HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (26)City of Carlsbad
Planning Department
August 7, 1992
Ocean Bluff Partnership
4370 La Jolla Village Drive
San Diego, CA 92122-1223
SUBJECT: OCEAN BLUFF PROJECT
APN: 215-070-66
Preliminary review of your project was conducted on August 7, 1992. listed below are the
issues raised by staff. Please note that the purpose of a preliminary review is to provide
you with direction and comments on the overall concept of your project. The preliminary
review does not represent an in-depth analysis of your project. Additional issues of
concern may be raised after your application is submitted and processed for a more specific
and detailed review.
Planning:
The proposed future phase located in the northwestern corner of the project is
trained due to 40% slopes which surround the site. This area is also identified
m tne Zone 20 Specific Plan as part of the Growth Management Performance
Standard (15%) open space, also called Specific Plan open space. Access^to this site
must be proposed so that environmental review performed along with project review
will determine the feasibility of access to the proposed site. 3f vaiwwW&v ^ar«d cKt
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A portion of the Specific Plan trail alignment running along the southern property
line parallel with Poinsettia Lane must be shown on the plan. This trail shall be
constructed and dedicated by the developer.
The Zone 20 Specific Plan, Circulation section calls for a collector street running
from west to east through the site. Additionally, this subdivision will be required
to provide another residential collector to the northern boundary providing
secondary access to the Cobblestone Subdivision. A more acceptable subdivision
design is to provide non-loaded collector streets which traverse the site providing
access to units which front on local streets. A proposal for uniform fencing and
landscaping (including maintenance) requirements along these collector streets
should be included with tentative map application.
Panhandle lot accesses are limited to less than 35' in width and a maximum of 150'
in length. The buildable portion of the lot (excluding the access drive) must be a
jnmimum of 8,000 square feet.
2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 - (619) 438-1161
OCEAN BLUFF - APN: 215-070-66
AUGUST 7, 1992
PAGE 2
5. The Zone 20 architectural, landscape, and project entry standards and guidelines
should be incorporated into this project.
6. Affordable housing projects shall comply with the City's Inclusionary Housing
Ordinance. Application for on-site inclusionary units proposed to be developed
within the same project site requiring such units shall be included within the project
plans and shall be required to be processed under a Site Development Plan
application in addition to the required tentative map and hillside development
permit.
7. The project shall be required to comply with the provisions of the Mello II Local
Coastal Plan segment requiring a biology study to identify and analyze vegetation
existing on the 25% and greater slopes. The proposed site is within the Coastal
Agricultural Overlay Zone and is subject to mitigation requirements set forth in the
Specific Plan for conversion fees as well as required buffering of site from
surrounding sites remaining in agriculture.
All mitigation requirements specified by the Zone 20 EIR must be incorporated into
the project.
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The maximum number of units allowed using the Growth Management Control
Point is 97; however, 120 units would be allowed using the maximum density of
4 units per acre. Ninety-four (94) units are proposed with 15 additional affordable
units proposed offsite or 15 affordable units provided onsite. Approval of a density
bonus may be required.
10. Twenty-five percent (25%) of the proposed units in the subdivision shall be
designed to accommodate a recreational vehicle parking space in a required side
yard. These lots must be designated on the map.
8.
9.
Engineering:
A. Access:
2.
Regarding your proposed access concept of a combination of constructing
Poinsettia Lane to half-street standards to the westerly project entrance and
then extending Blackrail Road northerly with a 24-foot wide paved section
for secondary access: This is a major issue! This proposal would require
obtaining access easements from about 17 private property owners...The City
is not anxious to condemn for local or collector roads. In addition, the
minimum width of pavement the City would be willing to consider for
Blackrail Road would be 30 ft.
Regarding your proposed access road (Blackrail) adjacent to your easterly
boundary; you need to provide a "T" intersection for access into your
c
OCEAN BLUFF - APN: 215-070-66
AUGUST 7, 1992
PAGE 3
property and also for access to the DeJong property as per the pending
Specific Plan for Zone 20, not the tight horizontal curve you are showing.
(See the check print.)
3. Regarding your proposed access road adjacent to the southwest corner of
your property; you need to show and provide access to your and the adjacent
properties to the west as shown in the pending Specific Plan for Zone 20.
It is not desirable to propose access for the adjacent property to the west
from a tight horizontal curve. (See the check print.)
4. Regarding your proposed "future phase" in the northwest comer of your
property; there will be environmental issues in the future when
development/access is proposed from the west. The Specific Plan for Zone
20 should show this access.
5. You will need to provide a public road to your northerly boundary to provide
secondary access to the Cobblestone Subdivision (Coastal Commission
Requirement).
This road segment link was missed and should also be added to the Specific
Plan for Zone 20.
6. You need to provide a minimum of 150 feet of spacing between "T"
intersections and "knuckles". (See the check print.)
B. Sewer:
1. Regarding your proposed sewer system; the proposed system reaches depths
up to 30 ft.-(-....the maximum depth allowed is 13 ft. In addition, the
southwest portion of your site cannot gravity flow into your proposed
system. How are you proposing on providing sewer service to this area?
Please refer to the check print, I have marked-up the sewer for this area from
the Specific Plan for Zone 20.
2. Regarding the "future phase" area of the northwest portion of your property;
you should see that the sewer for this area is shown in the pending Specific
Plan for Zone 20.
3. You need to show and provide "all weather" access to your proposed sewer
system. In addition, a portion of your proposed sewer system is shown to be
located in the slope along your northerly boundary. Sewers should not be
located within slopes, it makes it difficult to repair/replace if needed.
OCEAN BLUFF - APN: 215-070-66
AUGUST 7, 1992
PAGE 4
C. General Comments:
1. Regarding Cobblestone Sea Village - CT 84-32 (A), an approved tentative map
adjacent to your northerly boundary; you need to show the lots, the streets
and the grading for this project and how your proposed project ties-in with
it.
2. Regarding your grading conceptual plan, why are you showing two different
subdivision boundaries? This is confusing when you are trying to make
determinations such as on-site or off-site grading and whether or not you are
providing the required setbacks of proposed tops and toes of from your
subdivision boundary.
Please find enclosed, the check prints.
Please contact me at (619) 438-1161, extension 4477 if you have any questions.
Sincerely,
ANNE HYSONG
Assistant Planner
Enclosure
AH:vd
c: File Copy
David Hauser
Bob Wojcik