HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (13)AUGUST 31, 1993
TO: ANNE HYSONG
FROM: Associate Engineer, Davis
VIA: .^ASSISTANT CITY ENGINEER
COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT
CT 93-09, SDP 93-07, ZC 93-04, HDP 93-09, OCEAN BLUFF
The Engineering Department has completed its review of the subject project for application
completeness. The application and plans submitted for this project are incomplete and unsuitable
for further review due to the following missing or incomplete items:
1. A preliminary hydrology study is needed.
In addition, the Engineering Department made a preliminary review of the overall (external)
aspects of the project for engineering issues. We did not make an in depth review for internal
issues, because the external issues are major and need resolution first. Major engineering issues
which need to be resolved or adequately addressed before any further review can be done are
as follows:
1. The emergency access roadway is not acceptable as shown. Grades and paving
have to allow two way use by regular and emergency vehicles in the event that
primary access is closed. A 15 foot wide section of D.G.paving with no design
grade will not serve two-way traffic for regular and emergency vehicles.
We require a paved section, 20 feet wide with acceptable drainage control. We
believe that an absolute maximum of 20 percent grade is needed and that the
length of 20 percent grade should be held to short sections, of about 200 feet in
length. All grades over 12 percent need special paving for wheel traction.
Engineering believes that constructing an acceptable secondary access along the
proposed route is virtually impossible due the amount of grading in an area of
habitat and mostly within an SDG&E easement.
2. The proposed primary access of Blackrail Court will not meet the cul-de-sac
standard for a single entry since the length is over one half mile. This project has
an obligation for a portion of Poinsettia Lane. Therefore engineering believes the
primary entry should be Poinsettia Lane.
Having a partially improved two lane Blackrail Court could be very useful for the
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existing land uses but without Poinsettia Lane connecting to another road east or
west, development in the area of this project appears to be premature.
3. Along the easterly project frontage the required improvements for Blackrail Court
will be half street plus 12 feet of paving. Since the 12 feet of paving is shown on
adjacent parcel APN 215-080-01, we need to have evidence that the owner has
reviewed your proposal in detail and accepts:
A. The roadway as proposed.
B. The drainage outlet as proposed.
C. The grading proposed.
If permission and ultimately grant deeds cannot be obtained the project must be
redesigned.
4. Providing an opportunity for a connection for CT 84-32, Cobblestone Sea
Village, has not been made. We need to see how Ct 84-32 can make the
connection and meet City standards.
5. As regards the one incomplete item, the preliminary hydrology report should also
address the Mello II Coastal requirement to reduce 10 year peak drainage flows
to the pre project levels.
6. The proposal appears to be premature in terms of public facilities proceeding or
being concurrent with development, especially as regards circulation and sewer.
1. There appears to be a way to make this project work as regards to circulation:
(l)Complete Poinsettia Lane along project's southern boundary (2) make a
secondary access through Lot 84 (3) continue Poinsettia Lane east or west to
connect to another street connected to the public street system, i.e. either Alga
Road or Ambrosia Lane, if Ambrosia Lane has been guaranteed.
8. A letter from the owner(s) permitting the offsite and grading to be on their
property is needed. Prior to final map grant deeds will be required. If the grant
deeds cannot be obtained, the project must be redesigned.
Attached is a redlined check print set of the project. Please forward this plan set to the applicant
for a more complete understanding of these issues and changes as needed. The applicant should
return this plan set with any resubmittals of this project in order to assist and facilitate our
review.
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If you or the applicant have questions regarding any of the comments above, please contact me
at (619) 438-1161, extension 4500.
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