G.C. TO COORDINATE POWER AND INSTALLATION W/ SIGN VENDOR. BMW MONUMENT SIGN TO BE PERMITTED BY OTHERS. 1/8" = 1'-0" DBE Site Plan Legend 0 64'96'128'32' Graphic Scale: 1 inch = 32 feet CUSTOMER PARKING 19 EMPLOYEE PARKING 136SERVICE PARKING 39 TOTAL 194 EMPLOYEE (REMAINDER) 35 REQUIRED 30 142 43 215 PROVIDED GROUND LVLEV PARKING 6 6ADA PARKING 115SUBTOTAL SUBTOTAL 201ROOF LEVELPROVIDED PARKING FUTURE INVENTORY PARKING (PHASE 2 PARKING DECK 2ND LEVEL) 185 GRAND TOTAL (PHASE 1)316 SETBACK 20' - 0"SETBACK25' - 0"SETBACK 25' - 0"SETBACK35' - 0"43'59'54'59'60'49'54'53' 49'74'71'135' 140' UP UP DN UP DN DN OCCUPANCY CLASSIFICATION LEGEND PARTS SERVICE SHOWROOM SHOWROOM SERVICE PARTS 58 LIFTS/ 2 ALIGNMENT FAST MOVING PARTS PARTS MGR JAN. ELEV 3 DETAIL 2 PROGRAMMINGCAR RAMP UPCARWASH 325 SF325 SF325 SF325 SF325 SF325 SF325 SF325 SF34 34 2 11 3 4 5 10 6 6 5 8 47 32 11 41 42424242 43 37 23 22 43 36 9 26 24 25 44 24 56 31 33 33 33 33 33 53 53 55 55 55 TRASH ENCLOSURE 61 61 61 BREAKROOM 560SF BREAKROOM 260SF BREAKROOM 588 SF 25 Line of canopy above1 Entry2 350 SF per Vehicle Min. Showroom DoorsReception3 Driving Gallery4 Conference RoomEPOS General Manager Office F&I Office Sales Manager Office Programming Bay Service Shop Area Productive Work Stalls Customer Lounge Isetta Bar Accessory Display Men's Restroom Wheel Alignment Bay Women's Restroom Parts Counter Skylight above Service Drive Service Advisor Service Manager Office Warranty Administration Accent Car w/ Slice WallClient Advisor Consultation Desk w/ VPP Color & Trim Selection Display SHOWROOM CUSTOMER LOUNGE MANAGEMENT SERVICE DRIVE New Vehicle Delivery CPO Manager Office1 2 3 4 1 2 3 4 5 6 7 8 1 2 3 4 9 10 11 12 2 3 4 21 22 23 24 2 3 25 26 27 1 2 3 4 31 32 33 34 35 1 2 3 4 41 42 43 44 51 52 53 54 SERVICE AREA 36 Files Parts Detailing Bay Special Tools Room Parts Delivery 55 56 57 58 Restrooms Technician Lockers 59 60 37 BDC 38 Office Breakroom61 Car Lift62 PARTS ADMIN 3757 71 70 AARON M. ALBERTSON R.C.E. 65513 EXP. 9/30/19 DATE 4/15/2019 CITY OF CARLSBADSHEET SHEETS BMW OF CARLSBAD ADDRESS: 1060 AUTO CENTER CT. CARLSBAD, CA 92008 DEVELOPMENT PERMIT FOR: APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION NO. PLANNING DIVISION DATE ENGINEERING DIVISION DATE SDP/CDP SUBMITTAL NOT FOR CONSTRUCTION - NOT FOR BIDC-5 1/16" = 1'-0" First Floor Plan1 A4.0 FIRST FLOOR PLAN 0 32'48'64'16' Graphic Scale: 1 inch = 16 feet NMN 1/16" = 1'-0" Second Floor Plan2 PARTS AREA IS REQUIRED TO BE A BINSUPPORTED MEZZANINE IF PHASE TWOPARKING LEVEL IS TO BE CONSTRUCTED 52627 SF INVENTORY192 PARKING SPACES 11 321 5/8" / 1'-0"DOWN1/4" / 1'-0" 16 60 40 PHOTOVOLTAIC ENERGY SYSTEM (6,100 SF APROX) SEE PHOTOVOLTAIC PANEL SYSTEM NOTES ON SHEET A3.0 AREA PROVIDED TO MEET PHOTOVOLTAIC OUTPUT REQUIREMENTS 17 10 NOTE: SECOND LEVEL PARKING IS A FUTURE PHASE. INTENT IS TO BUILT FIRST PHASE: SHOWROOM, SERVICE AND ROOFTOP PARKING. AARON M. ALBERTSON R.C.E. 65513 EXP. 9/30/19 DATE 4/15/2019 CITY OF CARLSBADSHEET SHEETS BMW OF CARLSBAD ADDRESS: 1060 AUTO CENTER CT. CARLSBAD, CA 92008 DEVELOPMENT PERMIT FOR: APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION NO. PLANNING DIVISION DATE ENGINEERING DIVISION DATE SDP/CDP SUBMITTAL NOT FOR CONSTRUCTION - NOT FOR BIDC-5A4.3 0 32'48'64'16' Graphic Scale: 1 inch = 16 feet NMN 1/16" = 1'-0" Parking Second Floor1 185 10 0' - 6" A C B C AA A D F D D D F B D A 28' - 0" 45' - 0 1/32"PROTRUSION ABOVE HEIGHT LIMIT45' - 0" MAX HEIGHT132' -0" 149' -0" 104' -0" A32' - 6"136' -3" A F B 0' - 6"104' -0" T.O. PARAPET T.O. ROOF PARAPET4' - 0"4 " / 1 '-0 "4" / 1'-0" A 6 " / 1 '-0 " C 30' - 2 3/4"133' -6" GGGG 6" / 1'-0" DARK BROWN TERRACOTA RED IRON BLACK LIMESTONE SMOOTH WHITE COLOR PALETTE 4' - 11"19' - 11"4' - 9"7' - 0"2' - 0"2' - 0" 28' - 0" AB A A B D 0' - 6"104' -0" 132' -0" WROUGHT IRON LANDSCAPE LATTICE 32' - 6"136' -3" 7' - 6 1/2"110' -10" T.O. PARAPET T.O. PARAPET T.O. PARAPET T.O. ROOF 45' - 0 1/32"149' -0" 4" / 1 '-0"4" / 1'-0" OPEN OPEN GD G G G 4 " / 1 '-0 " PROPOSED GRADE 25' - 6"127' -4" -1' - 0"102' -4" ? 6" / 1'-0"PARAPET4' - 0"PARAPET4' - 0"MAX. BUILDING HEIGHT BASED ON CMC SECTION 21.34.070-A IS 35FT TO THE TOP OF THE ROOF DECK. CMC 21.46.020 ALLOWED PROTRUSIONS ABOVE HEIGHT LIMITS SHALL NOT EXCEED A HEIGHT OF 45'. 38' - 1 25/32" 34' - 1 25/32" 0' - 0"3' - 0"Reveal 1' - 0" 102' -4" PROPOSED GRADE 137' -4" PROPOSED GRADE 142' -4" PROPOSED GRADE TYP. AT ALL WINDOWS AND DOORS (8"-12" min. Reveal) PARAPET LIGHT FIXTURE MOUNTED AT 4'. TOP OF DECK AARON M. ALBERTSON R.C.E. 65513 EXP. 9/30/19 DATE 4/15/2019 CITY OF CARLSBADSHEET SHEETS BMW OF CARLSBAD ADDRESS: 1060 AUTO CENTER CT. CARLSBAD, CA 92008 DEVELOPMENT PERMIT FOR: APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION NO. PLANNING DIVISION DATE ENGINEERING DIVISION DATE SDP/CDP SUBMITTAL NOT FOR CONSTRUCTION - NOT FOR BIDC-5 3/32" = 1'-0" Proposed Elevation - East1 B. BUILDING COVERAGE Building coverage shall not exceed 25 percent coverage of each project site area. Allowable total building coverage may be increased to 50% when a parking structure is included as a part of a Site Development Plan. C. BUILDING HEIGHTS For developments west of Paseo Del Norte, building heights shall be restricted as follows: Parking Structures – three stories and 35’ maximum to top of roof deck, as shown in Figure 2-2. Height protrusions up to 45’ are allowed per CMC D. ARCHITECTURAL DESIGN AND MATERIALS The design of exterior building elements and fencing shall be of a Spanish or Mediterranean architectural style. The texture, color, and materials used shall be harmonious with the Spanish or Mediterranean motif. The quality of design and the selection of materials and colors shall be reviewed and approved by the appropriate decision-making authority. All structures located in the Car Country area shall comply with the following design standards: Exterior walls shall incorporate design elements that are consistent with the Spanish or Mediterranean architectural styles. Examples of these elements 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. 2. All buildings shall have an exterior color consistent with the Spanish and Mediterranean architectural styles. The use of warm, muted earth tones is required. 3. 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 i.e. red El Camino blend, or Bernardo blend. 4. All glass roll-up doors in building exterior to be frosted glass. 5. All doors and windows on all elevations to have a 8" - 12" deep reveal. AUTO FACILITES DEVELOPMENT STANDARDS CAR COUNTRY CARLSBAD MATERIAL NOTES A PAREX EIFS. WHITE B MISSION CLAY (RED) BARREL TILE C LIMESTONE CLADDING EXTERIOR WAINSCOT D ARCADE E EIFS WINDOW TREATMENT COLOR TO MATCH LIMESTONE TYP. F EIFS CORNICE COLOR TO MATCH LIMESTONE TYP. G DOOR DETAILS, ROLL UP DOORS TO HAVE FROSTED GLASS. TYP. H WROUGHT IRON LANDSCAPE LATTICE 0 32'48'64'16' Graphic Scale: 1 inch = 16 feet A5.0 PROPOSED ELEVATIONS 1/4" = 1'-0" BMW Sign Pylon6 SIGNAGE DIMENSIONS IN ACCORDANCE TO CAR COUNTRY SPECIFIC PLAN, SECTION 21.41 3/32" = 1'-0" Proposed Elevation - North2 1/8" = 1'-0" Parking Deck Section3 Door Reveal Axon4 Light Fixture @ Parking Deck5 6" / 1'-0" / 0 "0"6"/ 1' - 0 " Note: Signage depicted in the elevations on this sheet is for reference only. Approval of these elevations does not constitute approval of signage size, content, or location. ' ' □ □ □ ~ --~-------------------------------------------------~ -✓ • / ~ ~ • • g u □ LJ U L t::J ·____r--- ·1 et ~ / • ~ I' - _•. □ □ .u LJ □ / ·. J~ <_) I • • . ---~ -- BMW of Carlsbad I .~..:..... -··-;.:;= , ::po:rn , i ~-.f--lt-f'f.R : 1 ~1' .. -1'i-H---<~ ' I , . ·' I ( . i I 1 :g:_\ /i. - r ~ ---- --- t ,T,,7 :::O:::OC:::J -Hf-t-f--j I II I I I • ' . < __ . / ••• I -- -- ' u u u I, --, I= _,- ~ '--'- ~ ' -~ / .. . ' :J /:/ ~; -, I .· <~ u u ,, " -......:---=--- " • u tJ - ..., ' - I?= ~ "' I - 1/ --. 1: ;··~ ·'"l'.J ··""··-·'"._._._.,_. el ,, .. j •-· .::·r:;:?t<:fi~l: I : Yf~---------q,..,' .. -.... I ~lli_Lill_ ___ Jl__:_~__:··,•··__:~"'''~'.• m__J__L/'L _ ·~ Ccnvnerd al Development Resources OPEN -1' - 0" A A D B D F A 103' -0" 0' - 0 1/4"104' -0" A 28' - 0"132' -0" 32' - 6"136' -3" PV PANELS T.O. PARAPET F T.O. PARAPET T.O. PARAPET 6" / 1'-0" 24' - 11 19/32"127' -6" G A -1' - 0"103' -0" 45' - 0 1/32"144' -3"MAX. PROTRUSION HEIGHT25' - 6" 20' - 0 19/32"119' -3" -1' - 0"103' -0" B A A 132' -1" OPEN T.O. ROOF T.O. PARAPET 45' - 0 "45' -0"6 " / 1 '-0 " 4 " / 1 '-0 "4" / 1'-0" 6" / 1'-0" A OPENOPENOPENOPEN AARON M. ALBERTSON R.C.E. 65513 EXP. 9/30/19 DATE 4/15/2019 CITY OF CARLSBADSHEET SHEETS BMW OF CARLSBAD ADDRESS: 1060 AUTO CENTER CT. CARLSBAD, CA 92008 DEVELOPMENT PERMIT FOR: APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION NO. PLANNING DIVISION DATE ENGINEERING DIVISION DATE SDP/CDP SUBMITTAL NOT FOR CONSTRUCTION - NOT FOR BIDC-5A5.1 0 32'48'64'16' Graphic Scale: 1 inch = 16 feet B. BUILDING COVERAGE Building coverage shall not exceed 25 percent coverage of each project site area. Allowable total building coverage may be increased to 50% when a parking structure is included as a part of a Site Development Plan. C. BUILDING HEIGHTS For developments west of Paseo Del Norte, building heights shall be restricted as follows: Parking Structures – three stories and 35’ maximum to top of roof deck, as shown in Figure 2-2. Height protrusions up to 45’ are allowed per CMC D. ARCHITECTURAL DESIGN AND MATERIALS The design of exterior building elements and fencing shall be of a Spanish or Mediterranean architectural style. The texture, color, and materials used shall be harmonious with the Spanish or Mediterranean motif. The quality of design and the selection of materials and colors shall be reviewed and approved by the appropriate decision-making authority. All structures located in the Car Country area shall comply with the following design standards: Exterior walls shall incorporate design elements that are consistent with the Spanish or Mediterranean architectural styles. Examples of these elements 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. 