HomeMy WebLinkAboutCT 94-01; Poinsettia Shores; Tentative Map (CT) (25)MAY 12, 1994
TO: ASSOCIATE PLANNER, Eric Munoz
FROM: ASSOCIATE ENGINEER, Davis
VIA ASSISTANT CITY ENGINEER^^^^W
xt/t,/
CT 94-01, POINSETTIA SHORES ENGINEERING PROJECT REPORT AND
CONDITIONS TRANSMITTAL
We are recommending that the tentative map be approved under conditions, attached.
This is a 10 lot master tentative map that provides for the construction of Avenida Encinas from
Windrose Circle to Carlsbad Boulevard and creates seven large lots for subsequent subdivision
into either PUD lots or airspace condominiums and three lots for recreational purposes.
TRAFFIC AND CIRCULATION
The traffic study was prepared by Urban Systems Associates, dated May 17, 1993. The study
addresses the Congestion Management Plan (CMP) and shows that CMP requirements are being
met.
Avenida Encinas is designated a secondary arterial on the Circulation Element. The traffic study
shows that secondary traffic volumes will not be reached even at build out between the last
driveway to the Poinsettia Village shopping center and Carlsbad Boulevard. Volumes will,
however approach secondary volumes at the Ponto Drive intersection. Therefore in conformance
with the requirements of the LFMP and the Master Plan, Avenida Encinas roadway
improvements are conditioned to be of collector width within a secondary arterial right-of-way
between Windrose circle and the Ponto drive intersection. From Ponto Drive to Carlsbad
Boulevard full secondary arterial improvements are being required. This action preserves the
right-of-way for an ultimate full secondary arterial, if needed, and at the same time does not
require the developer to construct a roadway beyond any projected future need.
With the construction of Avenida Encinas and the new Ponto Drive connection the existing Ponto
Drive interchange will no longer be needed. The developer of this project is being required to
remove the interchange from service by barricades and minimal demolition.
Two traffic signals are needed at the dual roadways of Carlsbad Boulevard. In the event that
Carlsbad Boulevard is realigned so that only one undivided roadway is involved then only one
signal is required. A condition is added to reflect this possibility.
SEWER AND WATER
H:\LmRARY\ENO\WPDATA\DAVIS\CT941PS.RPT
c
The project is within the Carlsbad Municipal Water District for both water and sewer.
There are no dwelling units being approved with this master tentative map so there is no
increased usage of sewer or additional water usage except for needed roadway landscaping. All
water and sewer lines ultimately needed for the future development will be constructed in the
Avenida Encinas roadway
A condition is included that all sewer, water and other utility lines needed for the subsequent
subdivisions required to be beneath the paving of Avenida Encinas will be constructed with the
Avenida Encinas improvements.
GRADING
CUT 328,000, FILL 328,000 balance on site
22,180 cubic yards of material is needed for the construction of Avenida Encinas. The fill will
be generated by sheet grading the site to approximate the future development needs, including
the approved but undeveloped Lot 79 of CT 85-14. The master tentative map sets up the
conditions for a grading permit for the sheet grading.
The geotechnical investigation was done by Woodward Clyde Consultants. The report is dated
June 4, 1986 and was prepared for the former Batiquitos Lagoon Educational Park project. The
investigations and findings in the report are valid for this project. There are no unusual
geotechnical or geological conditions for this project on the same site. No special mitigation is
required.
DRAINAGE
This master tentative map will provide for the construction of a storm drain system west of the
railroad tracks. The drain will meet the needs of the Zone 9 LFMP and the Master Drainage
Plan. The system will include a basin just before discharge into the Batiquitos Lagoon.
The developer and Staff reviewed alternative alignments for the drainage system and concluded
that the general alignment as shown west of the railroad is the preferred alignment both for the
least environmental impacts and the most logical engineering solution.
It may be necessary to modify the alignment of some portion of the drain in order to maximize
the use of the City owned property west of the project once the existing Ponto interchange is
removed from service. A condition has been included to provide for this change, subject to the
approval of the City Engineer prior to the final map.
In order to meet the requirements of the Master Drainage Plan, the drain must be designed to
pick up drainage near Poinsettia Lane. The grades between Poinsettia Lane and the preferred
location for the basin require that the drain be constructed at a grade less than the 0.5 percent
H:\LffiRARY\ENG\WPDATA\DAVIS\CT941PS.RPT
minimum grade required by City Standards. A condition is added that specifically approves the
less than standard grade.
