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HomeMy WebLinkAboutCT 98-21; Seaview; Tentative Map (CT) (32)jQk Henthorn & AssociaO 5375 Avenida Encinas, Suite D Carlsbad, California 92008 (760) 438-4090 Fax (760) 438-0981 September 9, 1999 RECEIVED Barbara Kennedy City of Carlsbad SEP 1 3 1399 2075 Las Palmas Drive /MTV r*e r*AC»i eje» * Carlsbad CA 92009 CITY °H CAKLSBACarlsbad, CA 92009 PLANNING DEPT. Subject: CT 98-21/SDP 98-24/HDP 98-23 - Seaview Dear Ms. Kennedy: The following is in response to the petition and letters submitted to the City by concerned neighbors in reference to the Seaview 9-iot subdivision. This letter also responds to the evaluation and recommendations made by Urban Logic Consultants after their analysis of the general design. On August 25, MSK Development conducted a neighborhood meeting to allow neighbors to voice their concerns and any alternatives they might have. The outcome of the meeting was positive in response to the project redesign to lower the pad elevations of lots along the eastern boundary. The redesign also balances the amount of cut and fill of dirt, which inturn reduces the amount of heavy construction traffic to and from the site. The reduced pad elevations and view sensitive design of the architecture preserve a greater portion of the ocean viewshed for the existing residents to the east. The following points respond to a summary of the issues from neighbors and the evaluation conducted by Urban Logic Consultants. • A major concern of the project is the effect of aesthetics within the surrounding neighborhood. As mentioned above, the project has been redesigned to reduce the eastern pad elevations of the project by 6-feet in order to preserve as much viewshed as possible for the existing residents. The architecture was also designed to incorporate reduced roof pitches and minimal first and second story separation to keep the overall building height to the absolute minimum. • The issue of drainage and the potential to increase the amount of erosion to the residences to the west. The project was designed to be consistent with the capacity of the existing drainage easement to the west. The majority of the drainage from the proposed project will flow to Seaview Way and out to Chestnut, as described in the Preliminary Hydrology Report. The remaining drainage of the project, west of Seaview Way, will drain to the existing drainage easement to the west and out to Donna Drive. The drainage will be diverted by the use of drainage swales located along the western and northwestern property lines to avoid any type of erosion that might occur due to heavy rains. Subdrains located at low points on the proposed pads for these lots will divert the drainage directly to the drainage swale, by which reducing the amount of flow over -1- the manufactured slopes. Also the proposed manufactured slopes along the western and northwestern boundary of the project will be vegetated in accordance with the City of Carlsbad landscaping standards to absorb as much runoff as possible. • The use of existing easements to provide sewer and drainage to the site. The alternative of using the existing 10-foot private drainage easement to Donna Drive has been discussed with the engineers from City of Carlsbad. The conclusion was that the existing easement would not be sufficient in width to service the Seaview project due to the limited side yard area (13-feet) on the property. In order to meet City standards for a drainage and sewer easement that would be required, the width would need to be widened to 30-feet. This would expand the easement into the adjacent property, whose side yard is only 8-feet, and would not be feasible due to the building separation of the existing residences is only 21-feet. Therefore, the best alternative is being proposed by providing sewer service and diverting drainage from the project out through Seaview Way and only using the existing easement for drainage from the portion of the project west of Seaview Way. • Balancing cut and fill for grading. The project has been redesigned to balance the amount of cut and fill by lowering the eastern elevations as much as 6-feet and by splitting the pads on Lots 1,2,3 and 4 by 4-feet of the proposed project. The project is proposing 18,933 cubic yards of cut and fill, which translates into 5,466 cubic yards per acre. Therefore no import of export of dirt will be required during the construction of the proposed project. • Privacy for existing residents along Donna Drive. As currently designed, privacy along the western edge of the proposed development has been addressed in the project. The houses located on lots 1,2, and 3 are plotted at the minimum 20 foot front yard setback giving the greatest building separation possible between the existing residences on Donna Drive (at minimum 125-feet). Taking into consideration the elevation difference of the manufactured slope and the building separation, any views into the adjacent properties from the proposed product will be very minimal. • Land Use Consistency The project site is located in an area designated by the general plan as Residential Low-Medium (RLM) with a zoning classification of R-A-10,000. The zone, R-A- 10,000 sets the minimum lot size at 10,000 sq. ft. and fully implements the underlying general plan designation. Under the current Growth Management Ordinance for the City of Carlsbad, the project has the potential to yield 12 dwelling units. The currently proposed project will only be developing 9 dwelling units, 25 percent under the allowed per City regulations. MSK Development has made considerable efforts to accommodate the concerns of the surrounding neighbors. The project has been redesigned to balance the amount of cut and fill and to minimize the impact of the project on the surrounding neighbors' ocean views. We feel -2- c that the current redesigned project is superior to the originally proposed project due to the compromise in design from the developer's, City's and neighbors' expressed issues and concerns. If you are in need of any further assistance, please feel free to contact me at your earliest convenience. -3-