2. All buildings shall have an exterior color consistent with the Spanish and Mediterranean architectural styles. The use of warm, muted earth tones is required. 3. 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 i.e. red El Camino blend, or Bernardo blend. 4. All glass roll-up doors in building exterior to be frosted glass. 5. All doors and windows on all elevations to have a 8" - 12" deep reveal. AUTO FACILITES DEVELOPMENT STANDARDS CAR COUNTRY CARLSBAD MATERIAL NOTES A PAREX EIFS. WHITE B MISSION CLAY (RED) BARREL TILE C LIMESTONE CLADDING EXTERIOR WAINSCOT D ARCADE E EIFS WINDOW TREATMENT COLOR TO MATCH LIMESTONE TYP. F EIFS CORNICE COLOR TO MATCH LIMESTONE TYP. G DOOR DETAILS, ROLL UP DOORS TO HAVE FROSTED GLASS. TYP. H WROUGHT IRON LANDSCAPE LATTICE PROPOSED ELEVATIONS CONT. 3/32" = 1'-0" Proposed Elevation - South1 3/32" = 1'-0" Proposed Elevation - West2 6 " / 1 '-0 " OPEN 6 " /B 6 " / 1 '-0 "6 " / 1 '-0 " Note: Signage depicted in the elevations on this sheet is for reference only. Approval of these elevations does notconstitute approval of signage size, content, or location. \_) . ., " " " ,,. " " ~ -- \ --,,a·1····•·"" -. .... .. ••••• ... . . .... .. ... ..... •. uJ: .......... ..., .. ,.., •• r ' •····• . :i:l ;l.i ... . ... -... < .. .· . ......... . -""''"-c.-·~. r ~ ... r I r I ,·••· .. • . ·, / • r . ~ . ' . ]-'-- - -!I .... I -•·· ... ·. ·~ ........ ~--~ --...... . .... •••• • ·.,.'.' ••.if • .................. .. ' -- - ' II' Ir ~ . I J_ L.:_J · lr-:1 -1: ' l i: '. .I I"------' .,:; l_l . I 11======1: ~ I " ' ~J i .Te-~ u nl ~--~1 1= . ' 1-,c ~ ir-==7'E7 7 1 "~-~ ' ' ~ --- I, I I If l 1-J? ., " [ • ~ u • • " u "~ I I iri I rll ti r, Io 11 1 1 1 1 1 1,I " • • .:i~~I~ ~~~ .... . i .. .. . ' ~ - ...... . - .• - • ,,. ,-. , ... , .... ,, .. ·,·· • Convnercial Development Resources l n ... ---~/ • \ (=:> ~ f ~ . ~ .. - . / , • I 0' - 6" A C B C AA A D F D D D F B D A 28' - 0" 45' - 0 1/32" 132' -0" 149' -0" 104' -0" A32' - 6"136' -3" A F B 0' - 6"104' -0" FUTURE PARKING DEVELOPMENT T.O. PARAPET T.O. ROOF PARAPET4' - 0"4 " / 1 '-0 "4" / 1'-0" A 6 " / 1 '-0 " 30' - 2 3/4"133' -6" G 39' - 0 9/16" T.O. PARAPET 142' -4" 6" / 1'-0" -1' - 6"102' -0" EXISTING GRADE LINE PROPOSED GRADE EXISTING GRADEPARAPET4' - 0"W/ PROPOSED GRADE35' - 0" MAX PARKING DECK HEIGHTW/ EXISTING GRADE34' - 0" MAX PARKING DECK HEIGHT1' - 6"105' -0" PHOTOVOLTAIC PANELS OPEN OPEN 28' - 0" AB A A B D 0' - 6"104' -0" 132' -0" WROUGHT IRON LANDSCAPE LATTICE 32' - 6"136' -3" T.O. PARAPET T.O. PARAPET FUTURE PARKING DEVELOPMENT T.O. PARAPET T.O. PARAPET T.O. ROOF 45' - 0 1/32"149' -0" 4 " / 1 '-0 "4" / 1'-0" 35' - 0" -3' - 0" PROPOSED GRADE 101' -0" EXISTING GRADE OPEN OPEN OPENOPENOPENOPEN 25' - 6"129' -10" 34' - 6 9/32"138' -10" 30' - 5 23/32" T.O. DECK 133' -10" 1/4" / 1'-0" 137' -4" T.O. ROOF DECK MAX HEIGHT ALLOWED BASED ONCMC 21.34.070(A) IS 35FT TO TOP OF ROOF DECK 4 " / 1 '-0 " -1' - 0"102' -4" -2' - 0"102' -0" EXISTING GRADE PROPOSED GRADE W/ EXISTING GRADE37' - 0"MAX PARKING DECK HEIGHTW/ PROPOSED GRADE35' - 0"MAX PARKING DECK HEIGHTOPEN PARTS AREA TO HAVE A BIN SUPPORTED MEZZANINE OPENOPENOPENOPEN AREA SECTION PARTS MEZZANINE AARON M. ALBERTSON R.C.E. 65513 EXP. 9/30/19 DATE 4/15/2019 CITY OF CARLSBADSHEET SHEETS BMW OF CARLSBAD ADDRESS: 1060 AUTO CENTER CT. CARLSBAD, CA 92008 DEVELOPMENT PERMIT FOR: APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION NO. PLANNING DIVISION DATE ENGINEERING DIVISION DATE SDP/CDP SUBMITTAL NOT FOR CONSTRUCTION - NOT FOR BIDC-5 3/32" = 1'-0" Proposed Elevation - East Phase 22 3/32" = 1'-0" Proposed Elevation - North Phase 21 A5.2 B. BUILDING COVERAGE Building coverage shall not exceed 25 percent coverage of each project site area. Allowable total building coverage may be increased to 50% when a parking structure is included as a part of a Site Development Plan. C. BUILDING HEIGHTS For developments west of Paseo Del Norte, building heights shall be restricted as follows: Parking Structures – three stories and 35’ maximum to top of roof deck, as shown in Figure 2-2. Height protrusions up to 45’ are allowed per CMC D. ARCHITECTURAL DESIGN AND MATERIALS The design of exterior building elements and fencing shall be of a Spanish or Mediterranean architectural style. The texture, color, and materials used shall be harmonious with the Spanish or Mediterranean motif. The quality of design and the selection of materials and colors shall be reviewed and approved by the appropriate decision-making authority. All structures located in the Car Country area shall comply with the following design standards: Exterior walls shall incorporate design elements that are consistent with the Spanish or Mediterranean architectural styles. Examples of these elements 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. 2. All buildings shall have an exterior color consistent with the Spanish and Mediterranean architectural styles. The use of warm, muted earth tones is required. 3. 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 i.e. red El Camino blend, or Bernardo blend. 4. All glass roll-up doors in building exterior to be frosted glass. 5. All doors and windows on all elevations to have a 8" - 12" deep reveal. AUTO FACILITES DEVELOPMENT STANDARDS CAR COUNTRY CARLSBAD MATERIAL NOTES A PAREX EIFS. WHITE B MISSION CLAY (RED) BARREL TILE C LIMESTONE CLADDING EXTERIOR WAINSCOT D ARCADE E EIFS WINDOW TREATMENT COLOR TO MATCH LIMESTONE TYP. F EIFS CORNICE COLOR TO MATCH LIMESTONE TYP. G DOOR DETAILS, ROLL UP DOORS TO HAVE FROSTED GLASS. TYP. H WROUGHT IRON LANDSCAPE LATTICE 0 32'48'64'16' Graphic Scale: 1 inch = 16 feet PARKING DECK OPENING ANALISIS PERIMETER WALL AREA REQUIRED OPENING AREA OPENING AREA W/ 5' PARAPET OPENING AREA W/ 4' PARAPET NORTH: 1703 SQ.FT. SOUTH: 2118 SQ.FT. WEST: 1090 SQ.FT. EAST: OPEN 341 SQ.FT. 424 SQ.FT. 218 SQ.FT. --- 290 SQ.FT. 393 SQ.FT. 156 SQ.FT. 421 SQ.FT. 522 SQ.FT. 234 SQ.FT. ------ In accordance with 2016 California Building Code chapter 406.5.2: For natural ventilation purposes, the exterior side of the structure shall have uniformly distributed openings on two or more sides. The area of such openings in exterior walls on a tier shall be not less than 20 percent of the total perimeter wall area of each tier. The aggregate length of the openings considered to be providing natural ventilation shall be not less than 40 percent of the perimeter of the tier. Interior walls shall be not less than 20 percent open with uniformly distributed openings. Table below shows the required 20% openings area for each side of proposed parking deck and the opening area with 5' and 4' parapet. ---DOES NOT COMPLY COMPLIES Red dashline shows existing grade. 1/16" = 1'-0" Parts Mezzanine Area Section3 7' - 6 1/2"110' -10" 6" / 1'-0" 6" / 1'-0" / 0 "0"6"/ 1' - 0 " Note: Signage depicted in the elevations on this sheet is for reference only. Approval of these elevations does not constitute approval of signage size, content, or location. ' ·. '----_____ , I ' I '- , . -.. - t ! ' - -. 1 1--.. ·-~- [[ ' I .... I!!!!,._ ~ ,. L___c' -. __ ._, .. -. •, 11111m1111111 --~ ---. _J r ~------------------7 -I "' . " r . < ... ·~· -~ 1111111111n : -_,._._. ~-- I - -'\ I I _J=~ ~ ----~ -1 ,· I . I -I r I ffE=l l .. I ~, =~ I I I .' ' I I '1' I ~ -r r r-~ I I . " · .. r ·. r--I ' ' I l I I I . I I I L ___________________ J ( . ___ ,,> ', ' > .. --'\--·-·=··=·"'·'-·-· =-·---=··= -···········=···'---==--------..... -\ -,, -····=•-===--------c±,=-.,_,.,, --.. "... . --·-· ---~=--~~--~~ ' \-------------_-_ .. c,-:"'" __ "'-_-___ --.. -;,·---·;i-={ _,. ··: _ .. .-:,·~-:-:>e:~-., __ ,f"~:;-::·~· .. ;,•c:-i-S_____ •.... ,·.•-O;i:~:~~• __ ~<< '·1-(~, ,." '°,';{~-.-" • .>:·"~i~ ,,-,-,,.~-. . _.,_,;:( ,-,,.·· .. . .,--· ."' ·--·,-"··-·:·:~-,:.':-i'i'_-.,•_·· ~_---_._.,-,-i'?-('" ,~-·-· ':;I:s-: --_-.::--·----------.... / ~------,.0:,c • -~·--_27 -~-~ --·-7!-;-•· ----------------1:fl••·-(:-.... . ... -... ..-, .. , --.... •""' - ... .:~ ~~ ,: ; ----- ~ iitufJ 'II , ' ' .fl ·_:_yzT ,,~: -,-,,-· -------,=-•.. ,1·;·--+----------------,.-.,',''1-~----+-----+-------,-1111r--- ·-...... --- " • 0 g u • .. ..... .......... . .... .. . ............. . _,,, ---• l&I '1 B W of Carlsbad r • ' , , u r • -----,---~ __ / ,,. = -1 ~ hf---+1,--·•"'~·. I i, L:I J~i~ ■ --,~ --,L-~ -- --~ - ' ;-,--, - ·- ----------------------· -----------------------------------------------------------------------------,-----------~~;. .--. ----~> .. ----f -----. V ------I -- --- - -I ---I I ------1' : ... J --1 -.. --I I I I ·. · ... ----- -~ _-_-:o-: ---f'~~~-•_r_=i~, --j . - rn·nn1rnn -ffffffTffffff1ffTn·1 1fiY mnrn 11 ·n1nrn :::::::=;:s;:::::===:;:;::: a ===u;;:::===;u;:::===:;;:: u ===;;::u ===;ui;=I I • • 7 ' -I I II ----~ t It : J"'· I I II Lr ~ ~ , ~ =. t± :Jc 1[ I I --1 i----,_l_ .] I ft--+-I CII 7 cl=:::. 11 1-=r " • -"-:-II--~l-rT 7, ~ !! I I -r~ LL LJL ... ',r -1 J • ' 1111 ,~ _II-C ' ·-=!