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HomeMy WebLinkAboutCT 99-04; Villages of La Costa Oaks & Ridge; Tentative Map (CT) (5)VALLECITOS WATER DISTRICT A PUBLIC AGENCY 201 Vallecitos de Oro ° San Marcos, California ° 92069-1453 Telep May 15, 2001 Mr. Don Neu City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 RE: WATER AND SEWER AVAILABILITY VILLAGES OF LA COSTA CT 99-04/HDP 99-02/SUP 01-003 Upon review of the above referenced property, the following information is provided: Portions of the project is within the boundaries of the Vallecitos Water District and Sewer Improvement District's 1, 2, & 6. Water and sewer will only be provided under the rules and regulations of the District under normal operating conditions and after all required fees have been paid and all conditions of the District have been satisfied. It appears that a majority of the Ridge Village Development plan is within the boundaries of the District. Those portions within the.Ridge Village, Development plan that are outside the District will require annexation pripr.to service-being available. This approval will include the detachment of the property from the adjacent agency and approval by the Local Agency ,Fomation Commission,(LAF.Cp),. .Portions of the project requiring gravity sewer will require detachment from the District and annexation into the Leucadia County Water District for sewer service. The use of lift stations are strongly discouraged if other means of providing service are available. , . -. .. ,; •• • •. • . , The District maintains existing water distribution facilities in Rancho Santa Fe Road, Alga Road, Melrose, and El Fuerte surrounding this project. As a condition of approval, Master plan facilities for the area may be required. This could include but is not limited to upgrades to the local water distribution system, and the construction of an additional reservoir (Meadowlark Reservoir No. 3) as indicated in the 1997 Master Plan of approximately 4.8 million gallons. The appropriate Fire Department should be contacted to verify fire flow requirements and any fire protection facilities needed. Once fire flow requirements are obtained, a hydraulic analysis will be required to determine the availability of domestic service and fire protection to the area, and the sizing of on-site and off-site facilities. The developer of the project shall be responsible for all costs associated with the installation of new water facilities and the relocation or upgrading of existing water facilities impacted by the project. The District also maintains sewer facilities adjacent to the Ridge Village Development area. At the time improvement plans are submitted for review, any upgrades or Master Plan sewer facilities needed to serve the project-will be determined.-;-. ..-,,.• '•.:..:•.....-<;>•-;; i;:.,.•.:•-'• '••;;.:••.:•• Recent discussions indicated that'-'a portion of the project can not grayity;sewer ,tp the" District nor the Leucadia County-Water District and a sewer pump.station for approximately 50 to 100 homes may be required. This will need to be reviewed to determine if there are any other alternatives. The use of lift stations are strongly discouraged if other means of providing service are available. • FAX numbers by Department: Administration (760) 744-2738; Engineering (760) 744-3507; Finance (760) 744-5989; Meadowlark Water Reclamation Facility (760) 744-2435; Operations/Maintenance (760) 744-5246 e-mail vwd@cts.com http://www.vwd.org Mr. Don Neu Water and Sewer Availability Villages of La Costa May 15,2001 Page 2 The majority of the Oaks Village Development plan and the Greens Village Development plan appear to be outside the boundaries of the Vallecitos Water District. For any portions of the project that are within the boundaries of the Vallecitos Water District, detachment of the property from the District may be required. As previously indicated annexation/detachment proceedings will require approval from each agency involved in addition to LAFCO. The District maintains easements and rights-of-way within the Oaks and Greens Village Development plans. Within these easements, a major outfall sewer line and failsafe/reclamation outfall line transport sewage to the Encina Wastewater Authority. These facilities must be protected in place and no grading or construction over these facilities will be allowed without the written consent of the Vallecitos Water District. Portions of these facilities may require replacement or realignment during the development of the property. Portions of the proposed development surround the existing Meadowlark Wastewater Reclamation Facility, and the Mahr Reservoir. It is important to note that these facilities process raw sewage, generate and store reclaimed water for the District and the City of Carlsbad. The Meadowlark Wastewater Reclamation Facility currently treats approximately 2.25 million gallons of raw sewage per day and may be upgraded in the future to treat 5 million gallons of raw sewage per day. The Mahr Reservoir is an open reservoir storing approximately 54 million gallons of reclaimed water. Proper disclosures to new property owners regarding the proximity of these facilities to any new homes will be required. This will include disclosures on the map and in the escrow instructions. An inundation study was prepared for the Mahr Reservoir Dam in July of 1992, by Camp Dresser & McKee, Inc. This study outlines the drainage/spillway flow for the reservoir. Proposed grading and portions of the development appear to be within this drainage area requiring mitigation. The preparation of a new study and review by the Vallecitos Water District will be required. Any costs incurred shall be borne by the owner of the project. The City of Carlsbad is currently coordinating the upgrades and realignment of Rancho Santa Fe Road. The plans include water and sewer stub-outs for the proposed development of this project. As these are developer contributed