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HomeMy WebLinkAboutCT 03-09A; Ocean Bluff; Tentative Map (CT) (30)w -^ CITY OF CARLSBAD ENGINEERING DEPARTMENT LAND DEVELOPMENT SECTION TO: ASSOCIATE PLANNER - ANNE HYSONG DATE: March 16,1998 FROM: Associate Engineer - Michael J. Shirey PROJECT ID: CT 93-09(A) VIA: Principal Civil Engineer - Land Development ^"^/""^L--"^"" ./ OCEAN BLUFF - TENTATIVE MAP AMENDMENT PROJECT REPORT AND CONDITIONS TRANSMITTAL Engineering Department staff have completed the review of the above-referenced project and are recommending: X That the project be approved subject to the conditions as listed on the attached sheet. That the project be denied for the following reasons: X The following is a final Land Development Section project report for inclusion in the staff report for this project. LAND DEVELOPMENT SECTION Project Report PROJECT ID:CT 93-09(A) PROJECT NAME: Ocean Bluff Tentative Map Amendment PREPARED BY: Michael J. Shirey APPROVED BY: LOCATION:Adjacent to and north of proposed Poinsettia Lane; and, adjacent to and west of proposed Black Rail Road, in Local Facilities Management Plan (LFMP) Zone 20. PROJECT DESCRIPTION: Construction of a 96 unit/97lot major subdivision, with 96 single- family dwelling units and 1 open space lot. TRAFFIC & CIRCULATION: Projected Average Daily Traffic (ADT): 960 Traffic Study Performed by: N/A Comment: No major traffic issues are associated with this proposed project. SEWER: Sewer District: Carlsbad Municipal Water District Sewer EDU's Required: 96 Comment: No major sewer issues are associated with this proposed project. WATER: Water District: Carlsbad Municipal Water District EDU's Required: 96 GPD Required: 96 edu's * 220 gpd/edu = 21,120 GPD Comment: No major water issues are associated with this proposed project. GRADING: Quantities: Cut: 160,000 c.y. Fill: 160,000 c.y. Import: 0 c.y. Export: 0 c.y. Permit Required: YES Off-site Approval required/obtained: YES\See Comment Hillside Grading Requirements met: N/A Preliminary Geo-technical Investigation Performed by: GeoCon, Inc. Comment: No major grading issues are associated with this proposed project. Acquisition of off-site easements must take place for "A" Street (Brigantine Road) and Poinsettia Lane. DRAINAGE & EROSION CONTROL: Drainage Basin: C Preliminary Hydrology Study Performed by: Hunsaker & Associates Erosion Potential: LOW Comment: No major drainage issues are associated with this proposed project. LAND TITLE: Conflicts with existing easement: YES Easement dedication required: YES Site boundary coincides with Land Title: YES Comment: No major land title issues are associated with this proposed project. All conflicting easements will be quit claimed and the facilities will either be abandoned or relocated, with new easements dedicated. IMPROVEMENTS: Off-site Improvements Required: YES Standard's Variance Required: NO Comment: Off-site improvements are required to gain access to the site. Poinsettia Lane Reaches 1 (Poinsettia Lane from Aviara Parkway to "A" Street) and 2 ("A" Street to Black Rail Road) shall be graded to full major arterial width standards, with two lanes in each direction and an unimproved raised median. Poinsettia lane, within the project boundary shall be improved to full Major Arterial standards. Off-site Black Rail Road shall be graded to a full Local Street width, with 28' of A/C pavement installed. On-site Black Rail Road shall be graded and constructed to full Local Street standards (with a minimum A/C pavement width of one-half street plus 12'). ENGINEERING CONDITIONS: NOTE 1: Unless specifically stated in the condition, all of the following engineering conditions, upon the approval of this proposed tentative map amendment, must be met prior to approval of a final map. NOTE 2: The Engineering Conditions of Approval which are included in approved Planning Commission Resolution 3869, are still applicable and still must be satisfied, except as revised in accordance with the Special Engineering Conditions. General: 38. Prior to issuance of any building permit, the developer shall comply with the requirements of the City's anti-graffiti program for wall treatments if and when such a program is formerly established by the City. 44. All concrete terrace drains shall be maintained by the homeowner's association (if'on commonly owned property) or the individual property owner (if on an individually owned lot). An appropriately worded statement clearly identifying the responsibility shall be placed in the CC&Rs (if maintained by the Association) and on the Final Map. 48. The developer shall provide for sight distance corridors at all street intersections in accordance with Engineering Standards and shall record the following statement on the Final Map (and in the CC&R's). "No structure, fence, wall, tree, shrub, sign, or other object over 30 inches above the street level or vegetation having a canopy of less than 8 feet high shall be placed or permitted to encroach within the area identified as a sight distance corridor in accordance with City Standards. The underlying property owner shall maintain this condition." Fees/Agreements: 50. The developer shall pay all current fees and deposits required. Dedications/Improvements: 77. Drainage outfall end treatments for any drainage outlets where a direct access road for maintenance purposes is not provided, shall be designed and incorporated into the grading/improvement plans for the project. These end treatments shall be designed so as to prevent vegetation growth from obstructing the pipe outfall. Designs could consist of a modified outlet headwall consisting of an extended concrete spillway section with longitudinal curbing and/or radially designed rip-rap, or other means deemed appropriate, as a method of preventing vegetation growth directly in front of the pipe outlet, to the satisfaction of the Community Services Director and the City Engineer. Final Map Notes: 78.A. Geo-technical Caution: 78.A.1.The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. 