=Ji ' ' I I I I . " • • I • ' --------~--------------' -------------------------------------------------------------------------------------------------------------------------------------------------------------------------~;~. Convnercial Development Resources OPEN -1' - 0" A A D B A F A 103' -0" A 28' - 0"132' -0" 32' - 6"136' -3" 35' - 0 1/8" T.O. ROOF DECK 139' -0" 1/4" / 1'-0" PV PANELSFUTURE PARKING DEVELOPMENT MAX. HEIGHT ALLOWED BASED ON CAR COUNTRY SPECIFIC PLAN, SECTION 21.34.070(A) IS 35FT TO TOP OF ROOF DECK T.O. PARAPET T.O. PARAPET HEIGHT TO T.O. DECK32' - 0"W/ PROPOSED GRADE35' - 0"MAX DECK HEIGHT6" / 1'-0" T.O. PARAPET 24' - 11 1/2" T.O. PARAPET 127' -6" 1' - 0"105' -0" EXISTING GRADE PROPOSED GRADE PROPOSED GRADE -0' - 11 1/4"103' -0" EXISTING GRADE W/ EXISTING GRADE34' - 0"MAX DECK HEIGHT0' - 0"104' -0" 34' - 11 21/32"138' -3" OPEN OPEN OPEN OPEN -1' - 0"103' -0" 45' - 0 1/32"144' -3"MAX. BUILDING HEIGHT25' - 6" 20' - 0 19/32"119' -3" -1' - 0"103' -0" B A A 132' -1"A FUTURE PARKING DEVELOPMENT T.O. ROOF T.O. PARAPET 6 " / 1 '-0 " 4 " / 1 '-0 "4" / 1'-0" 6" / 1'-0" OPEN OPENOPENOPEN 34' - 6 9/32" 138' -2" T.O. PARAPET 39' - 0 9/16"T.O. PARAPET 141' -6" -3' - 0"101' -0" PROPOSED GRADE EXISTING GRADE PROPOSED GRADE -1' - 0"103' -0" EXISTING GRADE OPEN 552"45' -0"OPEN OPEN OPEN OPEN AARON M. ALBERTSON R.C.E. 65513 EXP. 9/30/19 DATE 4/15/2019 CITY OF CARLSBADSHEET SHEETS BMW OF CARLSBAD ADDRESS: 1060 AUTO CENTER CT. CARLSBAD, CA 92008 DEVELOPMENT PERMIT FOR: APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION NO. PLANNING DIVISION DATE ENGINEERING DIVISION DATE SDP/CDP SUBMITTAL NOT FOR CONSTRUCTION - NOT FOR BIDC-5 3/32" = 1'-0" Proposed Elevation - South Phase 21 3/32" = 1'-0" Proposed Elevation - West Phase 22 A5.3 B. BUILDING COVERAGE Building coverage shall not exceed 25 percent coverage of each project site area. Allowable total building coverage may be increased to 50% when a parking structure is included as a part of a Site Development Plan. C. BUILDING HEIGHTS For developments west of Paseo Del Norte, building heights shall be restricted as follows: Parking Structures – three stories and 35’ maximum to top of roof deck, as shown in Figure 2-2. Height protrusions up to 45’ are allowed per CMC D. ARCHITECTURAL DESIGN AND MATERIALS The design of exterior building elements and fencing shall be of a Spanish or Mediterranean architectural style. The texture, color, and materials used shall be harmonious with the Spanish or Mediterranean motif. The quality of design and the selection of materials and colors shall be reviewed and approved by the appropriate decision-making authority. All structures located in the Car Country area shall comply with the following design standards: Exterior walls shall incorporate design elements that are consistent with the Spanish or Mediterranean architectural styles. Examples of these elements 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. 2. All buildings shall have an exterior color consistent with the Spanish and Mediterranean architectural styles. The use of warm, muted earth tones is required. 3. 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 i.e. red El Camino blend, or Bernardo blend. 4. All glass roll-up doors in building exterior to be frosted glass. 5. All doors and windows on all elevations to have a 8" - 12" deep reveal. AUTO FACILITES DEVELOPMENT STANDARDS CAR COUNTRY CARLSBAD MATERIAL NOTES A PAREX EIFS. WHITE B MISSION CLAY (RED) BARREL TILE C LIMESTONE CLADDING EXTERIOR WAINSCOT D ARCADE E EIFS WINDOW TREATMENT COLOR TO MATCH LIMESTONE TYP. F EIFS CORNICE COLOR TO MATCH LIMESTONE TYP. G DOOR DETAILS, ROLL UP DOORS TO HAVE FROSTED GLASS. TYP. H WROUGHT IRON LANDSCAPE LATTICE 0 32'48'64'16' Graphic Scale: 1 inch = 16 feet Red dashline shows existing grade. B 6 " / 1 '-0 A OPEN 6 " / 1 '-0 " OPEN 6 " / B 6 " / 1 '-0 "6 " / 1 '-0 " Note: Signage depicted in the elevations on this sheet is forreference only. Approval of these elevations does notconstitute approval of signage size, content, or location. ' \_) '-----,,-·----~ ~~-~ ·--= -·· -~-·-·--------=-----__ ·= .. =--~---==":';;-;;-;:;;-;;--·,-=-·;;-·~··=~=-=· ;;-,'.'.';;-;;-··=-·-=-;;-;;-;:;;-;:::;;-::_-=~=-=-"'-~~:_'___'.~""-:;~"'c~~~~.~~~~~ ··--·~~~~~~"".'_;';'."'~===="":""-""-~/.==_~:~jj.v ·-u-~--r-·:;;·-~·---~-~~:":;~~~~~~~~~~~~~~~~~~~~~~ ,.::~~~~~~\\·~~~· .. f@\ --•-,-;i':·· ·:··,·,!1{·'·•·····-~•··-·.0 .H'.i'. ···-·••·, ··111t·: ).'']· ;I-1·-= .. <:'} q~·.:···.•·j.;1-;··· ·~·· .. ,/:_;··••~··.·'..·t·1 ·.--.!l.,i .. M; S" .---···-•· I I I f ~--, ___ -_ ----~------i ~/}'c_ :-~-~-~---j~~ld~~~~~-~~Jl~/':2i•~d;l~;~~;-;g~~~l~;~;;~~:;;~~~~~·-~·E;F~J;~I~~~-~= -gt ~~2===· ~~~~~~~=-~-··-·~7-·· --~· _·11~=~r·rc:I~1~~~~~-=-r--1·>--+---~.-~ _ ____,-,,.---------+~· ~'----+-----+------ • I __J __J I __J I I I I -, ---=-:1 .-~., -- I, ' . -----------i---------------------------------------- ------ - ------ ' - - -------- --- - - - ----------- = I (_) --- --- _=i __J n .-nn i n I I I Uu u UU u -, =i __JLJLJ nn nn I II I • Convnercial Development Resources --_/ ' I □~-~□ AARON M. ALBERTSON R.C.E. 65513 EXP. 9/30/19 DATE 4/15/2019 CITY OF CARLSBADSHEET SHEETS BMW OF CARLSBAD ADDRESS: 1060 AUTO CENTER CT. CARLSBAD, CA 92008 DEVELOPMENT PERMIT FOR: APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION NO. PLANNING DIVISION DATE ENGINEERING DIVISION DATE SDP/CDP SUBMITTAL NOT FOR CONSTRUCTION - NOT FOR BIDC-5 Exterior Axon 11 Exterior Axon 22 A6.0 PROPOSED AXONOMETRICS AARON M. ALBERTSON R.C.E. 65513 EXP. 9/30/19 DATE 4/15/2019 CITY OF CARLSBADSHEET SHEETS BMW OF CARLSBAD ADDRESS: 1060 AUTO CENTER CT. CARLSBAD, CA 92008 DEVELOPMENT PERMIT FOR: APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION NO. PLANNING DIVISION DATE ENGINEERING DIVISION DATE SDP/CDP SUBMITTAL NOT FOR CONSTRUCTION - NOT FOR BIDC-5 Exterior Axon 2 Phase 21 Exterior Axon 1 Phase 22 DEPARTMENT OF PUBLIC WORKS 5510 OVERLAND AVENUE, SUITE 410 SAN DIEGO, CA 92123-1237 (858) 694-2212 www.sdcounty.ca.gov/dpw/ JEFF MONEDA DIRECTOR VIA E-MAIL March 15, 2021 Esteban Danna City of Carlsbad Planning Division Esteban.Danna@carlsbadca.gov PUBLIC INPUT FOR COMMENTS FOR BMW CARLSBAD SDP 2019-0005/CDP 2019-0013/MS 2019-0003 (DEV2018-0198) Dear Mr. Danna: The County of San Diego Department of Public Works, Airports Division (County Airports) would like to provide comments to the City of Carlsbad’s Planning Division for public input as part of the City of Carlsbad’s Planning Commission’s public hearing on March 17, 2021, for the proposed BMW Carlsbad development at 1060 Auto Center Court, Carlsbad (Site). County Airports appreciates the opportunity to comment. Since 1959 McClellan-Palomar Airport has been owned and operated by County Airports and is located within the municipal limits of the City of Carlsbad. The airport provides general aviation, corporate and commercial aviation services, and is an air transportation hub utilized by businesses and residents. The County, as the owner of the Airport, accepts federal grant funding from the Federal Aviation Administration (FAA) and is obligated to maintain the facility as a “public use airport.” In accordance with federal grant assurances, the County has no authority over the quantity, type, or flight track of an aircraft arriving or departing from the airport, which are under the jurisdiction of the FAA. In consideration of the FAA’s authority over aircraft in flight, it is important to note that the County’s purview reflects the limits of their authority as ground-facility managers. As a long-standing transportation asset and economic driver within the community, we are interested in development projects that would introduce new residential and/or noise-sensitive land uses in proximity to aviation activities to ensure that those introduced into the Airport Influence Area (AIA) are compatible and well-informed neighbors. BACKGROUND Project Location: The proposed project is located approximately 2 miles (11,300 ft.) northwest of McClellan-Palomar Airport’s runway. Esteban Danna March 15, 2021 Page 2 of 2 Project Description: As described in the Notice of Public Hearing on City of Carlsbad’s (City) Planning Update website, the project proposes the demolition of existing buildings and the construction of a new 65,350 square foot automobile dealership with a parking structure at the Site. COUNTY AIRPORTS COMMENTS The project site is located within the McClellan-Palomar Airport’s Height Notification Area and Review Area #2 of the Airport Influence Area (AIA), as defined in the Airport Land Use Compatibility Plan (ALUCP) by the San Diego County Regional Airport Authority. Based on the type of facility proposed at the Site, the FAA, in accordance with Title 14 of the Code of Federal Regulations Part 77.9, requests that the City and project applicant file a Notice of Proposed Construction or Alteration (see attached Form 7460-1). The 7460-1 form must be submitted to the FAA at least 45 days prior to any construction or alteration of the parcel; we recommend earlier submission to avoid unnecessary redesign costs. In addition, a project containing structures or other objects that may exceed the height standards defined in Part 77, Subpart C, as applied to the airport must submit notification of the proposal to the FAA where required by the provisions of Part 77, Subpart B, and by the California Public Utilities Code, sections 21658 and 21659. The FAA will conduct an “aeronautical study” of the object(s) and determine whether the object(s) would be of a