HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (40)City of Carlsbad
Planning Department
May 15, 1995
Mr. Jack Henthorn
Jack Henthom & Associates
5431 Avenida Encinas, Suite G
Carlsbad, CA 92008
SUBJECT: CT 93-09/HDP 93-09/SDP 93-07/ZC 93-04 - OCEANBLUFF SUBDIVISION
Dear Jack:
Thank you for your April 25, 1995 resubmittal of plans for the subject project The Engineering, and
Planning Department s, and the CMWD Engineer have completed their review of your latest project
proposal and determined that the following project issues remain unresolved. Please submit the following
items and/or address the following issues prior to scheduling this project for public hearing:
Planning;
1. I have determined that it will be necessary to process a LCPA for this project due to the zone
change from LC to R-l. Therefore, please submit an application for a LCPA
(application/requirements list attached).
2. The following identifies staffs position with regard to the affordable housing proposal:
The affordable housing proposal must be consistent with the Inclusionary Housing Ordinance
(Section 21.85.070 for new specific plans) and the Zone 20 Specific Plan. In order to take
forward the option to satisfy this projects inclusionary housing off-site, a minor Specific Plan
Amendment designating the off-site combined inclusionary housing project location must be
processed. Please submit an application for a minor specific plan amendment
(application/requirements list attached). Also, please submit an Affordable Housing Agreement
with all the required information as outlined on Page 9 of the "Developer's Guide, to the City of
Carlsbad's Inclusionary Housing Program". The proposed off-site combined project must already
be approved, and the units proposed off-site must satisfy the Specific Plan requirement that a
greater affordable contribution will result from the off-site option.
The Planning Department takes exception to Finding No. 3 in your April 17,1995 letter regarding
the opportunity to create a greater number of affordable units off-site than on-site. The 15%
inclusionary requirement is 17 units if 96 market rate units are proposed on-site since the 96
market rate units are only 85% of the total number of units requested.
3. The Environmental Impact Assessment performed by the Planning Department is being forwarded
to the California Coastal Commission, USFWS, and DFG for their evaluation of identified
biological impacts and adequacy of the proposed mitigation measures.
2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161
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CT 93-09/HDP 93-09/SDP 93-07/ZC 93-04
OCEAN BLUFF
MAY 15, 1995
PAGE 2
Engineering;
1. At a combined staff meeting, the CMWD District Engineer has indicated to us that the sewer
access road northerly along the SDG&E easement will not be acceptable. The grades were
mentioned as the main objection.
Engineering believes that constructing an acceptable sewer access road with acceptable grades is
virtually impossible due to the amount of grading in an area of sensitive habitat
There is a more acceptable and probably less expensive alternative. The area proposed to sewer
to the north can be designed to sewer to the south into the line in Poinsettia Lane. Some ways
to do this follow:
a. The sewer could be routed along the northerly project boundary and connect to the sewer
in Street "D").
b. Revising overall site grading may allow the whole area to drain south. If approved by
the CMWD District Engineer, a short length of deep sewer may be allowed in Street "P.
2. The Engineering staff does not support the temporary detention basin on the open space lot This
is an inappropriate use of an open space area when a better and less expensive solution is
available. This other solution is the temporary use of an adjacent lot within the subdivision until
the Master Drainage Plan Basin has been constructed.
The Coastal Commission may have a problem with temporarily encumbering an open space area
that could conceivably return to natural conditions.
3. The driveway entrance on SDP 93-07 appears to be over the maximum allowed, 12 percent for
multiple dwelling units. There must be sufficient vertical curves to prevent vehicles from
"bottoming out".
Please show a profile of the driveway.
4. Show the Homeowners Association as being responsible for maintaining the landscaping in the
area between the sound wall and the Poinsettia Lane right-of-way.
5. The construction of Street "A", off-site, impacts a greenhouse on APN 215-070-14. The proposed
drainage structure also impacts the greenhouse. The City may not be interested in condemnation
of a greenhouse operation as well as right-of-way for Street "A". Please pursue alternatives for
this street and drainage structure.
6. The above drainage structure will require an easement Please submit letter of permission from
owner.
7. The adjacent property owners must show their consent to the streets, grading, and drainage shown
on the tentative map. The City may not be interested in condemnation for all these facilities and
may require that the project be amended if the easements cannot be obtained by the developer.
CT 93-09/HDP 93-09/SDH 93-07/ZC 93-04
OCEAN BLUFF
MAY 15, 1995
PAGE 3
8. The proposed profile of off-site Blackrail Road/Count shows a section of street grade with less
than the City minimum of one percent Please comply with City Standards by meeting this one
percent minimum.
9. The purpose for the grading of a connection to an existing access road on APN 215-080-01 needs
to be labeled on the map. If this connections is for continued agricultural use, then so state on
the map.
10. Referring to sheet 4 of the tentative map, Blackrail Road/Court should be shown as proposed, not
as existing. Poinsettia Lane from Blackrail to Alga Road should be shown as proposed, not as
future.
11. Referring to sheet 7 of the tentative map, a transition for traffic continuing east on Poinsettia Lane
at Alga Road needs to be shown. A dedicated left turn lane for traffic going north on Alga Road
may not be used for the east bound through lane.
12. Referring to sheet 7 again, the drain under Poinsettia Lane must be designed to be compatible with
the ultimate full width roadway. Please label the tentative map accordingly.
If you have any questions, please call me at (619) 438-1161, extension 4477, or Jim Davis at extension
4500.
Sincerely,
ANNE HYSONG (/
Assistant Planner
Attachment
c: Michael J. Holzmiller
Gary Wayne
Chris DeCerbo
Bob Wojcik
Jim Davis
CT9309A.LTR