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HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (20)SEPTEMBER 27, 1995 TO: ASSISTANT PLANNER, ANNE HYSONG FROM: ASSOCIATE ENGINEER, Davis VIA ASSISTANT CITY ENGINEER^ /? CT 93-09, HDP 93-09, SDP 93-07, ZC 93-04, OCEANBLUFF We have completed our review of the project and recommend approval under the attached conditions. Following is the Engineering Project Report for your use in preparing the staff report to the Planning Commission: ENGINEERING ISSUES AND DISCUSSION: TRAFFIC AND CIRCULATION ADT1016 With the construction of two proposed offsite streets, Poinsettia Lane and Blackrail Road, the project can meet the cul-de-sac standard and be adequately served. Poinsettia Lane is to be constructed westerly to intersect with Alga Road. Blackrail Road is to be constructed southerly to intersect with Alga Road at the Aviara Sales and Information Center. Access to adjoining properties is being provided for their future circulation needs and possible access alternatives to the project site. IMPROVEMENTS The parcel does not front on an existing public street. In order to meet cul-de-sac standard, two streets will be needed to serve the project. The project proposes to have access from Poinsettia Lane and Blackrail Road and make appropriate dedications for these streets. Both streets are proposed to be constructed with 32 wide pavement sections offsite to connect to the existing street system. Interior streets are all public and will be constructed to City Standards. SEWER AND WATER 104 EDU The project proposes to sewer through offsite lines to be constructed for this project and connect to the existing system that flows into the Batiquitos Lift Station. This proposal involves a diversion of about 80 to 90 EDUs into the Batiquitos Lift Station. Water will be provided by existing lines on the site. All design will need to meet CMWD requirements. GRADING CUT: 160,000 CUBIC YARDS; FILL: 160,000 CUBIC YARDS The developer is proposing to record as many as three final maps and to grade the entire site at one time. This proposal requires that grading plans be approved with the first final map. H:\LIBRARY\ENC\WPDATA\DAVIS\OCNBFCON.RPT The proposal is supported by engineering because it allows balanced grading on site which is desirable given the site's isolation and long distance from locations of possible borrow or stockpile sites. The grading needed for the offsite portion of Blackrail Road is expected to balance. The grading for the offsite portion of Poinsettia Lane is expected to have a need for approximately 36,600 cubic yards of import. The borrow site for the 36,600 cubic yards may require a separate grading permit. One possible borrow site is Alga Road north from Poinsettia Lane. DRAINAGE AND EROSION CONTROL Standard methods of erosion control will be adequate for this development. No diversion of drainage into any basin is proposed. The increase in drainage amounts is reasonable for development and the project is in conformance with the Master Plan of Drainage as conditioned. A temporary siltation basin is located on Lot 1 and will be modified for a longer term use until an offsite basin downstream is constructed. When the downstream basin is constructed or the long term basin is no longer needed, Lot 1 can then be developed. LAND TITLE There are no land title issues. H:\LIBRARY\ENC\WPDATA\DAVIS\OCNBFCON.RPT ENGINEERING CONDITIONS NOTE: Unless specifically stated in the condition, all of the following engineering conditions upon the approval of this proposed major subdivision must be met prior to approval of the first final map: * This project is approved for up to three (3) units for the purposes of recordation. * Lot A as shown on the tentative map shall be assigned a lot number on the final map. The number assigned to this lot shall be in consecutive order with the adjacent lots in the subdivision and other lot numbers shall be changed in order to have all adjacent lot numbers in consecutive order. 38. If the developer chooses to construct out of phase, the new phasing must be reviewed and approved by the City Engineer and Planning Director. 44. The developer shall defend, indemnify and hold harmless the City and its agents, officers, and employees from any claim, action or proceeding against the City or its agents, officers, or employees to attack, set aside, void or null an approval of the City, the Planning Commission or City Engineer which has been brought against the City within the time period provided for by Section 66499.37 of the Subdivision Map Act. 45. The developer shall pay the current local drainage area fee or shall construct drainage systems in conformance with Master Drainage Plan and City of Carlsbad Standards as required by the City Engineer. 47. The owner of the subject property shall execute an agreement holding the City harmless regarding drainage across the adjacent property. 63. The owner shall make an offer of dedication to the City for all public streets and easements required by these conditions, shown in part on the tentative map and listed as follows: A. The storm drain easement on Lot 33 shall be 20 feet wide as required by City Standards. B. All the internal streets as shown on the tentative map. C. The portions of Poinsettia Lane and Blackrail Road within the subdivision boundaries. D. A 60 foot wide extension of Street "D" across Lots 22 and 21. The offer shall be made by a certificate on the final map. All land so offered shall be granted to the City free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be rededicated. * The developer shall disclose to all prospective buyers of any unit of this subdivision that: A. The 30 wide interim access easement between Street "D" and Blackrail Road will be closed to vehicular traffic when Poinsettia Lane between Blackrail Road and Street H:\LIBRARY\ENG\WPDATA\DAVIS\OCNBFCOIM.RPT "A" is constructed. B. The 60 foot wide offer of dedication across Lots 22 and 21 is for future street purposes and may be opened as a street when the land area to the north is developed. The above disclosure may be in the form of a recorded agreement, non-mapping notes on the final map, deed restrictions or another method satisfactory to the City Engineer and Director of Planning 65. The developer shall underground all existing overhead utilities along the subdivision boundary. 