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--"^""
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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."