height that would constitute a hazard to air navigation. These requirements apply to all objects including structures, antennas, trees, mobile objects, and temporary objects, such as construction cranes. Please continue to include County Airports in notifications regarding this project. For more information about these comments or McClellan-Palomar Airport, please contact Jason Forga at (619) 956-4825 or by email at Jason.Forga@sdcounty.ca.gov. Sincerely, CAMERON HUMPHRES, Director of Airports Department of Public Works cc: Olivier Brackett – McClellan-Palomar Airport Manager, Department of Public Works Marc Baskel – Program Coordinator, Department of Public Works Sandi Hazlewood – Environmental Planning Manager, Department of Public Works NOTICE OF PROPOSED CONSTRUCTION OR ALTERATION § 77.7 Form and time of notice. {a) If you are required to file notice under §77.9, you must submit to the FM a completed FM Form 7460-1, Notice of Proposed Construction or Alteration. FM Form 7460-1 is available at FM regional offices and on the Internet. {b) You must submit this form at least 45 days before the start date of the proposed construction or alteration or the date an application for a construction permit is filed, whichever is earliest. {c) If you propose construction or alteration that is also subject to the licensing requirements of the Federal Communications Commission {FCC), you must submit notice to the FM on or before the date that the application is filed with the FCC. {d) If you propose construction or alteration to an existing structure that exceeds 2,000 ft. in height above ground level {AGL), the FM presumes it to be a hazard to air navigation that results in an inefficient use of airspace. You must include details explaining both why the proposal would not constitute a hazard to air navigation and why it would not cause an inefficient use of airspace. {e) The 45-day advance notice requirement is waived if immediate construction or alteration is required because of an emergency involving essential public services, public health, or public safety. You may provide notice to the FM by any available, expeditious means. You must file a completed FM Form 7460-1 within 5 days of the initial notice to the FM. Outside normal business hours, the nearest flight service station will accept emergency notices. § 77.9 Construction or alteration requiring notice. If requested by the FM, or if you propose any of the following types of construction or alteration, you must file notice with the FM of: {a) Any construction or alteration that is more than 200 ft. AGL at its site. {b) Any construction or alteration that exceeds an imaginary surface extending outward and upward at any of the following slopes: (1) 100 to 1 for a horizontal distance of 20,000 ft. from the nearest point of the nearest runway of each airport described in paragraph {d) of this section with its longest runway more than 3,200 ft. in actual length, excluding heliports. (2) 50 to 1 for a horizontal distance of 10,000 ft. from the nearest point of the nearest runway of each airport described in paragraph {d) of this section with its longest runway no more than 3,200 ft. in actual length, excluding heliports. Mail Processing Center Federal Aviation Administration Southwest Regional Office Obstruction Evaluation Group 10101 Hillwood Parkway Fort Worth, TX 76177 Fax: (817) 222-5920 Website: https://oeaaa.faa.gov (3) 25 to 1 for a horizontal distance of 5,000 ft. from the nearest point of the nearest landing and takeoff area of each heliport described in paragraph {d) of this section. {c) Any highway, railroad, or other traverse way for mobile objects, of a height which, if adjusted upward 17 feet for an Interstate Highway that is part of the National System of Military and Interstate Highways where overcrossings are designed for a minimum of 17 feet vertical distance, 15 feet for any other public roadway, 10 feet or the height of the highest mobile object that would normally traverse the road, whichever is greater, for a private road, 23 feet for a railroad, and for a waterway or any other traverse way not previously mentioned, an amount equal to the height of the highest mobile object that would normally traverse it, would exceed a standard of paragraph {a) or {b) of this section. {d) Any construction or alteration on any of the following airports and heliports: (1) A public use airport listed in the Airport/Facility Directory, Alaska Supplement, or Pacific Chart Supplement of the U.S. Government Flight Information Publications; (2) A military airport under construction, or an airport under construction that will be available for public use; (3) An airport operated by a Federal agency or the DOD. (4) An airport or heliport with at least one FAA-approved instrument approach procedure. {e) You do not need to file notice for construction or alteration of: (1) Any object that will be shielded by existing structures of a permanent and substantial nature or by natural terrain or topographic features of equal or greater height, and will be located in the congested area of a city, town, or settlement where the shielded structure will not adversely affect safety in air navigation; (2) Any air navigation facility, airport visual approach or landing aid, aircraft arresting device, or meteorological device meeting FM- approved siting criteria or an appropriate military service siting criteria on military airports, the location and height of which are fixed by its functional purpose; (3) Any construction or alteration for which notice is required by any other FM regulation. (4) Any antenna structure of 20 feet or less in height, except one that would increase the height of another antenna structure. PLEASE TYPE or PRINT INSTRUCTIONS FOR COMPLETING FAA FORM 7460-1 ITEM #1. Please include the name, address and phone number of a personal contact point as well as the company name. ITEM #2. Please include the name, address and phone number of a personal contact point as well as the company name. ITEM #3. New Construction would be a structure that has not yet been built. Alteration is a change to an existing structure such as the addition of a side mounted antenna, a change to the marking and lighting, a change to power and/or frequency, or a change to the height. The nature of the alteration shall be included in ITEM #21 mplete Description of Proposa Existing would be a correction to the latitude and/or longitude, a correction to the height, or if filing on an existing structure which has never been studied by the FAA. The reason for the notice shall be included in ITEM #21 mplete Description of Proposa ITEM #4. If Permanent, so indicate. If Temporary, such as a crane or drilling derrick, enters the estimated length of time the temporary structure will be up. ITEM #5. Enter the date that construction is expected to start and the date that construction should be completed. ITEM #6. Please indicate the type of structure. DO NOT LEAVE BLANK. ITEM #7. In the event that obstruction marking and lighting is required, please indicate type desired. If no preference, check ther and indicate no preference DO NOT LEAVE BLANK. NOTE: High Intensity lighting shall be used only for structures over 500 AGL. In the absence of high intensity lighting for structures over 500 AGL, marking is also required. ITEM #8. If this is an existing tower that has been registered with the FCC, enter the FCC Antenna Structure Registration number here. ITEM #9 and #10. Latitude and longitude must be geographic coordinates, accurate to within the nearest second or to the nearest hundredth of a second if known. Latitude and longitude derived solely from a hand-held G P S instrument is NOT acceptable. A hand-held GPS is only accurate to within 100 meters (328 feet) 95 percent of the time. This data, when plotted, should match the site depiction submitted under ITEM #20. ITEM #11. NAD 83 is preferred; however, latitude and longitude may be submitted in NAD 27. Also, in some geographic areas where NAD 27 and NAD 83 are not available other datum may be used. It is important to know which datum is used. DO NOT LEAVE BLANK. ITEM #12. Enter the name of the nearest city and state to the site. If the structure is or will be in a city, enter the name of that city and state. ITEM #13. Enter the full name of the nearest public-use (not private-use) airport or heliport or military airport or heliport to the site. ITEM #14. Enter the distance from the airport or heliport listed in #13 to the structure. ITEM #15. Enter the direction from the airport or heliport listed in #13 to the structure. ITEM #16. Enter the site elevation above mean sea level and expressed in whole feet rounded to the nearest foot (e.g. 17 rounds to 17 17 rounds to 18 This data should match the ground contour elevations for site depiction submitted under ITEM #20. ITEM #17. Enter the total structure height above ground l e v e l in whole feet rounded to the next highest f o o t (e.g. 17 rounds to 18 The total structure height shall include anything mounted on top of the structure, such as antennas, obstruction lights, lightning rods, etc. ITEM #18. Enter the overall height above mean sea level and expressed in whole feet. This will be the total of ITEM #16 + ITEM #17. ITEM #19. If an FAA aeronautical study was previously conducted, enter the previous study number. ITEM #20. Enter the relationship of the structure to roads, airports, prominent terrain, existing structures, etc. Attach