facilities, they will not be funded by the District. It is recommended that the developer contact the City of Carlsbad and coordinate any reimbursements for these facilities. Any water facilities not with the public right-of-way will require a minimum 20-foot easement granted to the District. In addition, the District may require easements through the property for future extensions. The owner of the project is responsible for obtaining any easements and expenses incurred. This letter is issued for planning purposes only, and is not a representation, expressed or implied, that the district will provide service at a future date. The Vallecitos Water District relies one hundred percent on imported water supplies, and although the District may have available capacity at this time, due to the uncertainty of water supplies, water may not be available at the time this project is built. Commitments to provide service are made by the District's Board of Directors and are subject to compliance with District fees, charges, rules, and regulations. If there are any additional questions please give me a call. Sincerely, VALLECITOS WATER DISTRICT Cheryl Bramdstrom Engineering Supervisor cc: Dennis Lamb, Director of Engineering and Operations F pp p finny r bUPiu s,-cj Vn^ ^^ %J £ • City of Carlsbad Planning Department May 13, 1999 Fred Arbuckle Morrow Development P.O. Box 9000-685 Carlsbad, CA 92018-9000 SUBJECT:CT 99-04/HDP 99-02 - VILLAGES OF LA COSTA THE OAKS & RIDGE The above referenced applications were deemed incomplete in a letter dated March 8, 1999. The incomplete application determination was based on the status of the Villages of La Costa Master Plan as not approved. In that letter it was stated that a detailed listing of additional incomplete items and issues of concern with the applications and materials that were submitted would be provided. The purpose of this letter is to provide this detailed information for the applications. Attached are two lists. The first list is information which must be submitted to complete your application. This list of items must be submitted directly to your staff planner by appointment. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. The second list is issues of concern to staff. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, February 3, 1999, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact your staff planner, Don Neu, at (760) 438-1161, extension 4446, if you have any questions or wish to set up a meeting to discuss the application. Sincer Planning Director MJH:DN:mh Gary Wayne Adrienne Landers Clyde Wickham Bobbie Hoder File Copy Data Entry Planning Aide Jack Henthorn Jack Henthorn & Associates 5375 Avenida Encinas, Suite D Carlsbad, CA 92008 David A. Hammar Hunsaker & Associates 10179 Huennekens Street, #200 San Diego, CA 92121 2075 La Palmas Dr. • Carlsbad, CA 92009-1576 • (76O) 438-1161 • FAX (760) 438-O894 c LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. CT 99-04/HDP 99-02 - VILLAGES OF LA COSTA THE OAKS & RIDGE Planning: * Final action on the Villages of La Costa Master Plan (MP 98-01), the amendment to the La Costa Master Plan (MP 149{Q)}, a General Plan Amendment (GPA 98-01), Local Facilities Management Plan for Zone 11, and Certification of an Environmental Impact Report (EIR 98-07) for the project are required prior to the proposed master tentative map and related applications being deemed complete. This is necessary so as to establish the standards by which the Master Tentative Map and related applications are to be reviewed. Provide the address of the property owner on sheet 1 of the master tentative tract map. 3. Include on the master tentative tract map a table indicating the lot number, lot area, and proposed use for each lot. Refer to the master tentative map for The Greens. 4. Revise the notes on sheet 1 in regard to the proposed use of the lots, and the correct water agencies, sewer agencies, and school districts providing service to the project. Include the application numbers in the upper right hand corner of the first sheet of all plan sets. Include on the title sheet the Average Daily Traffic generated by the project, broken down by separate uses. Correct the existing and proposed zoning and General Plan designations for the project as noted on sheet 1. The site acreage listed is different than the site acreage listed in the draft master plan. Please resolve this inconsistency. 9. Provide the name of existing adjacent streets shown on the project plans. ( 10.) Provide typical street sections for all adjacent streets such as El Fuerte, Alga, and La — Costa Avenue. "/11. On the key map provide the distance between all intersections. Also include the lot number for all proposed lots. </ 12. Show access points to adjacent lands particularly the fire station site, existing water tanks, the existing reservoir, and impacts on access to the sewer treatment plant. 13. Show all existing and proposed street lights and utilities (sewer, water, major gas and fuel lines, major electric and telephone facilities) within and adjacent to the project. -20: Show the location of all fire hydrants within 300 feet of the site. Clearly show the location and width of San Marcos Creek within and adjacent to the proposed subdivision. \^B. Clearly show and label the 100 year flood line for the before and after development condition for the FEMA floodplain. A Floodplain Special Use Permit is required pursuant to Sections 21.110.060 and 21.110.130 of the Municipal Code. All information required by the ordinance and the Floodplain Special Use Permit application must be submitted along with an application and the required fee. Provide a landscape plan addressing the items listed on the application checklist. Slopes which will not be regraded should be planted with permanent landscape materials selected from the planting palette contained in the draft master plan. Temporary slopes must have erosion control landscaping. On the constraints