HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (18)/"• "V
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JUNE 6, 1994
TO: ANNE HYSONG
FROM: Jim Davis
VIA PRINCIPAL CIVIL ENGINEER OF LAND USE ..• ':": •_.
CT 93-09, OCEANBLUFF
We have completed our review of the May 12, 1994 submittal. We have outstanding issues and
some new issues with this submittal of the project, as follows:
THE MAIN ISSUE IS THE SECONDARY ACCESS:
1. The applicant has not met our requirements for a secondary access as specified in your
March 15, 1994 letter to Jack Henthorne. It appears that the applicant has not understood
our requirements or for some other reason needs to have more specific details of what
is needed, since the submittals so far have been sketchy and imprecise. Following are the
requirements as in the letter but in more detail:
-. The details of design should be similar to the one for Blackrail Court; however
a scale of at least 50 to one is preferred.
- The secondary access must be a part of the tentative map.
— The secondary access must meet City Standards for a local street as to line, grade
and structural section.
_ The secondary access must be a 30 foot wide publicly dedicated easement.
NOTE
Easement documents will be required to be recorded prior to final map
approval. However, the City is not interested in condemnation for the
easements.
_ A minimum 28 feet of paving width is required.
. Show approximate bearings and distances along the alignment and relationship to
all parcel lines. The applicant may choose the alignment.
-. Show all horizontal and vertical curves.
_ Show all grades in percent.
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_ Show profiles of all sections with of grades 8 percent or more.
_ Show approximate elevations at all grade changes, at the beginning and ending
of all vertical and horizontal curves and all high and low points.
_ Show how drainage will be handled.
_ Show all slopes required to grade the roadbed.
_ State grading quantities.
— Show any utility relocations required.
_ Show all topographical features effected by the grading, such as fences, structures
and major vegetation.
_ An assessment of all the biological impacts of the grading and construction should
be prepared.
Alternatively to the above, the applicant could meet the secondary access requirements
by constructing two travel lanes of a full major arterial graded Poinsettia Lane to another
street connected to the public street system, such as Ambrosia Lane (east) or to Alga
Road (west). Since Aviara Phase III also has a requirement to construct Poinsettia Lane
from Ambrosia Lane to Blackrail Court, the easterly option appears to offer the
possibility of some help on costs.
Another alternative could be to extend Street "A" to an intersection with Poinsettia Lane
and construct, as above, a two lane fully graded Poinsettia Lane to Alga Road.
Constructing the section between Street "A" and Blackrail Court would not be required
other than project frontage improvements.
Until Poinsettia Lane is constructed from Street "A" to Blackrail Court, Engineering
believes the "interim" opening of Street "D" to Blackrail Court will be needed. We do
support showing this opening as a 30 foot "interim" easement.
Any construction of Poinsettia Lane offsite will enable the project to be eligible for credit
toward the forthcoming Poinsettia Lane fees.
THE REMAINING ISSUES:
2. Note No. 15 on the tentative map states that multiple final maps are intended. In that
case a phased grading plan should be submitted.
An alternative may be phasing the construction after grading the entire site with one final
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map. In that case, Note No. 15 should be removed. Phased construction requires that
facilities needed for the phase be constructed. See also issue 3, below.
3. The phase lines as shown the map are acceptable to Engineering; however facilities to
serve Lot 93 in Phase in will be required as a part of Phase I since Lot 93 is also the
affordable housing site unless the affordable housing issue is otherwise resolved.
We suggest you review the intention of filing multiple final maps bearing in mind the
order of need, the improvements required, the grading and the fact that secondary access
is needed before any units in any phase can be occupied.
4. The 20 percent grade on the detention basin access road exceeds the 14 percent
maximum.
5. There is a sump drainage condition near the knuckle on Street "H". Show an overflow
drainage swale between Lots 33 and 34.
6. Show an offer to dedicate portions of Lots 21 and 22 for general access and utilities
easement minimum 56 feet wide to serve APN 212-040-30, CT 84-32, Cobblestone.
7. The northerly end of Blackrail Court needs to curve across Lots 32 and 33 to the west
and be able to line up parallel to the SDG&E easement.
8. We need written confirmation from CMWD that a sewer lift station will be allowed in
Phase III.
• One other outstanding engineering issue, the drainage to the easterly property, De Jong,
can be handled by a condition to comply with the Master Drainage Plan.
When the applicant has submitted a tentative map with an acceptable secondary access and
resolves the issues we will be able to write conditions of approval for the project.
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