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HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (56)PACIFIC RIM ENGINEERING, INC. . .wv . 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 DISTRIBUTION Attendees