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HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (27)City of Carlsbad Planning Department September 7, 1993 Oceanbluff Partnership 4370 La Jolla ViUage Drive, Ste #990 San Diego, CA 92122 SUBJECT: OCEANBLUFF SUBDIVISION - CT 93-09/HDP 93-09/SDP 93-07/ZC 93-04 Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Tentative Tract Map/Hillside Development Permit/Site Development Plan/Zone Change, application no. CT 93-09/HDP 93-09/SDP 93-07/ZC 93-04, as to its completeness for processing. The application is incomplete, as submitted. Attached are two lists. The first list is information which must be submitted to complete your application. This list of items must be submitted directry to your staff planner by appointment. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. The second list is issues of concern to staff. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, August 6,1993, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact your staff planner, Anne Hysong, at (619) 438-1161 extension 4477, if you have any questions <ji>wjsh to set up a meeting to discuss the application. Sine c: Gary Wayne Team Leader Bobbie Hoder Bob Wojcik File Copy Data Entry Marjorie/Steve Jack Henthom Tony Lawson 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161 OCEANBLUFF SUBDIVISION CT 93-09/HDP 93-09/SDP 93-07/ZC 93-04 SEPTEMBER 7, 1993 PAGE 2 LIST OF ITEMS NEEDED TO COMPLETE APPLICATION: No. CT 93-09/HDP 93-09/SDP 93-07/ZC 93-04 PLANNING: 1. Submit a biology survey and analysis prepared by a qualified biologist of the area requiring disturbance to accommodate the proposed offsite sewer alignment. ENGINEERING: 1. A preliminary hydrology study is needed. ISSUES OF CONCERN PLANNING; 1. Access is a major issue. The proposed secondary emergency access is unacceptable due to proposed grade and potential impact to sensitive vegetation. Access to this project must be provided by Poinsettia to the west to Alga Road or Poinsettia to the east connecting with future Ambrosia Lane as specified in the Specific Plan. Submit an offsite improvement exhibit of Poinsettia Lane from the intersection of Blackrail Road to the intersection of Alga Road or the intersection of future Ambrosia Lane (whichever segment is the proposed primary access). Any alignment differing from the preferred alternative will require additional environmental review. Provide an exhibit illustrating that Blackrail Road is a satisfactory secondary access into the Cobblestone (CT 84-32) project. Show all retaining walls on map. Show required 20' front yard setback and height of all walls encroaching into this setback (maximum wall height should not exceed 42"). Elevation differences in Lots 52-60 appear to require walls which have not been shown on the map. The exhibits included in the Affordable Housing Supplemental Information do not agree with the 11 size exhibits submitted with the application. All exhibits must be consistent to avoid confusion. 5. Landscape comments will be forwarded under separate cover. 3 <The visual impact of units located along the northern and northeastern property lines are an important hillside issue which Development Guidelines must address. Table 3.13-1 of the Zone 20 EIR provides recommendations for visual design guidelines for future development with^the Specific Plan Area (attached). The Planning Department recommends the following: All units located along the northern^grogertyjand northeastern lines shall be one story units with a minimum 20' rear yard setback (Lots 21 - 36). OCEANBLUFF SUBDIVISION CT 93-09/HDP 93-09/SDP 93-07/ZC 93-04 SEPTEMBER 7, 1993 PAGE 3 Rooflines shall be varied and general roof direction shall be parallel with the hillside slope Exterior materials and colors, with particular emphasis on the roof colors/textures, shall be harmonious with the tone and texture of the natural hillside. Alternating chimneys which are concealed by variation in rooflines Vertical landscape screening in rear yards Uniform fencing (combination of stucco and wrought iron) The remainder parcel is part of the biological open space required as mitigation for the Zone 20 Specific Plan. This area along with the 60' buffer (2:1 manufactured slopes) shall be placed in a permanent open space easement. To avoid impacts to coastal sage scrub, locate the proposed temporary detention basin within the construction grading limits of Phase III. Maintenance of the detention basin and the manufactured slope buffer area shall be the responsibility of the Homeowner's Association. The required 50' open space landscape easement along Poinsettia shall also be maintained by the Homeowner's Association. The noise analysis submitted for this project indicates that noise walls exceeding 6' in height are required at the top of the bank along the southern portion of Lots 86 and 87. Maximum wall heights allowed are 6'; provide a combination of berm and wall to reduce the necessary wall height to 6' or less. Show location and height of all proposed noise walls on the tentative map. A uniform wall shall be provided along the southern project boundary from the intersection of proposed "A" Street to Lot 87. From Lot 86 to the eastern project boundary, this wall should follow the 50' setback line shown on the plan. The project is subject to the Mello II LCP requirement for the conversion of non-prime agricultural lands which allows the conversion pursuant to the selection of one of three options. Please indicate the proposed conversion option. A solid wall (minimum 6' in height) shall be constructed along the perimeter of any developable area which abuts property under cultivation. This 6' wall shall serve the purpose of separating the project from surrounding agricultural uses as specified by the Specific Plan. Also, all habitable structures shall be located so as to create a minimum 25' between the required rear or side yards (property lines) and adjacent open agricultural operations. Provide evidence that this 25' buffer can be provided. Applicants of discretionary projects located adjacent to agricultural properties shall notify, in a manner satisfactory to the City Attorney, all tenants of new development that these areas are subject to dust, pesticides, and odors associated with adjacent agricultural operations, and that tenants occupy these areas at their own risk. Show the portion of trail segment 30 adjacent to Poinsettia Lane on the Tentative Map. This 8' wide unpaved trail segment shall be constructed by the developer and 20' ROW dedicated to the City in accordance with the provisions of the Open Space and Conservation Resource Management Plan and the Specific Plan. In accordance with the Zone 20 EIR pesticide residue mitigation measures, submit a detailed soils testing and analysis report prepared by a registered soils engineer for review and approval by the City and the County Health Department. This report shall evaluate the potential for soil • „ r ISIONOCEANBLUFF SUBDIVI CT 93-09/HDP 93-09/SDP 93-07/ZC 93-04 SEPTEMBER 7, 1993 PAGE 4 _ contamination on-site due to historic use, etc., and identify a range of possible mitigation measures to remediate any potentially significant public health impacts if hazardous chemicals are detected at high concentrations in the soil. ENGINEERING: 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 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. .'" " :_ J OCEANBLUFF SUBDIVISION '" "*""" CT 93-09/HDP 93-09/SDP 93-07/ZC 93-04 SEPTEMBER 7, 1993 PAGE 5 7. There appears to be a way to make this project work as regards to circulation: (1) 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. 9. The proposed offsite sewer through the SDG&E easement will require the construction of an all weather access (paved-PCC) road.