map please include major ridge lines, distant views, internal views, intermittent drainage courses (label San Marcos Creek where it occurs), major rock outcroppings, floodplains, archaeological sites, permanent bodies of water, and the acreage of land subject to major power transmission easements. -A Corporate Resolution is still required to process a public facilities fee agreement for the project. Please provide this document to allow the necessary agreement to be processed and recorded. Provide proof of availability of sewer from the Vallecitos Water District and the Leucadia County Water District. A circulation impact analysis is required for the project. The analysis must also evaluate the potential impacts of the project on the regional transportation system, including the costs of mitigating the associated impacts, as required by the SANDAG Congestion Management Program (CMP). Please refer to the application checklist for the minimum information required for the study. A Noise Study consistent with the City of Carlsbad Noise Guidelines Manual must be submitted and accepted. Two copies of a preliminary soils/geologic report are required. The reports submitted have a date of January 1990 and December 1991 and are based on a different plan. The report states it should not be relied upon after 3 years. Assurance of slope analysis and slope profile accuracy. Both the slope analysis and slope profiles shall be stamped and signed by a registered civil engineer indicating the datum, source and scale of topographic data used in the slope analysis and slope profiles, and attesting to the fact that the slope analysis and slope profiles have been accurately calculated and identified. The plan must include contour grading as required by Zoning Ordinance Section 21.95.120(F) and as illustrated in the Hillside Development and Design Guidelines. Area or extent of grading. To define the area or extent of grading, the area in acres of both cut excavation and fill areas shall be calculated. This calculation shall be noted on the particular cut or fill area on the project plans. Development of natural slopes of over forty percent gradient, a grading volume in the potentially acceptable range, and slope heights greater than forty feet in height are proposed which is not in compliance with the limitations of the Hillside Development Ordinance. In order for the application to be complete and for staff to consider this further please provide the written findings and plans required by Sections 21.95.130 and 21.95.140 of the Carlsbad Municipal Code. Engineering: Engineering Department staff has completed a review of the above-referenced project. As we have discussed in our bi-weekly meetings with the applicant this project cannot be considered "complete" because of concurrent processing of the master plan. The project does however have major and minor issues that must be resolved. To continue this process and to expedite resolution of issues we have moved forward with review and will continue to process the tentative map while the over-all and master plan & EIR issues are being resolved. During our review we have struggled to visualize the proposed master plan and constantly flip for exhibits or plans to show what is proposed. A large map - one for each area ( The Ridge/The Oaks and The Greens) would be helpful. ISSUES OF CONCERN Planning: Trails depicted in the master plan must be incorporated into the master tentative map and constructed with the master tentative map improvements and grading. Section 21.95.120(F) of the Hillside Development Regulations requires that all manufactured slopes which are greater than twenty feet in height and two hundred feet in length and which are located adjacent to or are substantially visible from a circulation element road, collector street or useable public open space area shall be contour graded. Please revise the plan to comply with this requirement. The master tentative map does not indicate that multiple final maps or phasing is proposed. If multiple final maps are desired please include the necessary notes and indicate the boundaries for each map phase on a separate composite map sheet. Please provide a separate composite exhibit showing the adjustments to boundaries of the preserve areas of the Habitat Conservation Plan (HCP) and indicate the section of the HCP which provides the authority for the adjustments. Also provide any correspondence and exhibits from the wildlife agencies authorizing the adjustments should such documents exist. Indicate the right-of-way to be vacated on the applicable map sheets and note that pavement will be removed. Show how access will be provided to proposed Lot 37 the community facilities lot identified in the draft master plan. On the key map for the Hillside Development Permit/Constraints Map please plot the location of the cross sections for the slope profiles as well as the lot numbers. Also on the Hillside Development Permit/Constraints Map provide a table listing the gross area per lot, the area within each of the individual constrained land categories (provide the area by each constraint) and the net acreage. The proposed General Plan Land Use Designation must be provided for each lot. The allowable density for each must be consistent with the draft master plan. Keeping proposed lots consistent with the neighborhood boundaries identified in the draft master plan will facilitate easy comparison for density calculations and total dwelling units for each neighborhood. The master tentative map proposes numerous separate contiguous open space lots. In many cases it appears that these lots could be consolidated. In addition, the lot boundaries do not follow the limits of grading in these areas. Please refer to the comments on the redlined checkprint and revise the plan to address these issues. The master tentative map also proposes separate lots beyond the neighborhoods proposed in the draft master plan. Please revise the lot