an 8-1/2 x 11 non-reduced copy of the appropriate 7.5 minute U.S. Geological Survey (USGS) Quadrangle Map MARKED WITH A PRECISE INDICATION OF THE SITE LOCATION. To obtain maps, contact USGS at 1-888-275-8747 or via internet at http://store.usgs.gov . If available, attach a copy of a documented site survey with the surveyor certification stating the amount of vertical and horizontal accuracy in feet. ITEM #21. For transmitting stations, include maximum effective radiated power (ERP) and all frequencies. For antennas, include the type of antenna and center of radiation (Attach the antenna pattern, if available). For microwave, include azimuth relative to true north. For overhead wires or transmission lines, include size and configuration of wires and their supporting structures (Attach depiction). For each pole/support, include coordinates, site elevation, and structure height above ground level or water. For buildings, include site orientation, coordinates of each corner, dimensions, and construction materials. For alterations, explain the alteration thoroughly. For existing structures, thoroughly explain the reason for notifying the FAA (e.g. corrections, no record or previous study, etc.). Filing this information with the FAA does not relieve the sponsor of this construction or alteration from complying with any other federal, state or local rules or regulations. If you are not sure what other rules or regulations apply to your proposal, contact local/state and zoning authorities. Paperwork Reduction Work Act Statement: 7460-1 () Superseded Previous Edition Electronic Version (Adobe) NSN: 0052-00-012-0009 "Co I". "Co I". "o '3" '6" '). '3" '). 's • aviation's A federal agl!mcy may not conduct or sponsor, and a person is not required to respond to, nor shall a person bl!! subject to a penalty for failure to comply with a collection of information subject to the requirements of the Paperwork Reduction Act unless that collection displays a currently valid 0MB Control Number. The 0MB control number for this information collection is 2120-0001. Public reporting for this coll@ction of information is estimated to be approximately 19 minutes per response, including the time for reviewing instructions, searching existing data sources, gathering and maintaining the data needed, completing and reviewing the collection of information. All responses to this collection of information are mandatory for anyone proposing construction or alteration that meets the criteria contained in 14 CFR 77. This information is collected to evaluate the effect of proposed construction or alteration on air navigation and is not confidential. Send comments regarding this burden estimate or any other aspect of this collection of information, including suggestions for reducing this burden to: Information Collection aearance Officer, Federal Aviation Administration, 10101 Hillwood Parkway, Fort Worth, TX 76177-1524. Form 04/20 Please Type or Print on This Form Form Approved OMB No.2120-0001Expiration Date: Failure To Provide All Requested Information May Delay Processing of Your Notice U.S. Department of Transportation Notice of Proposed Construction or AlterationFederal Aviation Administration FOR FAA USE ONLY Aeronautical Study Number 1. Sponsor (person, company, etc. proposing this action): Attn. Name: Address: City: State: Zip: Telephone:Fax: 9. Latitude: " 0 10. Longitude: 11. Datum:NAD 83 NAD 27 Other 12. Nearest: City: State 13. Nearest Public-use (not private-use) or Military Airport or Heliport: 14. Distance from #13. to Structure: 15. Direction from #13. to Structure: 16. Site Elevation (AMSL): ft. 17. Total Structure Height (AGL): ft. 18. Overall Height (#16 + #17) (AMSL): ft. 19. Previous FAA Aeronautical Study Number (if applicable): -OE 20. Description of Location:(Attach a USGS 7.5 minute Quadrangle Map with the precise site marked and any certified survey) 2. Sponsor's Representative (if other than #1): Attn. Name: Address: City: State: Zip:_______________ Telephone:Fax: 3. Notice of:New Construction Alteration Existing 4. Duration:Permanent Temporary ( months, days) 5. Work Schedule: Beginning End 6. Type:Antenna Tower Crane Building Power Line Landfill Water Tank Other 7. Marking/Painting and/or Lighting Preferred: Red Lights and Paint Dual - Red and Medium Intensity White-Medium Intensity Dual - Red and high Intensity White -High Intensity Other 8. FCC Antenna Structure Registration Number (if applicable): 21. Complete Description of Proposal:Frequency/Power (kW) Notice is required by 14 Code of Federal Regulations, part 77 pursuant to 49 U.S.C., Section 44718. Persons who knowingly and willingly violate the notice requirements of part 77 are subject to a civil penalty of $1,000 per day until the notice is received, pursuant to 49 U.S.C., Section 46301(a) I hereby certify that all of the above statements made by me are true, complete, and correct to the best of my knowledge. In addition, I agree to mark and/or light the structure in accordance with established marking & lighting standards as necessary. Date Typed or Printed Name and Title of Person Filing Notice Signature FAA Form 7460-1 () Supersedes Previous Edition NSN: 0052-00-012-0009 Pl'MO¥Aff _ ._ u.a.c. • lll'l.•IIIIMa041cAUIIIONl'fl 11'111 FMII MPDMIIII ,.....,._ 1clotomCndon ...icn-.. wt,,11 ~ 111--n•nllll 48 ..-11oc1 .... COdo (Ute) eeoaons441'1t. Tllo 14t(tle COdo or _,.,........(1,CFRj,poll71--FM ...... allNl-.~tB):FM ... _..,,_n.,._...lll __ ,.,__,_.,_.81111J-,Ran'IN!U86(11):t,--DOT'11..,,al-noloe, DOTIAU.18MIIIVMloaa_.,_m ... IIOl1FMl2l-...... -......0111.-1111n-~111o~ ... 1n111..-...,.......,., .. _., ___ .,,_,.. _____ ...,..., ..... - g • of " □ □ □ --- of --- □ □ □ □ □ --- □ □ □ □ □ □ □ □ □ □ □ □ □ I I 1 March 16, 2021 Re: 3/17/2021 Planning Commission meeting – BMW Carlsbad project Planning Commission: Disclaimer: I am a member of the Carlsbad Traffic and Mobility Commission (T&MC). We have been tasked with reviewing traffic-related guidelines that are used for development applications, but not with the review of individual applications, so I am commenting here as an individual. SUMMARY The transportation studies conducted for this project were not attached to the staff report, so you have not been provided an opportunity to review them to independently assess the accuracy of the conclusions. They include three documents: a Transportation Impact Analysis (TIA), a Vehicle Miles Traveled (VMT) Analysis, and a Transportation Demand Management (TDM) Plan. These documents are highly flawed and in need of revision prior to approval of this project, as explained below. Summary of VMT Analysis concerns A regional retail project, like the proposed BMW Carlsbad project, can avoid a CEQA transportation impact study and formal VMT mitigation plan, if it can show that it reduces net regional VMT. Although the project involves moving the automobile dealership from Encinitas to a significantly expanded facility in Carlsbad, the VMT analysis has been carefully engineered with a series of clever shenanigans to reach that exact conclusion—a razor-thin VMT reduction of 0.4%. This specious CEQA avoidance scheme needs to be rejected and re-done for the reasons summarized here and detailed below. Elimination of any one of the following shenanigans would be sufficient to trigger the need for a CEQA study: • The VMT Analysis for this project used a highly manipulated, custom method not described in Carlsbad’s VMT Analysis Guidelines. • Three completely different methods were used to calculate estimated vehicle trips in the three transportation documents with highly discordant results, requiring harmonization and explanation. • The trip generation method used for the VMT Analysis resulted in a nearly eight-fold lower estimate than the standard SANDAG Trip Generation method that staff has insisted on using in the past. • The applicant was then allowed to hypocritically subtract trips and VMT from their total using the much higher SANDAG method on a similar existing business (Coastal Car Care) that moved from the site, skewing the VMT result enough to trigger the need for a CEQA review. • Mid-day employee trips are not included in the VMT total, because the applicant claims they are insignificant. However, with the razor-thin VMT reduction being claimed, including just a few such trips would trigger the need for a CEQA review. 