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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 Sioca "IW. no^ "-fubrt- ?W»l<> \x(V se^^P ^jecT- 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. > 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