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
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