2 • The VMT subtraction for Coastal Car Care (described above) should not have been done at all, because they moved nine miles away, and their employees and customers did not just disappear. Their changed travel patterns likely would increase regional VMT (or at least remain neutral)—not create a subtraction. • Several other businesses at the site also have been displaced, and some are also redirecting their employees and customers to new sites many miles away in Oceanside, which would even further increase regional VMT. The VMT Analysis must be revised to account for all of the displaced business. • The Carlsbad location (69,000 sq-ft) appears to have building space that is significantly larger than the Encinitas location (est. 39,000 sq-ft), including several more service bays. This indicates an expansion of the business, which would substantially increase VMT. • in signed/certified TDM documents submitted to the City, the applicant described their planned increase in employee numbers from 90 at the Encinitas location to 133 at the Carlsbad location, which is consistent with the apparent substantial increase in building size and service bays. So, there will likely be ~43 more employees and ~65 additional customers on a typical Saturday that are not included in the current VMT analysis, which uses only the old Encinitas numbers. And note that the razor-thin VMT reduction becomes a net VMT increase with just two new employees or just one new customer. • With the Encinitas location, BMW dealerships are very evenly distributed in the region. However, the relocation to Carlsbad is relatively close to the Vista dealership and creates a void to the south, which will result in more VMT by employees and customers in that area. Summary of TIA/TDM Plan concerns • Staff and the applicant erroneously assume that a TDM Plan created consistent with the TDM Ordinance, which is what they present, is also sufficient to satisfy the TDM requirement in General Plan Mobility Element Policy 3-P.11 that applies to projects that add traffic to over- congested/GMP-exempt streets. This project’s TDM plan must be far more robust to satisfy both requirements. • Staff’s one-size-fits-all approach to TSM mitigation (a single traffic signal controller regardless of the scope of the project or local congestion) is not sufficient. Additional TSM-based mitigation is necessary. • The transit LOS calculation is not valid and needs to be re-done. The applicant included 60 points for being in an area governed by a TDM Ordinance that provides ridesharing type services, and another 60 points for an on-demand ride program. The only ride-sharing program available in the area is the applicant’s single vehicle program available only for mid-day trips, which should not generate any points. • The applicant claims that there are extensive networks of multi-use trails and public transit readily available as alternatives to vehicle use, neither of which is even close to true. There are no multi-use trails in the area, and bus service is abysmal. 3 • The TDM Plan is largely just artificial points for token measures and marketing/meetings. Substantial improvements to bus stops, bicycle facilities, etc. should be required, if there is any hope of achieving the TDM goals. • In addition, a parking management program and extensive on-demand rideshare program should be required to help achieve the TDM goals. VMT ANALYSIS DETAILS Table 2 from the VMT Analysis is included below with annotations. It shows the razor thin 53-mile reduction in one-day VMT claimed by the applicant (see the yellow box on). This “convenient” conclusion just barely enables the applicant to avoid CEQA review and the need for a CEQA VMT-based mitigation plan (within 0.4% of the 11,442-mile existing-site total). Table 2 from the BMW Carlsbad VMT Analysis (1/19/2021). Table 2: BMW Carlsbad Saturday VMT Estimates Existing Site Project Site Net Change VMT per Customer Round-Trip Saturday Customer Round-Trips Saturday VMT from Customers Subtotal [Al VMT per Employee Round-Trip (without TOM) Saturday Employee Round-Trips Saturday VMT from Employees Subtotal [BJ (without TOM) Existing Uses at Project Site to be Replaced [q Saturday VMT due to Location Subtotal [A+B+C] VMT Reduction due to Alternative Modes for Employee Commutes [DJ Saturday VMT to Access Off-Site Car Inventory [E) Saturday VMT due to Features Subtotal [D+E) 60.52 135 8,170 37.27 90 3,354 11,524 -168 86 -82 64.20 1 135 2 8,666 36.90 90 3 3,321 -183· 4 11,804 -415 5 -415 ---------i--TOTAL SATURDAY VMT [A+B+C+D) 11,442 11,389 Source: Data provided by AutoNation; Fehr & Ptt~. 2020. Notes: +3.68 +496 -0.37 -33 -183 280 -247 -86 -333 VMT from Customers and VMT from Employees Subtotals are calculated by multiplying VMT per Round-Trip and the number of Round-Trips anticipated on a Saturday for each population type. For example, 60.54 VMT per Customer Round- Trip x 135 Saturday Customer Round-Trips = 8,173 VMT generated by Custom•~ on a Saturday. • Based on weekday trip generation for 3,060 sf of the Coastal Car Care use, to be replaced by the project, and using rates as provided in the BMW of Carlsbad Transportation Impact Analysis, (RK Engineering Group, Inc., January 2021). The VMT estimate does not account for higher Saturday trip generation and assumes an average trip length of only three (3) miles in order to present a conservative project VMT estimate. ' ' 4 CEQA/VMT mitigation avoidance scheme Transportation is one of the largest contributors to greenhouse gas (GHG) emissions, and Carlsbad’s Climate Action Plan (CAP) and other policies/plans call for VMT reductions to address the climate crisis. For smaller projects, the VMT Analysis Guidelines include a map-based calculation of VMT. For regional retail projects like the current one (>50,000 square feet) that generate 110 or more average daily vehicle trips (ADT), the VMT Analysis Guidelines require a more sophisticated SANDAG model run to calculate VMT: 3.3.4 Regional Retail Projects. All retail projects that do not meet the screening criteria above are considered regional retail projects and require a model run. Regional retail projects that result in a net increase in VMT compared to the no project condition would have a significant transportation impact. Despite this requirement, and despite the fact that automobile dealerships are not one of the allowed exception listed in Appendix A, staff is allowing the applicant to make up its own highly customized “total VMT” method, using existing employee and customer data. I have provided extensive public comments on the transportation portions of several other recent development project reviews. I have pointed out that, during the transition from level of service (LOS) to VMT as the environmental impact standard, staff allowed developers to choose the approach (LOS or VMT) that minimized the mitigation requirement. And, despite language in the VMT guidelines that calls for map-based or SANDAG model run-based VMT calculations dependent upon specific ADT thresholds, staff has allowed developers to choose the calculation method that minimized the mitigation requirement. And now, with the current project, staff is permitting the applicant to come up with its own methods and numbers, allowing them to avoid CEQA and VMT mitigation. If we keep allowing exceptions to be made and allowing developers to cherry-pick or design their own analysis methods, we are never going to be able to meet our climate goals, mitigate traffic congestion, or adequately improve our multimodal transportation network. Trip generation shenanigans Three completely different methods were used to calculate estimated vehicle trips in the three transportation documents. The TIA used the SANDAG Trip Generation Guide, which has a very specific, customized entry for “automobile sales and service” of 50 trips per 1,000 square feet of building space, which is based on local research. This resulted in an estimated 3,458 ADT (customers and employees combined) before trips were subtracted for elimination of existing businesses (see the red box in TIA Table 4-2 reproduced below). 5 Table 4-2 from the BMW Carlsbad TIA (3/3/2021). However, for the VMT Analysis, the applicant manufactured their own custom employee and customer trip numbers, which they claim are based on current conditions at the Encinitas site. However, they estimated only 270 customer ADTs (3.9 ADT per 1,000 square-feet) and 180 employee ADTs (2.6 ADT per 1,000 square feet), which translates to only 450 total ADT (about 6.5 ADT per 1,000 square feet) on the heaviest day—Saturday (see Annotations 2 and 3 on VMT Analysis Table 2, above; roundtrips have been doubled to include both the inbound and outbound trips). They acknowledge that mid-day trips are not included in the VMT Analysis, because they allege such trips do not contribute substantially to VMT, but the discordance between 3,458 ADT and 450 ADT is too large to ignore based on that explanation. Further, mid-day employee trips are not insignificant and must be included in the analysis. Just a handful of mid-day trips would be sufficient to erase the tiny 53- mile net reduction currently reported in Table 2. The TDM Plan describes only employee (not customer) trips and uses yet another custom method contained in the TDM Handbook that scales trip numbers down from the SANDAG guide as building size grows. It concluded there will be about 4.6 employee trips per 1,000 square feet for a total of 315 employee ADTs (see page 1-2 of the TDM Plan). Even if this method was used for the VMT Analysis, it would push the project to a net increase in VMT, requiring the need for a CEQA study. Thus, the trips and VMT to be generated by the project are likely far greater than is being presented in the VMT Analysis, allowing CEQA avoidance. All of these methods and numbers need to be harmonized and better explained, because there are huge discordances in the three different sets of estimated trip numbers. L•nd Use Automobile Sales (Dealer & Repair) Automobile Sales (Dealer & Repair) Automobile Repair Center Table 4-2 Project Trip Ge ne ration1 AM P•ak Hour Quantity Units1 In I Out I Tobi Propos•d Us♦ 69.161 ~F 121 S2 173 Existing Us• 3.364 ~F -6 -2 -8 2S.S40 TSF -29 -12 -41 Tot.ii Trip G•n•ration (lncludina TriD Cr9dit fro m Exi3,tina Us•l 86 38 124 ' Source: San Diego Association ot Go't'ernments (SANOAG), Bnef Guide of VehlculM Traffic GMer.ation Rates for the San Dkgo Reglon, April 2002. ! TSF = Thousand Squ.ut Fe+t PM PHk Hour I Out I Total Daily In 111 166 277 I 3.4S8 -S -8 -13 -168 -22 -34 -56 -511 84 124 208 2,779 6 Inappropriate trip subtraction shenanigans To make matters worse, after using the custom method to lowball their projected new trips, the applicant was then allowed to use the SANDAG guide, with its much higher ADT numbers, as the basis for subtracting VMT for an existing business called Coastal Car Care. This is yet another example of the method inconsistency applied to development reviews to help developers avoid mitigation. For a previous development (Marja Acres), staff insisted that, for consistency, the SANDAG guide had to be used for both the new and subtracted traffic—despite the existence of actual existing traffic counts that were much different. That greatly benefited the developer by substantially reducing net ADT in that case. Yet, in this case, staff is hypocritically allowing the applicant to use its own low projections for new traffic (6.5 ADT per 1,000 square-feet), but then allowing them to subtract existing traffic from a similar business (Coastal Car Care) at the SANDAG trip generation rate that is almost eight-fold higher (50 ADT per 1,000 square-feet). If the same standards were applied to both the new traffic and the subtracted traffic, it would be enough to push the project VMT to a net increase, requiring a CEQA study. Further inappropriate VMT subtraction shenanigans Beyond the inconsistent method used to calculate the subtraction for Coastal Car Care (described above), there should not even have been a subtraction for that business—there likely should be added VMT for that and other businesses being displaced by the project. The total regional VMT approach allows the applicant to compare its VMT at the new location with their current location. However, that means that the regional VMT impacts of the displaced businesses also need to be considered—not just simply subtracted as if they have vanished into thin air. For example, Coastal Car Care very recently moved about nine miles west to a location in San Marcos to accommodate the impending BMW dealership. Their employees and customers will now have to travel to San Marcos every day, which is likely going to be further than the current location on average. Certainly, there is no evidence that there should be the reduction shown at Annotation 4 in VMT Analysis Table 2, above. This alone erases the entire VMT reduction, which should trigger a CEQA review. Other recent former occupants of the existing buildings at the project site include Carlsbad Exclusive Auto, which is now redirecting its customers to a site five miles to the north in Oceanside, and Safelite Auto Glass, which is now redirecting its customers to a site nine miles to the north in Oceanside. A couple of the businesses (e.g., Lloyd’s Auto Specialties and Sun Coast Tint) each moved less than two miles away, and at least one business (Carlsbad Smog) is apparently staying, so those VMT impacts would be minimal. However, there are other shops that have closed down in the past year or so with an unknown effect, including British Independent Service and Legends Auto. There is also an Enterprise 7 Rent-A-Car with a very full parking lot at the project site. I am unclear what is going to happen to that, but a shutdown or move could have significant regional VMT implications. It is not a coincidence that all of these shops have recently moved/disappeared, and the VMT Analysis needs to account for the regional VMT implications of all of these displaced businesses, particularly given the razor-thin 53-mile net reduction that is allowing CEQA avoidance. The current VMT Analysis is defective in that respect. Building size increase in Carlsbad indicates business expansion and increased VMT It is standard to estimate ADT (and consequently VMT) based on the area of retail space. So, regardless of whether you believe in the accuracy of the 50 ADT per 1,000 square-feet from the SANDAG guide in the TIA, or the 6.5 ADT per 1,000 square-feet in the applicant’s made-up method in the VMT Analysis, or some other ADT number—that does not change the fact that larger businesses are going to have more employees, more customers, and more VMT. According to all three transportation documents, the proposed project in Carlsbad includes a 69,161 square-foot building. Although the project is replacing an existing dealership in Encinitas, I was unable to find any reference to its size in any of the transportation documents or staff report. However, based on measuring all of the buildings in Google Maps, the total area in Encinitas appears to be about 39,000 square feet. There also appears to be a significant increase in the number of service bays relative to the Encinitas location. These increases indicate a clear intent to expand the business, which will come with an associated increase in VMT, so the claim that net VMT will decrease is not plausible, and a CEQA study should be done. Applicant projecting expansion from 90 to 133 employees According to the VMT Analysis, there are 90 current employees, all of whom typically work on Saturdays. The applicant signed a TDM Strategy submitted to the city, certifying that they will be employing 133 full-time employees and specified their specific roles (see below). That represents a nearly 50% increase in employees, consistent with the apparent increase in building size and number of service bays. Annotations 2 and 3 on VMT Analysis Table 2 (above) show only the 90 current employees and 135 current Saturday customers. An increase in customers proportional to the employee increase would raise the Saturday customer number to 200. Keep in mind that just one additional customer or two additional employees added to Table 2 would exceed the 53-mile net VMT reduction, thereby requiring a CEQA analysis. It appears that, after seeing the results of the VMT analysis with their actual anticipated expansion, they had to start pretending they were no longer planning to expand in order to avoid a CEQA review. 8 Signed BMW Carlsbad TDM Strategy. Relocation creates geographic void requiring longer trips BMW dealerships currently are well-distributed geographically in the region: Vista, Encinitas, Escondido, San Diego (Kearney Mesa), and El Cajon. This reduces the VMT necessary for customers to access a dealership. However, movement of the BMW of Encinitas dealership nine miles north to the Carlsbad location, which is only about six miles from the BMW of Vista dealership, seemingly creates a large void to the south (see the attached map, Figure 1). Anticipated \Vorkforre and Commute Patterns The makeup of the existing or anticipated workforce will help shape the approach to TDMfor a given site. Include the following: • Existing or anticipated commute hours based an shifts or typical work hours • Existing or anticipated percentage of part-time employees • If available, any existing commuting information, such as the percentage of employees using different commute modes and the average commute distance. -133 f ull -t ime e mpl oyees pr ojected . (65 service, 8 parts, 55 sales, 5 wash/detail) . . . SECTION V: Authorization for Building Permit Issuance By signing below, Developer certifies that the information provided in this document is complete and accurate. By signing thi s document, a developer is committing to build/provide the infrastructure strategics identifi ed in this document. Failure to provide the identified infrastructure may result in a building not obtaining an occupancy perm it until such infrastructure is constructed or other commilrnents are made to reduce vehicle trips by an amount equivalent to the trips that would have likely been reduced by constructing and providing the listed infrastructure strategies. The developer also acknowledges that commitments to implement additional TDM strategies and monitor and report on those strategics must be made prior 10 occupancy. These commitments can be made by completing Part II of this document and obtaining subsequent approval of the proposed strategies and monitoring plan. Name and Signature of Dcvclo ~Re~r Desi Charles Sabadash Ill ~ Printed Name Signature nated Applicant: -:J/-,1 li1 ~ Date --'-= ...... 9 Figure 1. Map of regional BMW dealerships, including proposed move from Encinitas to Carlsbad. The VMT Analysis partially captures the resulting increased average customer VMT, but this disruption in the geographic distribution of the dealerships presumably will have a much larger effect given the large void created between dealerships. TIA/TDM PLAN DETAILS TDM for vehicle LOS exempt streets is independent of other TDM According to the project’s TIA, it will add 2,779 new ADT to the surrounding street network, and 70% of that new traffic (1,245 ADT) will go through the portion of Cannon Road near I-5 that recently had to be c-Pendleton Sooth OceansJde v AH ll.llS H Y Vista ft Vista MIIIACO!IU, ,,. @) Hidden ......... DafeyRanch ~C(.