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Home My WebLink AboutPRE 2021-0049; COSTCO FUEL EXPANSION; Admin Decision LetterFebruary 3, 2022 Julie Anderson S. 72nd Avenue Kent, WA 98032 SUBJECT: PRE 2021-0049 (DEV2021-0253) -COSTCO FUEL EXPANSION APN: 211-040-36-00 Ccityof Carlsbad 8FILE COPY fY/,., /u/ 2 /q /2 '2. Thank you for submitting a preliminary review to construct an approximately 2,875 square-foot addition to an existing Costco gas station canopy to accommodate four new fuel pumps located at 951 Palomar Airport Road. The project site, a 20.10-acre lot, includes an existing commercial building and gas station. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on th~ overall concept of your project. This preliminary review does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Regional Commercial/Open Space (R/OS) b. Zoning: General Commercial Zone -Qualified Development Overlay Zone/Open Space (C -2 -Q/OS) c. The project site is located the Mello II Segment of the Carlsbad Local Coastal Program and is within the appeal area. 2. The project requires the following amendments to existing permits and the Planning Commission will be the decision-making authority: a. Conditional Use Permit Amendment (CUP) -to amend CUP 90-03(E) to expand a conditionally approved gas station. b. Site Development Plans Amendment (SDP)-to amend SOP 90-05(1) to add approximately 2,875 square feet to an existing gas station canopy and four new fuel pumps. Community Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov PRE 2021-0049 (DEV2021-0253) -COSTCO FUEL EXPANSION February 3, 2022 Pa e 2 c. Coastal Development Permit Amendment (CDP) -to amend CDP 97-05(8) to add approximately 2,875 square feet to an existing gas station canopy and four new fuel pumps on a property located within the Mello II Segment of the Coastal Zone. ,l 3. Building height. In accordance with Carlsbad Municipal Code (CMC) Chapter 21.28, the maximum building height in the C -2 zone shall not exceed 35 feet and allowed height protrusions as listed in Carlsbad Municipal Code (CMC) Section 21.46.020 shall not exceed a height of 45 feet. As proposed, the overall height of the canopy is approximately 17 feet and six inches, which is consistent with the height limitations in the C -2 zone. 4. Gas Station Development Standards. CMC Section 21.42.140 -, Development Standards and Special Regulations lists specific standards for gas stations. Please demonstrate compliance with the standards on the plans submitted with a formal application. The standards include: a. All structures shall be architecturally designed to be compatible with surrounding neighborhood uses. b. Landscape plans shall consist ofthe following: i. Perimeter planter areas of a minimum of six feet in width and planter areas adjacent to the structure; ii. Six-inch concrete curb bounding all planter areas; iii. Landscaping including a combination of flowers, shrubs, and trees; iv. A sprinkler system providing total and effective coverage to landscaped areas; and v. A Statement delineating a maintenance schedule and responsibility for maintenance of landscaped areas. c. All exterior lighting shall be shielded or oriented so as not to glare on adjacent properties. d. All displays and storage shall be contained within the main structure. e. Trash containers shall be contained within a six-foot high enclosure. f. Signs shall be in conformance with the city's sign ordinance. g. Full public improvements shall be provided as may be required for public convenience and necessity. 5. Commercial/Visitor-Serving Overlay Development Standards. The project is located within the Commercial/Visitor-Serving Overlay which requires compliance with additional development standards contained within CMC Chapter 21.208. Some applicable standards are listed below. Please refer to the chapter for an inclusive list of development standards. Plans submitted with a formal application must demonstrate compliance with all applicable standards contained within CMC Chapter 21.208. PRE 2021-0049 (DEV2021-0253) -COSTCO FUEL EXPANSION February 3, 2022 Page 3 a. Parking. A gas station requires one space for every 300 square feet of gross floor area, plus three additional employee parking spaces. According to the last CUP/SDP/CDP approval, the one per 300 square feet was applied to the warehouse building, and three employee spaces were required and provided within the gas station area. As proposed, the three employee spaces are to be relocated. Plans submitted with a formal application must include parking dimensions on the site plan that are consistent with the minimum parking stall dimensions that are listed in CMC Chapter 21.44 -Parking. b. Setbacks. The minimum setback requirement is 50 feet from Palomar Airport Road. The site plan submitted with a formal application must provide setback dimensions from the expansion area on the canopy to the property line along Palomar Airport Road. c. Building Materials/Colors. Plans submitted with a formal application are required to specify building materials and color .and need to demonstrate compliance with CMC Section 21.208.100. CMC Section 21.208.100 specifies high quality simulated building materials such as brick, stone, marble or wood may be approved. Primary colors of blue, red, yellow and green shall not be dominant building colors and the use of colors shall be balanced in the context of the proposed architectural style. The use of illuminated awnings is not allowed. It is recommended to include stone or comparable material as a base element to the existing and proposed canopy areas to improve the overall aesthetic of the fuel station. d. Architectural Style. Two primary architectural styles are allowed in the overlay zone which include "Village Architectural Style," which involves the use of wood and shingle roof materials, steep pitches, and gabled roofs. The second is a "Spanish/Mediterranean Style" which involved the use of Spanish/mission style clay roof tiles on a rectangular