design to coincide with the aster plan neighborhoods being proposed. Enclosed is a redlined checkprint of the Master Tentative Map, Hillside Development Permit Exhibits, and Constraints Map containing additional plancheck comments. Please revise the plans to address all the comments noted on the checkprints. Please return the redlined checkprints with 3 complete sets of revised plans to assist city staff in the review of the project. Engineering: Fire Station: 1. The Fire Station (NAP) on Rancho Santa Fe Road is a part and must be included with the design of this subdivision. Additional discussion should occur on this issue and a meeting is advised with Brian Watson of the City's Fire Department. The LFMP and the previous subdivision may have additional information on this issue. Access, Intersection spacing, habitat mitigation, and utilities are all a concern Traffic & Circulation: 1. An alignment plan is recommended to layout and show overall circulation, access and specific issues associated with this master subdivision. The plan would work well to show lane configuration, alignment, points of access, future signals and a majority of traffic related issues. Collectors, neighborhood links, and arterials should be shown. 2. Melrose Drive is considered a Major Arterial. As stated in the City's Circulation Element of the General Plan, this roadway may be built to secondary or modified standards without modification to the element, but sufficient right of way should be preserved to construct a full width major arterial. Intersection spacing and design parameters are critical in this regard. If appears that the plan submitted has graded full (major arterial) width and has maintained City design standards of this arterial, we support this effort. 3. The base street and collector plan should be provided and access points should be identified to set-up future development. The village lots as future subdivisions create the need for second and larger roadway links up front. Refer to the City's design standards, cul de sac policy and subdivision ordinance for guidelines. 4. The cross sections on sheet 2 are incomplete. Add those cross sections for La Costa Ave., Corintia, Cazadero, and other links or collector streets. 5. Access from Rancho Santa Fe Road will be waived and should be shown as such on the tentative map. 6. The disposition of La Costa Ave. and for Rancho Santa Fe Road should be shown. Lot 3 on sheet 3 has a stub of what appears to be Rancho Santa Fe bypass road that should be either quitclaimed or vacated depending on type of easement. 7. Traffic signals will be required. Locations of proposed signals should be shown. Phasing of construction for these signals should also be noted. "Signals will be designed concurrent with neighborhood development. Installation will occur when warrants are met and as directed by the City Engineer." A master plan connection on this issue with the proposed subdivision would be appropriate. Grading & Drainage: 1. The grading amount per "cut" acre shown on sheet 1 is misleading and considered excessive. The portions of grading required for Rancho Santa Fe Road and for La Costa Ave. as well as other arterials should be separated to give the most advantage to allow for the exemption of arterial grading. The adjusted amount will probably be within an acceptable range. Drop the term "cut" acre. 2. The proposed grading or mass grading of rough pads should be clarified on sheet 1 under quantities. An explanation or note that graded swales have a min. of 2% flowline grade and that setbacks from slopes will be increased to provide for safe drainage. 3. The access points to each neighborhood should be graded (and possibly improved) up front. Access from adjacent streets should also be graded up front to be consistent with development approvals. Future points as 2nd or 3rd points of access that exceed the city's requirement could be shown. 4. The 100 year flood condition, detention basins, flooding, and master storm drainage system should be reviewed. A SUP application is required for development proposed in the San Marcos Creek area. The before & after changes with development and the realignment of Rancho Santa Fe Road needs to be addressed. 5. The drainage outlets that are inaccessible should be designed to use D-41 outlet dissipaters instead of rip rap fields. Public systems as well as private drainage systems should be identified. Down stream erosion is also a concern. Each outlet should identify ultimate and temporary flows. Offsite erosion control, energy dissipation and additional improvements should be provided. 6. The Soils report submitted from Ninyo & Moore is 8 years old and is an update of a 1988 report. Conditions have changed, the proposed subdivision has changed, The area covered by the report is approximately 500 acres, the tentative map, CT 98-04 is 1 200 acres. The supplemental report by Geocon Inc. is directed for Rancho Santa Fe Road and is acceptable from a preliminary review standpoint for Rancho Santa Fe Road. As for the project a new report is required. Subdivision Design: 1. The proposed lots are complicated and could be simplified for future development. The subdivision design must comply with City Standards regarding boundary, top of slope and setbacks. This issue is subjective and additional discussion should follow this review. Comments noted on sheet 3 are typical of concerns thru-out this subdivision./ 2. Relinquishment of access will be required and should be shown on the map and addressed up front. 3. Easement widths are generally 20' wide. Access to drainage facilities, for temporary slope, and necessary construction easements should be shown. Letters of support from affected property owners should be submitted. 4. Future easements or points of access should be shown. Shared intersections or points of access should be shown (La Costa Ave. & MAG Properties). All of these issues could be worked out on a traffic & circulation plan.