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HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (19)MARCH 9, 1994 TO: ANNE HYSONG FROM: Jim Davis VIA PRINCIPAL CIVIL ENGINEER OF LUR CT 93-09, OCEAN BLUFF, CONTINUED ISSUES The issues covered in this review include old unresolved issues and new issues arising from the proposed secondary access utilizing the existing agri-road along water line easements. This review results from the February 1, 1994 meeting with the applicant and from the submission on February 22, 1994 of sketches showing the proposed secondary access. This review confirms the decisions made at the staff meeting about the secondary access held on February 28, 1994. The above submittal of sketches also included a copy of the previously submitted hydrology study and a letter concerning use of an open space area for a drainage basin. It is important to note that no revised tentative map has been submitted. All review and statement of issues is based on the previous tentative map; the copy I have was received August 8, 1993. ISSUES 1. The proposed secondary access would be acceptable to engineering provided that: 4k It was built with a minimum 28 foot wide section in a minimum 30 foot wide publicly dedicated easement. 4k The structural section shall be to public street standards as well as all other design criteria for horizontal curves, sight distance, etc. 90 degree knuckles may be acceptable where horizontal curves would not be feasible. 4k A proper exhibit is needed. The applicant must provide an 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 Poinsettia Lane and Alga Road, giving horizontal radii, approximate grades, profile of sections that have grades greater than 8 percent, location of knuckles and include cross-section(s). 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. H:\UBRARY\ENO\WPDATA\DAVIS\OCBLREPL.308 However, the Engineering Department recommends that continued effort be made to persuade the developer to 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. 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 foot 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 proposed temporary basin on the remainder parcel (open space area) still has an outstanding issue of providing access for maintenance. If the Planning Department ultimately accepts the open space area for drainage facility use, the above basin will satisfy this project need for a temporary basin for the westerly drainage. 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 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: I. Show a temporary basin onsite. II. Show the ability to obtain an offsite easement for a (temporary) basin probably from De Jong. III. 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. H:\IJBRARY\ENO\WPDATA\DAVIS\OCBLREPL.308