From the InBox:
Lest we be written off as a bunch of NIMBYs, I would like to state that we are not opposed to building in our area, just inappropriate building. Just as other areas of Encinitas, we have a strong affection for the character and lifestyle that our neighborhood affords us. While Cardiff is known for its beach feel, Leucadia, its funkiness and the downtown area is known for its great shops and restaurants, Olivenhain is known for its country feel and horse lovers. Those of us who have chosen to make this area our home want to preserve the very character that drew us to the area.
The developer of the proposed high-density project purchased the Dana Rullo Stables, located at the end of Desert Rose, at the very height of the real estate boom. Their decision may have been questionable since other builders, more familiar with the property and the cost of development in the area had passed on the opportunity to buy and build. It just didn’t pencil out. When the development was pitched to the surrounding area, it was presented as an 8-home community, with homes and lots similar in size and character as the existing homes. With the collapse of the real estate market, it became clear to the developers that they would not be able to sell the 8 homes for the price that they had projected. So instead, they are using the bonus density law that was intended to assist low-income folks to afford homes to make the project viable. In practical terms, what this means is that one of the 16 homes would be “affordable” housing and the others could be sold at market value. So, this enables them to build twice as many homes and sell them for half the price they would have sold the 8 homes for, netting the same profit. On the surface, that doesn’t sound too unreasonable until you look at the actual implications of the high-density project.
In order to cram 16 homes into the available space, they will have only 5’ setbacks from the property line. The pictures below depict the typical home spacing in Olivenhain versus a high-density project. While some folks would embrace the lack of a yard to maintain and the close proximity to their neighbor, those folks are not found in Olivenhain. Instead of conforming to the current half-acre zoning, some proposed lots are closer to one-fifth of an acre.
Fortunately, the bonus density law does not permit a community to build an inherently unsafe community. There are numerous concerns related to the safety of not only the future residents but also the people who live in the area. It is widely known that the emergency services do not meet their goals for response time in Olivenhain. A fire truck, without EMT services, is not parked in the neighborhood about 10 hours each day to respond to fires. Since it is not EMT staffed, it affords no additional support for medical emergencies. Even if it were, it only offers coverage half the day. You had better plan your medical emergency well!
LB NOTE: This must be wrongish, if not way off base. Isn't every firefighter paid as a firefigher/paramedic in Encinitas (although that doesn't mean that FD management ensures that all firefighters are competent paramedics)?
The fire department has required the developer to install an eight-foot, non-flammable wall along two sides of the community. Since it backs up to an ecologically sensitive wetland, there can be no openings in it that would permit human traffic. This has the potential to trap people in their yards in the event of a fire coming from the West or South.
LB NOTE: Much more of a public safety issue is all the density that is being put up NEXT to a freight train rail road, back here in Leucadia. See this and this.
See if you can get the Mark Muir on record saying that all the extra people on the corridor is not going increase the chances that the emergency medical response in bad train derailment situation will be overwhelmed. If they are overwhelmed it increases the likelihood of a triage situation, where black tags are being issued to people who might survive but resources are so inadequate for the disaster that people with a better chance of survival are selected to live. Those given a black tag are given pain medications until they die.
The last time the city was asked, they either did not know or wouldn't reveal what is being hauled on Leucadia's tracks. I was told, when the train derails the FD will check the markings on the tanker cars, get the manifest from the train engineer, and/or wait for the Rail Road company to send the manifest.
Back to Olivenhain,
A Mitigated Negative Declaration was performed, in lieu of a full Environmental Impact Report (EIR) for the property. The irony of this is that the developers are represented by an attorney who would have an EIR required for a single-day event in San Diego and a sea wall that has been in existence for over two years. A full EIR is absolutely warranted due to serious concerns about downstream erosion, removal of all existing Eucalyptus and Torrey Pine trees, unstable soils in the area and increased traffic on neighboring streets, including Rancho Santa Fe.
The parcel of land is bordered by wetland on the east side.
The developer touts that this development will actually improve the wetland area by installing the eight-foot wall and restoring the some of the native vegetation. The fact is that during its almost six years of ownership of the property, they have done nothing to improve the wetland area, in fact, they were cited this year for multiple violations. The picture below shows where the wetland had been dozed with a tractor.
If approved as presented to the City Planning Commission, the developer would provide only an average environmental buffer zone of 25 feet. This is entirely inconsistent with the other developers who have had to provide a much wider buffer zone. Three properties immediately to the south of the proposed development had to provide a buffer of 100 feet.
It may be argued that this issue concerns only the neighbors in the immediate area. The fact is that it will have a detrimental effect on all of the residents of Carlsbad, San Marcos and San Elijo who traverse Rancho Santa Fe each day. Anyone who does, knows what the estimated additional 180 vehicle trips per day will do to their travel time.
A group of concerned neighbors have banned together, as Save Desert Rose, to make certain that any building in Olivenhain be done in a thoughtful, well-planned and character-preserving manner. At the very minimum, a full Environmental Impact Report should be required of the developer to make certain that any development is safe, doesn’t create environmental issues and is consistent with the area.
The developer is scheduled to present the project to the City Planning Commission this Thursday, November 1st, at 6:00pm. It will be held at the Encinitas City Hall, located at 505 S. Vulcan Street, in Encinitas. It is imperative that all concerned citizens show up to raise their voices against reckless building.
What does your candidate for state assembly think about the density bonus law? What position does the City's high paid Sacramento lobbyists take on the density bonus law? What position does your City Council candidate take on using our high paid lobbyists to address the density bonus law?
For more information or to contribute to support the efforts of your neighbors, please go to: www.savedesertrose.com.
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