building form, stucco, arches, wood beams, low pitched roofs, etc. An alternative style may be proposed with a CUP application, and the alternative style may accommodate a reasonable version of the user's architectural style, provided the corporate elements do not dominate the building design so as to create incompatibility in the area. 6. Landscaping. If 2,500 square feet or more of landscaping is to be modified a landscape plan check is required, which is separate from the building plan check process. In addition, conceptual landscape plans would be required with the formal application to entitle the proposed project. The landscaping must comply with the city's Landscape Manual. The Landscape Manual can be found online at: https://www.carlsbadca.gov/home/showdocument?id=7032 7. Retaining Walls. Plans submitted with a formal application must include the details for the proposed retaining wall, including the height, materials, and section drawings for review. 8. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on PRE 2021-0049 (DEV2021-0253)-COSTCO FUEL EXPANSION February 3, 2022 Page4 To the extent that new GHG reduction requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the effective requirements even if different than what is proposed in the project's planning approvals. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading or building permits, the applicant may be required to submit and receive approval of a Consistency Determination or an Amendment application for the project through the Planning Division. All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at https:ljwww.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown; select Department Listing; select Planning Home Page. Please review all information carefully before submitting. Land Development Engineering: Land Development Engineering Division staff has completed a preliminary review of the above-referenced project. Prior to formal application submittal the following items must be adequately resolved/addressed: 1. Complete a Stormwater Standards Questionnaire. This questionnaire will guide you and the City in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire can be found on the city's website. As the project will add/replace impervious area, it is anticipated it will be defined as a Standard Project and will be subject to installing site design and source control BMPs per Chapter 4 of the Carlsbad BMP Design Manual and per the Standard Project Requirement Checklist (Form E-36). The checklist can also be found on the city's website. List all applicable BM P's on the site plan, and label them on the site where applicable. 2. Provide a preliminary title report. Show all easements listed in the title report in the vicinity of the project on the site plan. 3. Provide earthwork volumes, including cut, fill, remedial, import, and export. A grading permit will be required unless the project meets all the criteria in subsection B.1 of the City of Carlsbad Municipal Code Section 15.16.060. 4. Provide top and bottom elevations for the proposed retaining wall. Show contours in the vicinity of the project. 5. Provide change in average daily traffic, as well as the change in water demands (GPM or GPD) and sewer generation (EDU) resulting from the project. List even if net change is zero. 6. Provide the average daily traffic generated by the project. If the ADT associated with the project is greater than 110, the project will be subject to preparing a transportation impact analysis per the City of Carlsbad Transportation Impact Analysis Guidelines. Prior to acceptance or review of a transportation impact analysis, a scoping agreement is required to be approved by city staff. Contact Nathan Schmidt at Nathan.Schmidt@carlsbadca.gov for further assistance regarding transportation impact analysis requirements. PRE 2021-0049 (DEV2021-0253} -COSTCO FUEL EXPANSION February 3, 2022 Page 5 Transportation: 1. Prepare a queuing analysis study of the gas station service area to determine potential for impacts to the intersection of Palomar Airport Rd./ Armada Dr. including the following elements: a. Provide a queuing analysis during the peak periods of the gas station under existing conditions and existing with project conditions; b. Determine the average service time for a vehicle to fuel i.e. 4 to 5 min.; c. Determine the average arrival rate of vehicles at the fueling station or at each pump; and d. Conduct field survey of existing queueing. 2. Analyze signalized intersection of Palomar Airport Road / Armada Drive-Costco Access (LOS and queuing). 3. Analyze internal stop-controlled intersection immediately south of the signalized intersection on Palomar Airport Road during gas station peak. 4. Provide recommendations for striping at the approach to the gas station to better distribute vehicles. 5. Provide a traffic distribution of vehicles entering and exiting the gas station at the access points via Palomar Airport Road. Fire Department: 1. Standard Fire Code requirements apply for installation of new tanks and fuel islands. Plans shall be submitted to Carlsbad Fire Department and San Diego County Environmental Health prior to issuance of a building permit. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Jessica Bui at the number below. You may also contact each department individually as follows: • Planning Division: Jessica Evans, Associate Planner, at jessica.evans@carlsbadca.gov • Land Development Engineering: Jennifer Horodyski, Associate Engineer, at Jennifer.horodyski@carlsbadca.gov • Transportation Division: Nathan Schmidt, Transportation Planning and Mobility Manager, at nathan.schmidt@carlsbadca.gov • Fire Department: Randy Metz, Fire Marshal, at randy.metz@carlsbadca.gov Sincerely, ~IL DON NEU, AICP City Planner DN:JE:cf c: Therese Garcia, Costco Wholesale Corporation, 999 Lake Drive, Issaquah, WA 98027 Jennifer Horodyski, Project Engineer Nathan Schmidt, Transportation Planning and Mobility Manager Fire Prevention Laserfiche/File Copy/Data Entry