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Home My WebLink AboutMP 133A; Occidental Oil Inc.; Master Plan (MP) (2)FILE COPY City & Regional Planning Consultants October 26, 1982 To: Chairman and Merobers of Carlsbad Planning Commission From: The Agatep Corporation Re: Jewett/Smith Tentative Maps and related documents This letter is written to apprise you of the applicant's position on the staff's recommendations on items 3b 3c 3d 3e scheduled for public hearings before the Planning Commission on October 27, 1982. Since the proposed developments are located near one another, and cartfy the same basic zoning designations, the Conditions of Approval are nearly identical. Therefore, they are discussed under issue headings with requests for deletion/modification addressing specific documents and conditions. Preservation of Existing Eucalyptus Trees Staff is recommending that a plan locating existing trees on the sites be prepared to determine which trees should be preserved. The type of eucalyptus tree in the area is not desirable for inclusion in this project. The applicant desires to develop a high quality, attractive, well landscaped project. The existing trees shed leaves and bark which contribute significantly to litter problems. In addition, the decomposition of leaves and bark make it impossible for ground cover or grasses to grow under the trees canopy. This creates a significant burden in terms of maintenance. The eucalyptus is also relatively shallow rooted and a brittle species. These qualities in trees of this size creates dangerous situations in high, on-shore wind conditions due to the potential breaking of branches or toppling of trees. The Specific Plan and Site Development Plan for each of the sites requires approval of a landscape and irrigation plan prior to building permit issuance. Therefore, we request that Condition #9 of Resolution 2033 and 2035 be modified to read: landscape and irrigation plans shall be approved by the City prior to building permit issuance. Waiver of Access Rights Poinsettia Lane & Avenidja Encinas Staff is recommending that the applicant be required to waive rights of access to Avenida Encinas and Poinsettia Lane. This action is premature in that access points should be determined as a function of specific development proposal review. Specific types of uses have £956 Roosevelt Street • Post Office Box 590 • Carlsbad • California 92008 • [6/9] '434- 1056 October 26, 1982 Page Two To: Chairman and Members of Carlsbad Planning Commission From: The Agatep Corporation Re: Jewett/Smith Tentative Maps and Related Documents not been designated for any part of either site. We feel that flexibility should be maintained to ensure that the City and Developer can work together to create the best circulation system possible. Therefore, we request modification of Conditions 32 and 35 of Planning Commission Resolution 2033 and Condition 23 of 2035. These conditions should provide for access to these streets only upon approval by the City Engineer. Avenida Encinas Alignment Study The Staff is recommending that the applicant undertake a study to ensure feasibility of the alignment of Avenida Encinas adjacent to the project. The alignment of Avenida Encinas north of Poinsettia as proposed has been shown on the City's Circulation Plans for well over ten years. The existing section between Palomar Airport Road and the sewer plant is constructed in the alignment shown on the City's current circulation plans. This is not an appropriate condition of this development. The actual alignment of the portion of Encinas should be a function of the design of development to the north of this site. Therefore, it is requested that Condition #37 of Planning Commission Resolution 2033 be deleted. Extension of Avenida Encinas Beyond Proposed Subdivision Staff is recommending that the applicant extend Avenida Encinas northerly and southerly of the proposed subdivision boundaries making connections with Palomar Airport Road and Carlsbad Blvd. respectively. Compliance with these conditions would require the applicant to construct approximately 1 mile of roadway outside of his normal requirement, plus a bridge across the railroad tracks on the southerly extension. This is clearly an unwarranted expenditure when the improvements would service area far removed from the applicant's primary points of ingress and egress. Occidental Land has already deposited funds with the City for a bridge over the railroad at Poinsettia. Lusk has bonded for roadway improvements in the same area. These two actions ensure a connection to Carlsbad Boulevard, thereby creating two points of access to north/ south traffic. Therefore, the applicant requests deletion of Condition #36 of Planning Commission Resolution 2033 and Condition #35 of Planning Commission Resolution 2035. October 26, 1982 Page Three To: Chairman and Members of Carlsbad Planning Commission From: The Agatep Corporation Re: Jewett/Smith Tentative Maps and Related Documents ' ' Realignment of Street "C" 600 Feet Southerly on CT 81-6 \ Staff is recommending that Street "C" be relocated 600 feet southerly of the applicant's proposed location. This street was proposed in its current location to minimize the number of intersecting points along Avenida'Encinas. This would minimize the number of points where turning movements would occur and provide con- venience access to residents leaving the existing mobile home park. If the street is moved as proposed by staff, it appears as though it would encourage left/U-turn movements by residents leaving the mobile home park. Since these types of movements are made slowly, across traf- fic, it appears as though they may be more dangerous than the proposed opposing intersection. It is requested that since the relocation does not improve the traffic condition materially, that Condition #33 of Planning Commission Resolu- tion 2035 be deleted. Specific Plan #186 and Site Development Plan #82-3 Setback Requirements Staff is recommending that a 30' landscaped setback be required along Avenida Encinas and a 15' landscaped setback be maintained on all inter- ior ^streets. These setbacks would be measured from the proposed property line. These requirements are in excess of any existing setback requirement in. the City. Although a 50' setback is required in the PM Zone, ingress and egress, parking and loading are permitted within the setback. Although the proposed Specific Plan and Site Development Plan allows for 75% lot coverage, when the setbacks are applied to lots bounded by Avenida Encinas or Poinsettia and an interior street, the net lot area is reduced to approximately 66%. Graphics will be available at the hearing which show that a varying set- back averaging 15 feet along Avenida Encinas and Poinsettia and 10 feet along all interior streets is adequate. Therefore, it is requested that Section VII, Al & 2 of SP-186 and Section V.A, 1&2 of SDP 82-3 be deleted and replaced with the following wording: October 26, 1982 To: Chairman and Members of Carlsbad Planning Commission From: The Agatep Corporation Re: Jewett/Smith Tentative Maps and Related Documents Page Four Resolution 2033 VII (A)(1) Resolution 2035 V (A)(1) - Avenida Encinas and Poinsettia Lane: All buildings shall maintain a variable setback averag- ing 15 feet. The setback shall not be less than 10 feet nor more than 20 feet at any point. Resolution 2033 VII (A)(2) Resolution 2035 V (A>(2) - Front Yard: The front yard setback for all buildings fronting on the interior street shall be variable, averaging 10 feet. The setback shall not be less than 5 feet nor more than 15 feet at any point. Your consideration of these requests is appreciated. Respectfully, Donald A. Agatep representing Cecil Smith and R.C. Jewett Co. DAA/JH:vlr:eg