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HomeMy WebLinkAboutCT 93-10; Seapointe Resort; Tentative Map (CT) (17)LAND USE REVIEW DIVISION PROJECT REPORT PROJECT ID: CT 93-10/CUP 93-04 PREPARED BY: Kenneth Quon PROJECT NAME: SEAPOINTE RESORT APPROVED BY: /*Jl«/ U LOCATION: On Anacapa Road (Ponto Drive), east of Carlsbad Boulevard, west of the railroad tracks, south of the Solamar Mobile Home Park, and north of the Lanikai Mobile Home Park. BRIEF DESCRIPTION: This is a tentative map consisting of 78 condominium timeshare units on 2 lots. ENGINEERING ISSUES AND DISCUSSION TRAFFIC AND CIRCULATION Projected Average Daily Traffic (ADT): 8 ADT/unit x 78 units = 624 ADT The Seapointe project site fronts directly onto Anacapa Road (Ponto Drive), which is the frontage road that parallels Carlsbad Boulevard. Vehicles will access the project site through a driveway entrance on Anacapa Road, which leads to a below grade dropoff and turnaround area, and an underground parking garage. The garage has been designed with circular flow to allow vehicles to enter and exit the project via the same driveway. Sidewalk and walkways are proposed throughout the project to provide adequate onsite pedestrian circulation. SEWER Sewer District: Carlsbad Municipal Water District Sewer EDU's Required: 1 EDU/unit x 78 units = 78 EDU's Sewer service will be provided by the installation of a new 8" gravity flow sewer line that will run approximately 1400' in length in a southerly direction beneath Anacapa Road and then offsite to meet an existing 18" sewer line. WATER Water District: Carlsbad Municipal Water District EDU's Required: 220 Gallons Per Day/EDU x 78 EDU's = 17,160GPD Water service will be provided by the installation of a new water line that will run about 1100' in a southerly direction beneath Anacapa Road and then offsite to meet an existing 12" water line. A reclaimed water line, for future use, will also be installed beneath the portion of Anacapa Road that fronts the project. GRADING Quantities: Cut: 25,200 cy Fill: 250 cy Export: 24,850 cy Permit Required: Yes Offsite Approval Required Yes Hillside Grading Requirements met: Yes Preliminary Geotechnical Investigation Performed by: Owen Consultants The geotechnical report states that the development of the site is feasible from a geotechnical standpoint, and that there appears to be no significant geotechnical constraints on-site that cannot be mitigated. In general, the engineering properties of the soil and bedrock materials and surface drainage offer favorable conditions for site developement. The report does note that the project site contains compressible and expansive topsoil to depths of 21/2 feet but locally up to 5 feet, and that these soils should be removed to firm natural ground prior to placement of fill and/or engineered structures. DRAINAGE AND EROSION CONTROL: Drainage Basin: Encinas Creek Watershed Preliminary Hydrology Study Performed by: O'Day Consultants Erosion Potential: Low The existing drainage pattern of the project site is sheet flow to the east, towards the low lying areas of the railroad right-of-way, and then northerly through the proposed open space lot. This drainage pattern will be maintained for the proposed development, which will drain the building site area to the north through a series of pipes around the building. Rip-rap will be placed at the end of this system to dissipate the energy of the flow. LAND TITLE: Conflicts with existing easement: No Easements dedication required: No Site boundary coincides with Land Title: Yes IMPROVEMENTS: Offsite improvements: Yes Standard Variance Required: No As this project consists of timeshare units, it is important that pedestrian facilities be provided that will allow the crossing of Carlsbad Boulevard for access to local beach areas. Over the course of reviewing this project, several alternatives have been considered to provide such access, including the following: • Add sidewalk to the existing bridge structure on Anacapa Drive that spans Carlsbad Boulevard. • Construct a new pedestrian bridge over Carlsbad Boulevard. • Utilize a shuttle service. • Install an at-grade signalized intersection on Carlsbad Boulevard at the southern end of the project. After careful consideration of each alternative, and following a series of meetings with the applicants and adjacent property owners, it was determined that the most feasible alternative is to construct an at-grade signalized intersection. A condition of approval of this project will require the offsite installation of a traffic signal and associated road improvements to create an intersection at the southern boundary of the project with Carlsbad Boulevard. Once the intersection and traffic signal are operational, the bridge and three of the four ramps will be barricaded to prevent traffic conflicts with the new improvements. The northbound on-ramp will remain open to serve as secondary egress to Carlsbad Boulevard. At some point in the future, the bridge and ramps may be removed as part of a project to realign Carlsbad Boulevard to the east. The early planning stages of this major project are currently under study by the City.