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HomeMy WebLinkAboutCT 98-14; Thompson/Tabata; Tentative Map (CT) (73)CONSULT A/^ NTS October 12, 1998 Job No. 98-1036 Hand Delivered Mr. Jeff Gibson Project Planner City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, CA 92008 RE: TENTATIVE MAP CT 98-14, SUBMITTED 9/18/98 BY STANDARD PACIFIC CORP. AS POINSETTIA PROPERTIES Dear Jeff: As we discussed previously, my firm is representing John and Kathleen Dennis who own the property which is surrounded by the above-mentioned project. Our scope is to advise the Dennises in design and processing matters to best achieve their goals while the project proceeds with entitlements and development. The Dennises have stated to me that they wish to continue their business on this site and, in the far future, may wish to develop this site or sell it as a developable site when they retire. Given that they wish to continue in their flower factory business, their general goals now are: 1. To be assured that the development being proposed and ultimately constructed will not restrict or preclude the future development of their site in terms of access, grades, views, utility services, etc., 2. To not have their business be disturbed during the construction operations with respect to traffic, access, dust control, etc., and, 5900 Pasteur Ct. Suite 100 Carlsbad, California 92008-7317 760-931-7700 Fax: 760-931-8680 E-mail: oday@odayconsultants.com Civil Engineering Planning Processing Surveying Mr. Jeff Gibson Page 2 3. To be assured that they can continue operation of the growing business after the project is finished and sold to homeowners. Since their business is in essence a factory to grow flowers, they wish to minimize the impact of their operation on the neighbors and be assured that the new buyers will be aware of the Dennises' operation before they buy. In view of these goals, we have reviewed the tentative map and have developed at least a preliminary list of issues that we would like the city planners have addressed by the applicant: 1. To avoid future conflicts between the new homeowners and the flower factory operation as well as to minimize citizen complaints to the city staff, the applicant should be required to give notice to prospective buyers of possible continuing annoyances. The following lists some of these annoyances: a. Weekly spraying of pesticides which contain smelling agents. b. Daily business traffic, delivery trucks, or supply trucks will be traveling through the residential streets to access the business. Some of these vehicles will be refrigerated which create more noise. c- The operation requires large fans which will be running at night. d. Continuous operation of night lights. e. Circulating pump noise at night during the winter. f. Noisy cold storage condensers run continuously. g. Workers will be replacing plastic on roofs when needed (at regular junctures in the year, and when any tears or destruction from storms occur). This activity takes them up on the roof, and they will be able to see into houses as well as be seen. h. There is flapping plastic when the wind blows, or during storms that create rips. This becomes very noisy and the plastic cannot be repaired until all wind has abated. 2. We recommend that the main north-south street system (streets A andB) be redesigned to directly connect to the Dennises' property rather than the indirect route of "A" Street to "B" Street to "G" Street, and that it be redesigned to be unloaded because of the anticipated truck traffic. Mr. Jeff Gibson Page 3 3. We suggest that a noise study be done to analyze the noise effect on houses from the business operation and associated traffic. There may be a need for noise walls to meet Carlsbad noise policies. 4. It is difficult to review the proposed project as it abuts the Dennises' property. It would be helpful if this area was presented at a larger scale and cross sections provided. 5. The applicants should provide root barriers for all landscaping along the Dennises' perimeter to prevent invasion into the flower operation. Also, trees that will overhang onto the Dennises' property should be avoided if they would block light or drop leaves or fruits. 6. The Dennises now use the driveway along the south side and the associated offsite truck turn-around for deliveries and shipments. This will require special design considerations along the south boundary. 7. The applicant should provide a fence and gates along the perimeter of the Dennises' boundary for security and safety of the homeowners. 8. All drainage, detention, desiltation, and NPDES requirement should be designed to include the Dennises' property. 9. Please provide a condition to provide extraordinary measures to control dust during construction. Any visible dirt on these flowers results in a ruined, unsellable crop. 10. A construction phasing plan should be required as part of the application to ensure continued and reasonable access and continued dry and wet utility services to the business during construction. It is critical to the operation of the flower business that there is an uninterrupted utility service twenty-four (24) hours a day and seven (7) days a week. Finally, the Dennises and I met with Dee Landers in July prior to a project planner being assigned to this project. At that meeting, Dee suggested that after the project was submitted, we should advise you of the Dennises' goals and requests, also that the Dennises could be involved in the early design stages of the project. Mr. Jeff Gibson Page 4 Thank you for your consideration and attention to the Dennises' concern. Would you kindly include me and Mrs. Dennis in distribution of project correspondence, prospective conditions, application changes, hearings, and design meetings so that we may more closely cooperate with Standard Pacific and avoid delays. Thank you again. Very truly yours, O'DAY CONSULTANTS, INC. Patrick N. O'Day President PNO.mt cc: John & Kathleen Dennis Gregg Linhoff, Standard Pacific Dee Landers Mike Shirey Jack Henthorn MSOFFICE\WINWORD\981036\Gibson.LTR