&..!jflll.l& Cartsbod Carlsoau @) 0 San Mateos W ,.uowu ft® ~scondido Escondido _ IV t IUCAOU, 90t lVJ'f01AtN Encinitas Encinitas CA!IOIH Roneho S6f'l.1aF• " Fo!rb-,nks SOiana BHc:h R•nch v ,® Del Mar o.o,ckO PfkASl'.tUITO$ w Poway TOlllllf'I' P1H£S M>lllltHfO VAllh' SCIIIPP$ RAhCH ,.,,.., '' ''San Diego @ -- @ lfe//1 Can) Pres• A San 01090 Zc Y safari Park :;AH JtASOVA\ VA\l0 ® Lt VlllACf Of A JOlLA A JOHA ""' 9 ®-San1ee Win Gord •t•ll~ ~ W('IA AClrtC 9fACH Mission Trails Regional Park El Cajon"'"'' QcaJon 10 exempted from Carlsbad’s Growth Management Plan (GMP) vehicle LOS standard due to excessive congestion. Accordingly, the project is required under General Plan Mobility Element Policy 3-P.11 to use TDM and Transportation Systems Management (TSM) measures to mitigate that traffic. However, the TIA falsely claims that, “A TDM plan prepared to comply with the TDM Ordinance fulfills the Mobility Element requirement.” The TDM Ordinance applies broadly to all commercial developments to achieve modest reductions in vehicle use, regardless of their location or whether they are adding vehicle traffic to congested/exempted streets. In this case, the project is adding thousand s of new vehicle trips to an exempted street, and the TIA Guidelines implements Policy 3-P.11 by stating that all such added trips must be mitigated. That is completely independent of the TDM Ordinance, CEQA/VMT guidelines, and the GMP/MMLOS requirements, and it is long past time for staff to stop allowing the conflation of these different requirements. The extremely weak TDM Plan proposed for this project will have little or no effect on reducing vehicle traffic on Cannon Road, so a much stronger program is required. TSM requirement The only TSM requirement ever imposed by staff is the purchase of a traffic signal controller (also the case with the current project), which costs a couple of thousand dollars—no matter the size of the project or how much traffic it adds. Cannon Road is in need of a traffic signal corridor study, which could help traffic flow in the areas impacted by the project, so it would be appropriate for the project to fund that type of study and/or other TSM measures, in addition to the controller. Transit LOS The transit LOS calculation in the TIA resulted in a false grade of “A.” The calculation includes 60 points for being in an area governed by a TDM Ordinance that enables ridesharing and use of non-auto modes of travel. While the City has a TDM Ordinance, it has not been implemented to have any effect on the availability of ridesharing or non-auto modes of travel in the project area, so it is not applicable. The assignment of 60 points to this particular measure was an extremely cynical move by past staff members to theoretically ensure that neither the city nor any developer would ever have to fund transit improvements under the GMP and General Plan, because it effectively achieves the minimum LOS “D” standard citywide. However, in the absence of any actual implementation of the Ordinance in the form of ridesharing or alternatives provided by the City (e.g., the currently suspended Carlsbad Connector on Palomar Airport Road), no points are warranted for this measure. The only other transit LOS criterion included in the calculation worksheet in the TIA is another 60 points for availability of an on-demand rideshare service. However, the only thing being provided by the 11 project is a single shared “Zipcar” for employees for mid-day trips. A single car shared among all employees that is not even available for commutes does not constitute a “rideshare service” worthy of 60 transit LOS points. This is yet another cynical allowance by staff to cheat on LOS. Therefore, transit improvements must be made by the project to honestly achieve the minimum LOS standard. Additional false claims about transit in the TDM Plan The TIA and TDM Plan go on to make the following laughable claim: The location of the proposed project allows the employees to take advantage of the existing network of public transit and multi-use trail offerings. The City of Carlsbad offers extensive public transit and multi-use trails. There are no multi-use trails in the general area of the project, and transit, despite the false “A” grade described above, is absolutely abysmal. The closest bus stops are on Cannon Road, but they are over a half-mile east of the project site on sidewalks that run directly adjacent to the high-speed road with minimal lighting at the stops or on the way to the stops. The westbound bus stop is only a sign in the ground with no other amenities (like a bench or shelter), and the eastbound bus stop is a sign with a small bench (see images below). Route 444 (see schedule below), which serves these bus stops, runs only twice in one direction in the morning and only twice in the other direction in the evening on weekdays. There is no service on weekends (or holiday), which, according to the transportation studies, are the busiest times when all employees are working. It takes between 40 and 75 minutes (with waiting time) to get between a Coaster train and the bus stops—and that does not include the time of the Coaster ride. There are two more bus stops on the same route on Armada Drive, but they are even a further walk. Not surprisingly, all of these bus stops combined currently average less than one boarding each per day. So, that is the “extensive transit system” with an LOS grade of “A,” as described by the applicant with staff’s concurrence. Although the TDM plan accurately states that transit is one of the most effective TDM measures, no improvements are being required of the project to meet MMLOS or TDM requirements. The only requirement is that the project provides its employees and customers with access to the bus schedule with its two morning and two evening trips. What an absolute joke. 12 Bus stop on westbound Cannon Road near Grand Pacific Drive. Bus stop on eastbound Cannon Road near Grand Pacific Drive. 13 North County Transit District Route 444 schedule. Weak TDM Plan An automobile dealership is one of the worst VMT generators imaginable. Although the Tier 3 TDM Plan required of this project is the highest level in the current system, the plan being proposed is astonishingly weak—mostly oriented toward small token measures and marketing/meetings, rather than actual services that could meaningfully reduce vehicle trips. A TDM Plan must present viable alternatives to single-occupancy vehicle trips, which can include telecommuting, walking, biking, transit, parking management, ride-sharing, etc. Telecommuting is largely not possible for the vast majority of employees of this type of business. In addition, there are virtually no residences within reasonable walking distance of the site, and the current employee homes are generally quite distant, so walking is not a viable alternative either. 444 1 Carlsbad Poinsettia COASTER Conne<lion via Faraday Ave. & Rutherford Rd. C.nemn Calslxid Poirnotfu COASlli via fmimy Ave. y Rutherlonl Rd. See pg, 0 for Holiday Khedules/Ver p69. 2'36 pore obtener los hororios de d ios fe.stivos Monday • Friday Northbound to Cannon Rd. ARRIVING II COAITR fromOceaiside U."""1 SB COA5TER J..!, Oc.,,,,;J, t"""' o r.,m., • Oirecaon hacio ,I norte o Connon Rd. ARRIVING NB COlll!I 1, .. s..i-.. U.g.-J, NB CO/oT!i t..J, ,. .. n'I" Ccrls!.d Pcinsetoo s.,.. P,1.,., Cdl,g, Ill lirp,rt!H & A-mod, O,. As"" a... Monday • Friday Southbound to Carlsbad Poinsettia Station Lmes o V~nres • Oirecci6n lrocia el wr o lo blaci6n Car/shod Poins,nio Am,,d, ll-. & l!.,t St. Cell,!!' BL g Astin A.Ya Pcfomor ~rpcrt Rd.& l,m;d, II. Cmlsbod Pcinsettio S1ution DEPU TING NI COASTER To Oceanside SAU!lt NB WA51IR o<keo.V, Route 444 does nol Of><"'ole on Saturdays, Sundays, o, hol;days. Lo Ruta 44A no opera los $0bodos, domingos o en dlOs festivos. Aro.do II. g f~e1S1. 14 TDM Plan – Transit To help enhance usage of the bus stops, shelters, benches, and trash cans should be required at both bus stops on Cannon Road as part of the TDM Plan. In addition, pedestrian-scale lighting to the bus stops should be required, along with high-visibility crosswalks at the Cannon Road/Car Country Drive intersection. Transit usage by employees should be carefully monitored, and, if meaningful numbers are not using it, the TDM Plan should be updated to ensure trip reductions by other means. TDM Plan - Bicycle measures To encourage bicycle usage, the bicycle storage/repair areas, showers, lockers, etc. should be provided in a consolidated area—and not placed in any inconvenient, out-of-the-way places. The TDM Plan describes train service, but it provides few viable options to access it. The Poinsettia train station is too far for pedestrians, and the bus service is basically unusable (as described above). However, it is a reasonable bike ride away. Therefore, a low-stress route should be provided to the project, including filling the significant gap in the Avenida Encinas bike lane north of the station and buffering the bike lanes on Paseo Del Norte from being doored by parked cars. At least a few employees may be willing to bike to work under these conditions. TDM Plan – Parking Management Given the lack of other viable alternatives, financial incentives/disincentives should be applied to employee parking to encourage non-vehicle travel. TDM plan - On-demand rideshare program The most viable TDM measure for this project is probably an extensive on-demand ridesharing program. This is not the currently proposed single car-share for a few mid-day employee trips. Given the magnitude of its vehicle LOS and VMT impacts, the project should be required to provide services for both its employees and customers in a way that promotes fewer trips. For example, free rides to and from the Coaster station and other mobility hubs should be provided for commutes, as well as transportation for mid-day activities. Customers dropping off vehicles for service should be provided pooled rides to and from their destinations. Etc. Sincerely, Steve Linke Carlsbad, CA