HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (36)City of Carlsbad
Planning Department
March 15, 1994
Mr. Jack Henthorn & Associates
5431 Avenida Encinas, Suite G
Carlsbad, CA 92008
SUBJECT: CT 93-09 - OCEANBLUFF SECONDARY ACCESS AND DRAINAGE ISSUES
Dear Jack:
Staff has completed its review of the preliminary plans illustrating a proposed secondary
access utilizing the existing agri-road along water line easements and an environmental
exhibit for the remainder parcel in which a drainage basin is proposed (submitted on
February 22, 1994). Prior to the formal resubmittal of the Oceanbluff tentative map,
please incorporate the following comments and items into the submittal:
1. Staff continues to recommend that the developer construct Poinsettia Lane offsite
to it's terminus at Alga Road. This alternative has the advantage of allowing the
developer to get credit towards the Poinsettia Lane fees, estimated to be about
$500,000 for Oceanbluff. In lieu of this preferred alternative, staff would support
the proposed secondary access provided that:
a. It is constructed with a minimum of 28 foot wide section in a
minimum 30 foot wide publicly dedicated easement. The structural
section shall be to public street standards as well as all other design
criteria for horizontal curves, sight distance, etc. Ninety (90) degree
knuckles may be acceptable where horizontal curves would not be
feasible.
b. Completion of an additional biological impact analysis of the roadway
improvements as required in (a) above providing evidence that no
additional environmental impacts will occur as a result of this offsite
improvement. This analysis must address the potential impacts of a
future full width local street (60' of right-of-way). Potential impacts
of an improved road to wildlife connections to be established by
revegetation of the SDG&E easement and road culverts must be
analyzed.
c. Provide an acceptable offsite improvement exhibit for the tentative
map. The exhibit must have a reasonably accurate street alignment
showing relationship to all parcel lines affected, and in relation to
2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161
OCEANBLUFF - CT 93-09
MARCH 15, 1994
PAGE 2
Poinsettia Lane and Alga Road, giving horizontal radii, approximate
grades, profile of sections that have grades greater than eight percent,
location of knuckles, and cross section(s).
c. An Alga Road alternate needs to be shown on the exhibit. The
proposed road should turn northerly and intersect with Alga Road
opposite Camino de las Ondas being offered by Mariners Point, CT 91-
12.
2. Street "D" needs to make an intersection with Blackrail Court. This can easily be
done by removing the cul-de-sac and continuing the street through Lots 77 and 78.
Having all the project traffic use the tightly curved Street "G" is an issue because
Street "G: appears to be unable to meet sight distance requirements for a 25 mph
local street; however, with Street "D" open, we can accept a slower design speed
(20 mph and meet 125 stopping sight distance for Street "G".
3. The project will need to construct the drainage facilities needed per Zone 20 Specific
Plan or pay a share for future construction and have temporary solutions for this
project clearly identified.
a. The issue of access to the temporary detention basin on the remainder parcel
(open space area) has not been addressed by the applicant, however
disturbance to the 25% slope area containing disturbed mixed chaparral due
to the installation of a drainage pipe has been identified. The Specific Plan
EIR indicates that for phased residential development of the Zone 20 SPA,
the City will require that temporary desiltation basins be located at the
lowest elevation, and within the construction limits, of each approved
development area. Placement of temporary desiltation basins usually occurs
in the vicinity of the last designated building lots to be constructed within a
residential subdivision. As long as these basins are situated within
construction areas disturbed by grading, no additional impacts to native
vegetation or sensitive species within the Specific Plan designated open
spaces areas are expected to occur.
The Planning Department is unable to support locating the detention basin
within the remainder parcel due to necessary findings of consistency with the
Mello II LCP and Specific Plan EIR. Relocate the temporary basin to an area
within Phase III of the project.
b. Easterly drainage from the site is still an issue. The Specific Plan shows a
basin offsite and northeast of Oceanbluff that would provide the needs of this
project. The developer will be required to construct that basin or provide a
OCEANBLUFF - CT 93-09
MARCH 15, 1994
PAGE 3 _
temporary basin and contribute financially to the future construction of the
basin. The tentative map does not show a temporary basin onsite. It
appears that the developer has options for resolving this issue, such as:
(1) Show a temporary basin onsite.
(2) Show the ability to obtain an offsite easement for a (temporary) basin
probably from DeJong.
•(3) Have the tentative map conditioned to guarantee construction of the
permanent basin to the satisfaction of the City Engineer prior to
approving a final map.
If you have any questions regarding the above issues, please contact me or Jim Davis at
(619) 438-1161, extension 4477 or 4500.
Sincerely,
ANNE HYSO
Assistant Planner
c: Gary Wayne
Chris DeCerbo
Jim Davis
Bob Wineteer