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HomeMy WebLinkAboutPRE 97-03; CARLSBAD OAKS NORTH BUSINESS PARK; Department CommentsFebruary 5, 1997 Mr. Paul Tchang • Cit~ of Techbuilt Construction Corporation PO Box 80036 San Diego, CA 92138 • Rfc~~ Carlsbad ■ 4 Gi ■i ,ii,i-1 ·14-iU ;; , ,t§ ,II SUBJECT: PRE 97-03 -CARLSBAD OAKS NORTH BUSINESS PARK APN: 209-050-21, 22, 23, 24 A preliminary review of your project was conducted on January 30, 1997. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The preliminary review does not represent an in-depth analysis of your project. Additional issues of concern may be raised after your application is submitted and processed for a more specific and detailed review. Planning: 1. The project (lots 18, 19, and 21) proposes encroachment into significant landform features which include slopes with gradients of greater than 40%. The project should be redesigned to avoid impacting these topographic features. 2. The project (lots 9, 26, 29, 30, 31, 32) proposes encroachment into General Plan Open Space. Any adjustment of Open Space boundaries shall require that a General Plan Amendment be processed and approved. Consistent with Policy C.20 of the Open Space and Conservation Element, any adjustment of the boundaries of any Open Space area shall require that the following findings be made: a. The proposed open space area is equal to or greater than the area depicted on the General Plan; b. The proposed open space is of environmental quality equal to or greater than that depicted on the General Plan: and c. The proposed adjustment to open space is contiguous to or in close proximity to open space as shown on the General Plan. 3. Carlsbad Trails System Segment No. 26 is proposed to extend across the project site from east to west generally following the designated open space along the Agua Hedionda Creek drainage system. Although the detailed alignment for the trail has not been established, the trail should be aligned along the drainage corridor to take advantage of the scenic and educational amenities of the Creek. Consistent with the City's Open Space and Conservation Resource Management Plan, this trail should be designed as a 10 foot wide unpaved hiking trail. In view of the above-noted Trail Plan objectives staff cannot support your proposal to locate the trail along Faraday Avenue. 2075 Las Palmas Dr.• Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (G19) 438-0894 ' ... PRE 97-03 -CARLSBAD.KS NORTH BUSINESS PARK FEBRUARY 5, 1997 PAGE2 • 4. The project site plan does not include any buffer area between the proposed non- residential pads on lots 1, 18, 19 and 21 and the existing single family residential development which is located immediately to the east within the City of Vista. It is strongly recommended that meetings be set up with the residents within this neighborhood to discuss the project proposal and to incorporate adequate land use buffers into the site plan. 5. Your proposal to create manufactured slopes of greater than 30 feet in height (the existing City standard) may be acceptable subject to the following criteria: a. the slopes are located in areas where they will be predominantly screened from public view by proposed structures; b. any portion of the slope greater than 30 feet in height and which is not screened from public view shall be required to be contour graded; c. all manufactured slopes which are greater than 20 feet in height and 200 feet in length and which are located adjacent to a public or private street or public open space area shall be contour graded. 6. It is quite likely that an Environmental Impact Report shall be required for this project in view of the significant environmental resources on the subject property and potential for public controversy associated with developing along one of the best preserved riparian systems in the City and immediately adjacent to a residential subdivision in the City of Vista. 7. Staff does not support your request to delete sidewalks along one side of proposed cul- de-sac streets, the loop street or Faraday Avenue. 8. A Conditional Use. Permit shall be required for the proposed rock processing facility. 9. Agua Hedionda Creek is a unique environmental feature and aesthetic resource. In order to preserve the character and integrity of this major riparian resource, it is strongly recommended that proposed lots 28, 29, 30, 31, and 32 be deleted from the site plan. 10. Project encroachment into coastal sage scrub habitat and other sensitive biological habitat is evident. However, in that the constraints map does not clearly identify the boundaries of the sensitive habitats, it is not possible to provide specific comments regarding these impacts. For the purpose of project redesign, it is strongly recommended that this project avoid encroachment into riparian, wetland (marsh) and woodland habitat and minimize encroachment into coastal sage scrub. 