78.B. "No structure, fence, wall, tree, shrub, sign, or other object over 30 inches above the street level or vegetation having a canopy of less than 8 feet high shall be placed or permitted to encroach within the area identified as a sight distance corridor in accordance with City Standards. The underlying property owner shall maintain this condition." Code Reminder: The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 79. The developer shall exercise special care during the construction phase of this project to prevent off-site siltation. Planting and erosion control shall be provided in accordance with the Carlsbad Municipal Code and the City Engineer. General: 39. Engineering Condition of Approval No. 45 is hereby deleted and replaced with the following: "There shall be one final subdivision map recorded for this project." Grading: 58. Engineering Condition of Approval No. 61 is hereby deleted and replaced with the following: "Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for this project is required. The developer must submit and receive approval for grading plans in accordance with City Codes and Standards prior to issuance of any building permit for the project." 59. The "Note" included in Engineering Condition of Approval No. 61 is hereby deleted and replaced with the following: "Prior to the issuance of a grading permit, the developer shall submit proof that a Notice of Intention has been submitted to the State Water Resources Control Board." Dedications/Improvements: 64. Item's "a." and "d." of Engineering Condition of Approval No. 49 are hereby deleted. 65. Engineering Condition of Approval No. 50 is hereby deleted. 66. Engineering Condition of Approval No. 51 is hereby deleted and replaced with the following: "Prior to issuance of building permits, the developer shall underground all existing overhead utilities along and within the subdivision boundary." 67. Engineering Condition of Approval No. 55 is hereby deleted. 71. Engineering Condition of Approval No. 56 is hereby deleted and replaced with the following: "Plans, specifications, and supporting documents for all public improvements shall be prepared to the satisfaction of the City Engineer. In accordance with City Standards, the developer shall install, or agree to install and secure with appropriate security as provided by law, improvements shown on the tentative map, in accordance with the following: A. Poinsettia Lane, from Aviara Parkway to Black rail Road, as follows: • Full Major Arterial (102' right of way) grading; • two 18'travel lanes; • unimproved 18' raised median; • 5' minimum width asphalt/concrete (A/C) sidewalk (one side); • any required transitions to existing grading and improvements at the Poinsettia Lane/Aviara Parkway intersection; • any required transitions at the Poinsettia Lane/"A" Street intersection; • any required transitions to the grading and improvements at the Poinsettia Lane/Black Rail Road intersection; • all subsurface utility improvements. B. Poinsettia Lane "on-site", as follows: • Full Major Arterial (102' right of way) grading; • full Major Arterial travel lanes; • fully improved 18' raised median; • 5.5' concrete sidewalk; • street light standards; • any required transitions to the grading and improvements at the Poinsettia Lane/Black Rail Road intersection; • all subsurface utility improvements. 6 C. Traffic signal installation at the "A" Street (Brigantine Road)/Poinsettia Lane and Black Rail Road/Poinsettia Lane intersections.* * The developer shall enter into a secured agreement with the City guaranteeing the subdivision's pro-rated share of the design and construction cost for the future installation of City standard traffic signals based upon the project's share of average daily traffic (ADT) which utilize the intersections and which will benefit from the traffic signals. D. Full local street improvements to "B, F and a portion of D & G" Streets, to a 60' right of way/40' curb to curb width, including street light standards, concrete sidewalks and all subsurface utility improvements. E. Full cul-de-sac street improvements to "C, E, H and a portion of D & G" Streets, to a 56' right of way/36' curb to curb width, including street light standards, concrete sidewalks and all subsurface utility improvements. F. Partial local "off-site" street improvements to "A" Street, as follows: • Minimum of 32' of A/C paving (one-half street, plus 12'); • minimum 5.5' concrete sidewalk; • minimum grading of 42' width; • street light standards; • all subsurface utility improvements. G. Partial local "on-site" street improvements to Black Rail Road, as follows: • Full Local Street (60' right of way) grading; • minimum of 32' of A/C paving (one-half street, plus 12'); • minimum 5.5' concrete sidewalk; • street light standards; • all subsurface utility improvements. H. Partial local "off-site" street improvements to Black Rail Road, from Poinsettia Lane to existing Aviara Parkway, as follows: • Full Local Street (60' right of way) grading; • Minimum of 28' of A/C paving; • all subsurface utility improvements. A list of the above improvements shall be placed on an additional map sheet on the final map per the provisions of Sections 66434.2 of the Subdivision Map Act. Improvements listed above shall be constructed within 18 months of approval of the secured improvement agreement or such other time as provided in said agreement." * The developer is eligible for fee credits and/or reimbursement of that portion of the Poinsettia Lane improvements constructed by the developer which are included in the project description for Bridge and Thoroughfare District No. 2 (Aviara Parkway - Poinsettia Lane) pursuant to the provisions of the fee study report for the district. Prior to final map approval the developer shall enter into a reimbursement agreement with the City in accordance with terms and conditions as may be approved by the City Council. 68. A typical plan view retaining wall detail shall be added to the "Typical Lot Drainage" detail on sheet 2 of 6 of the tentative map indicating that a 5' minimum width shall be held from the face of any structure to the face of any retaining wall, and, a 3ft. minimum width shall be held from the face of any structure to the flow line, regardless of the height of the proposed wall. This shall be shown on the conforming mylar tentative map. 69. The following shall be added as "General Design Note" #17, on sheet 1 of 7 of the conforming mylar tentative map: "Any retaining walls which are added shall be located a minimum of 5' away from any structure. This 5' distance shall be measured from the face of the retaining wall to the face of any structure. A minimum of 3' shall be held from the face of any structure to the flow line. These requirements shall apply regardless of the height of any proposed retaining wall and shall be approved by the City Engineer, prior to building permit issuance."