HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (56)PACIFIC RIM ENGINEERING, INC.
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CONFERENCE REPORT
PROJECT:
DATE:
PRESENT:
Ocean Bluff
March 12, 1993
LOCATION: City of Carlsbad, Las Palmas Drive
Anne Hysong, Associate Planner, City of Carlsbad
Jim Davis, Associate Engineer, City of Carlsbad
Robert Wineteer, Ocean Bluff Partnership
Jack Henthorn, Jack Henthorn and Associates
Tony Lawson, ADL Planning Associates
Glen Van Peski, Pacific Rim Engineering
ITEMS DISCUSSED
1.Introduction
2.Phased Development
Lawson opened the meeting by thanking City
staff for their time, both before the meeting and
for the meeting. He stated that the purpose of
the meeting was to show some new design
considerations which addressed some of the
basic constraints to development, such as
access.
Lawson said that through brainstorming on the
project, they had come up a phased approach
to development. The concept was to phase the
development so that some development could
occur, and help provide funds for addressing
the constraints that would have to be handled
prior to development of the later phases.
Lawson stated that the goal was to present the
ideas and get input from City staff that the
concepts had merit before proceeding further.
Phase I anticipated the development of 35 lots
with a single access through Blackrail Road.
The entire site would be graded for dirt balance
onsite, and sewer would be provided by the
SDG&E easement to the north. Phase II
development would contain an additional 56
1025 Service Place. Suite 103 • Vista, CA 92084 • (619) 941-7500 • FAX: (619) 941-9203
Ocean Bluff
March 12, 1993
Page 2
lots. The phase would be contingent on
additional access being provided either by
Poinsettia to the east, or through the
Cobblestone project to the north. Temporary
access from one of the onsite cul-de-sacs
would be provided to Poinsettia. A sewer
pump station would probably be required for
some of the lower lots. Phase III would add the
final 4 lots, and would be contingent upon
construction of Poinsettia to the west, or
obtaining access through the Roesch property
to College Blvd.
Henthorn gave some background information
on the status of existing improvements in the
area, and the status of the Zone 20 processing.
He indicated that the financing of Alga and
Poinsettia is about the only item remaining to
be worked out before the plan can be
approved. The best method of financing, an
assessment district, has political ramifications
that make it unfeasable. The approach at this
point is a fee-based proposal. Developers will
pay a $2,100 per unit fee at the time of building
permits. This fee will be used to construct the
outer two lanes. The inner two lanes would be
constructed by the fronting developer. The
response from the property owners has been
reasonably favorable.
Davis indicated that the phasing concept
looked generally feasible, as long as the
financing of the improvements is addressed.
With an emergency access down the SDG&E
easement and improvements to Blackrail, he
thought Phase I would be okay. Depending on
how the financing of additional improvements
was worked out, the first phase could end up
being the only one the developer can build for a
long while. Davis mentioned that the City
would most likely want the frontage
improvements for Poinsettia within the project
constructed with Phase I. Van Peski said that
he didn't think that would be a problem.
Ocean Bluff
March 12, 1993
Page3
3.Blackrail
Davis mentioned that Phase II would be okay if
Poinsettia was extended west. Lawson pointed
out that access through Cobblestone would
also provide secondary access. Davis
indicated that the City had determined that the
Cobblestone tentative map had not expired,
and that they should have 2 years after the CFD
was approved. If Poinsettia east is the
secondary access, Davis expressed concern
about the internal connection to the
intersection of Poinsettia and Blackrail, since
that would appear to be a critical point if an
accident were to occur there. Lawson
indicated that it seemed like there was enough
width on Poinsettia to work out a detail that
would address the situation.
Henthorn said that there was considerable
interest on the part of the Blackrail property
owners to improve the road and obtain access
to Alga. In his conversations with Aviara, they
were concerned about dirt being tracked onto
the road in front of their model complex, and
would most likely consent to opening the road
if it was paved. It was mentioned that at some
point, Aviara would be on the hook to construct
Poinsettia, either to the east or the west.
Henthorn said that Blackrail would be
dedicated to a 60-foot width. Davis reminded
him that it may need to be 68 feet wide,
depending on the traffic counts. Davis said that
the City's first preference would be for Ocean
Bluff to construct full public street
improvements for all of Blackrail offsite. Van
Peski said that this would render Phase I
unfeasable, and suggested that some portion
of the improvements could be built with Phase
I. Davis said to make a proposal. He
suggested that at least the entire width be
graded, and that perhaps half-street
improvements be constructed with Phase I of
Ocean Bluff. He indicated that the proposal
should show the City how they were going to
end up getting the ultimate improvements.
Ocean Bluff
March 12, 1993
Page 4
4.Conclusion Davis said that the phased development
appeared acceptable in concept. Henthorn
said that the next step would be for he and
Wineteer to meet with the Blackrail owners, and
work out a plan. At that point, a tentative map
package would be prepared and submitted to
the City for review and approval.
Note: This conference report is our understanding of the meeting. If there are any discrepancies
in this report, please contact our office within 5 working days. Otherwise, the above items
will be noted as correct.
ACTION ITEMS
J.^~
2.
3.
4.
5.
6.
./ - /j/ Item Person
L/**^
Get Zone 20 composite map prints to City and Van Peski
Research available information on ultimate Blackrail grades
Prepare conceptual improvement plan for Blackrail Road
Transmit property owner information to Van Peski
Meet with property owners, formulate financing plan for Blackrail
Prepare tentative map package
Responsible
Henthorn
Van Peski
Van Peski
Henthorn
Henthorn,
Lawson,
Wineteer
Henthorn,
Lawson,
Van Peski
7.Submit tentative map i_awson
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