11. Your concept of "contour grading" (i.e., a standard 2:1 slope that catches up to an existing variable slope) is not acceptable. Contour grading is a grading concept designed to result in earth forms (slopes) which resemble natural terrain characteristics. Horizontal and vertical curve variations should be used for slope banks. . . PRE 97-03 -CARLSBAD.KS NORTH BUSINESS PARK FEBRUARY 5, 1997. PAGE3 Engineering: • 1. The Engineer and applicant should follow the requirements of the Zone 16 Local Facilities Management Plan the City's Master Plan of Sewage and the Drainage Master Plan. Also last year another preliminary review was made and it contains a lot of information similar to this proposal. I have attached a copy to pass on to the Engineer. 2. The Master Sewer Plan and the Local Facilities Management Plan for this region indicates a gravity flow sewer system. The facility is known as the South Agua Hedionda Interceptor and serves Vista, the Raceway basin, and I believe, a portion of the previous project that this applicant was involved in (CT 74-21). Bill Plummer has additional input on this issue. 3. HEC I and II analysis will be required for the proposed project as it affects the Agua Hedionda Creek and its tributaries. We have had 2 downstream projects submitted recently both from Manitou Engineering. FEMA will also have restrictions on development within the floodplain. 4. Lots 28,29, 30 and 31 appear to encroach into the floodplain and also propose grading or fill into a sensitive habitat. Reconsideration to these lots would be a good idea. The realignment of Faraday Ave. adjacent to lot 25 could also improve the filling or encroachment of this sensitive area. 5. A NPDES settling pond before outlet into the Agua Hedionda Creek is needed for this development. Also consideration of a desiltation basin, or a couple of basins should be included. Again a detailed study will be required. 6. A detailed traffic study will also be required. Offsite improvements to the El Fuerte / Palomar Airport Road intersection should be investigated. The westerly extension of Faraday Ave. could offer the access and fire safety this park may need . There has been a lot of concern for the extension of Melrose Drive to tie into Palomar Airport Road. The traffic study and the Environmental Impact Report will have to address this issue. 7. The proposed lot configuration and road alignment should include sight distance studies. The required sight corridors from intersections and high use driveways should be plotted and a realignment may be necessary. Driveway visibility from the inside of a curved roadway has always been a problem. 8. Existing City standards require driveway spacing and intersection spacing to be at least 300'. This issue in combination with the sight distance issue mentioned above will require a minor redesign. 9. Check the vertical alignment problems through intersections. Consider the large volume driveways as intersections. This alignment issue also affects the issues mentioned above. 10. The proposed 56' wide roads are narrow for a Business Park use. If you consider the ADT proposed and the truck problems accessing these sites, a larger road makes more sense. 11. We have had problems with sidewalks on a single side of the road. Many of our older projects are deficient in this respect , I wouldn't want to promote that mistake to a new PRE 97-03 -CARLSBAD .KS NORTH BUSINESS PARK FEBRUARY 5, 1997 PAGE4 • project. Sidewalks will be required on both sides of all public streets. Faraday and El Fuerte, being Secondary Arterials will also have sidewalks on both sides. 12. The proposed grading is considered excessive. The amount necessary for El Fuerte and for Faraday alone should be separated. The 70 -100' slopes may not be approved as proposed. Additional soils reports and design changes are needed to support the design of large slopes. The designer should pay attention to City Standard GS 14 as it relates to slope setbacks, bench systems and slope rounding. 13. A few of the lots that are critical could be stepped to lessen the impact of terrain and road grades. Considering the terrain, Lot 9 does not fit and trying to squeeze it in, creates more slope than pad. This is one area that grading sensitive, greater than 40% slopes could not be supported. Similarly, the location of the loop road serving lots 21 & 22 runs right up the center of another sensitive area. Relocation should be considered. 14. The preliminary proposal asked staff to consider City Participation in the cost of constructing a wetlands habitat crossing on Faraday. I looked in the approved financing plan for zone 16 and could not find any City -Developer funding programs like this. A possible place to investigate financial relief could be in a Drainage Fee program, a PFF improvement, or possibly a Bridge and Thoroughfare District. More information should be submitted to fully understand this request. 15. Finally, the plan submitted has a City boundary error on the top between Vista and I believe Carlsbad. Please contact Chris DeCerbo at (619) 438-1161, extension 4445 if you have any questions. Sincerely, -; ? ./Jz</2~ GAR E. WAYNE / . GEW:CD:kr c: Michael J. Holzmiller Bobbie Hoder File Copy Data Entry