66. Direct access rights for all lots abutting Poinsettia Lane and Blackrail Road shall be waived on the final map. 69. Prior to approval of any grading or building permits for this project, the owner shall give written consent to the annexation of the area shown within the boundaries of the site plan into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 on a form provided by the City. 71. The developer shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. The developer shall provide best management practices as referenced in the "California Storm Water Best Management Practices Handbook" to reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such improvements shall be approved by the City Engineer * The temporary basin shown on Lot 1 shall be designed to the satisfaction of the City Engineer. The basin shall remain in use until the City Engineer determines it is no longer needed or until Basin CF per the Master Drainage and Storm Water Quality Management Plan is constructed. The developer shall enter into a basin maintenance agreement and submit a maintenance bond satisfactory to the City Engineer prior to the approval of grading, building permit or final map whichever occurs first for this project. The basin shall be serviced by an all-weather access/maintenance road. 72. 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 and the following improvements: ONSITE PHASE ONE A. Streets "G","H", and that portion of "F" within the phase one boundary to standard full width improvements as shown on the tentative map. B. The onsite and contiguous portion of Blackrail Road shall have full half street improvements plus 12 feet of paving, drainage facilities and all utilities normally required to be beneath the paving. C. Street "F" from the phase one boundary to street "D", street "D" from street "F" to street "B", street "B" from street "D" to street "A" and street "A" within and contiguous to the subdivision boundary shall have full half street improvements plus 12 feet of paving, drainage facilities including the basin on lot one and all utilities H:\LIBRARY\ENC\WPDATA\DAVIS\OCNBFCON.RPT D. normally required beneath the paving. The required sewer and water lines from Blackrail Road within the alignment of street "D" to street "B". ONSITE PHASE TWO E. Full improvements to streets "D","E", and "F" including 28 feet of pavement within the 30 foot interim access to street "D" from Blackrail Road and bonding for its ultimate removal. F. That portion of Poinsettia Lane within the subdivision. ONSITE PHASE THREE G. Full improvements to streets "B" and "C". OFFSITE PHASE ONE H. Blackrail Road from Alga Road to the southerly project boundary shall have full half street improvements plus 12 feet of paving including curb and gutter, sidewalk, drainage facilities and street lights on one side within a minimum 42 foot wide publicly dedicated easement. Also included are all utilities normally required to be beneath the paving. This project is not required to underground the overhead utilities offsite. I. Street "A" shall be extended to connect the southwestern portion of the project site to Poinsettia Lane approximately 1200 feet west of the Blackrail Road intersection. This extension offsite from the project shall have a minimum 32 foot wide paved street within a 42 foot wide publicly dedicated easement, all utilities normally required to be beneath the paving and drainage facilities. J. Poinsettia Lane between Alga Road and the extension of Street "A" shall have a 32 foot wide paved section meeting major arterial standards. The roadway shall lie within a 60 foot wide publically dedicated easement. All roadway and easement alignments shall conform with the future Poinsettia Lane alignment. Drainage facilities, as needed, shall be included along with all utilities normally required to be beneath the paving. K. The intersection of Alga Road and Poinsettia Lane shall be restriped and /or modified. Needed transition sections shall be provided. 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 H:\LIBRARY\ENG\WPDATA\DAVIS\OCNBFCON.RPT time as provided in said agreement. A funding mechanism for the full improvements for Poinsettia Lane and Alga Road must be approved or fees paid, in conformance with the updated Zone 20 Local Facilities Management Plan funding program. Mass grading of the site is allowed with the first final map. CODE REMINDERS I. Approval of this tentative tract map shall expire twenty-four (24) months from the date of City Council approval unless a final map is recorded. An extension may be requested by the developer. Said extension shall be approved or denied at the discretion of the City Council. In approving an extension, the City Council may impose new conditions and may revise existing conditions pursuant to Section 20.12.110(a)(2) Carlsbad Municipal Code. II. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, the developer shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation. III. 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 a building permit for the project, a grading permit shall be obtained and grading work be completed in substantial conformance with the approve grading plans. NOTE: If the disturbed area is five acres or more, prior to the issuance of a grading permit or building permit, whichever occurs first, the developer shall submit proof that a Notice of Intention has been submitted to the State Water Resources Control Board. IV. No grading for private improvements shall occur outside the limits of the project unless a grading or slope easement is obtained from the owners of the affected properties. If the developer is unable to obtain the grading or slope easement either the tentative map shall be amended or the plans shall be modified so grading for private improvements will not occur outside the project site in a manner which substantially conforms to the approved tentative map as determined by the City Engineer and Planning Director. V. Some improvements shown on the tentative map and/or required by these conditions are located offsite on property which neither the City nor the owner has sufficient title or interest to permit the improvements to be made without acquisition of title or interest. The applicant shall conform to Section 20.16.095 of the Carlsbad Municipal Code. VI. Prior to issuance of a building permit for any buildable lot within the subdivision, the property owner shall pay a one-time special development tax in accordance with City H:\LIBRARY\ENC\WPDATA\DAVIS\OCNBFCON.RPT c Council Resolution No. 91-39. VII. The developer shall exercise special care during the construction phase of this project to prevent offsite siltation. Planting and erosion control shall be provided in accordance VIII. Additional drainage easements may be required. Drainage structures shall be provided or installed prior to or concurrent with any grading or building permit as may be required by the City Engineer. H:\LIBRARY\EIMC\WPDATA\DAVIS\OCNBFCON.RPT