The grading for Avenida Encinas as well as grading for some of the site areas will affect the
drainage into this drain. A condition has been added requiring that prior to or concurrent with
any grading on the site the above drain must be constructed.
LAND TITLE
The alignment of Avenida Encinas west of the railroad and Ponto Drive will require a dedication
by separate instrument. These streets lie on land under the same owner but not a part of this
subdivision. A condition is added requiring dedication by a separate instruments prior to final
map.
The lot lines shown on the tentative map have been established in anticipation of the future
development and subdivision maps. As further review and approval of development proceeds
these lot lines may need to be adjusted. A condition has been added that such adjustment may
be accomplished prior to final map with the approval of the City Engineer and the Director of
Planning. As per the subdivision ordinance, subsequent to recording the final map any
adjustment will require the developer to file for an Adjustment Plat.
IMPROVEMENTS
All public improvement items for this master tentative map were discussed in the appropriate
sections above.
A NOTE FOR THE RECORD ONLY
The cul-de-sac standard is not an issue with this master tentative map nor will it be an issue with
the subsequent subdivisions when Avenida Encinas is connected to Carlsbad Boulevard. The cul-
de-sac standard is an issue with the traffic study which includes a section that states that 770
dwelling units can be added before the cul-de-sac standard is violated. Staff does not accept this
section of the study since the starting point of the cul-de-sac is Poinsettia Lane and not the
Poinsettia Village Shopping Center driveway assumed in the study.
H:\LIBRARY\ENO\WPDATA\DAVIS\CT941PS.RPT
c
CT 94-01, POINSETTIA SHORES
CONDITIONS OF APPROVAL
33. This project is located within the West Batiquitos Lagoon Local Coastal Program. All
development design shall comply with the requirements of that program.
34. Unless a standards variance has been issued, no variance from City Standards is
authorized by virtue of approval of this tentative map.
35. The applicant shall comply with all the rules, regulations and design requirements of the
respective sewer and water agencies regarding services to the project.
36. The applicant shall be responsible for coordination with S.D.G.&E., Pacific Bell
Telephone, and Cable TV authorities.
37. This project is approved specifically as 1 (single) unit for recordation.
43. Approval of this tentative tract map shall expire twenty-four (24) months from the date
of Planning Commission approval unless a final map is recorded. An extension may be
requested by the applicant. Said extension shall be approved or denied at the discretion
of the Planning Commission. In approving an extension, the Planning Commission may
impose new conditions and may revise existing conditions pursuant to Section
20.12.110(a)(2) Carlsbad Municipal Code.
44. The applicant shall defend, indemnify and hold harmless the City and its agents, officers,
and employees from any claim, action or proceeding against the City or its agents,
officers, or employees to attack, set aside, void or null an approval of the City, the
Planning Commission or City Engineer which has been brought against the City within
the time period provided for by Section 66499.37 of the Subdivision Map Act.
44A. Prior to issuance of a building permit for any buildable lot within the subdivision, the
property owner shall pay a one-time special development tax in accordance with City
Council Resolution No. 91-39.
45. The applicant shall pay the current local drainage area fee prior to approval of the final
map for this project or shall construct drainage systems in conformance with Master
Drainage Plan and City of Carlsbad Standards as required by the City Engineer.
45A. Prior to final map approval the applicant shall pay all current fees and deposits required.
46. Prior to approval of the final map, the owner shall enter into an agreement with the City
to pay any drainage area fees established as a result of the Master Drainage Plan Update.
H:\LIBRARY\ENG\WPDATA\DAVIS\CT941 PSH.CND
47. The owner of the subject property shall execute an agreement holding the City harmless
regarding drainage across the adjacent property prior to approval of the final map for this
project.
• The developer shall underground the existing overhead utilities within the
subdivision and those affected by the construction of Avenida Encinas, Ponto Drive
and Carlsbad Boulevard to the satisfaction of the City Engineer.
53A. Prior to the issuance of a grading permit or building permit, whichever occurs first, the
developer shall submit proof of a General Construction Activity Storm Water Permit to
the City Engineer. This permit is required of all projects that disturb five or more acres
and must be obtained from the State Water Resources Control Board.
54. Based upon a review of the proposed grading and the grading quantities shown on the
tentative map, a grading permit for this project is required. Prior to final map approval,
the applicant must submit and receive approval for grading plans in accordance with City
Codes and standards.
56. No grading shall occur outside the limits of the subdivision except for Lot 79 of CT 85-
14, unless a grading or slope easement is obtained from the owners of the affected
properties. If the applicant is unable to obtain the grading or slope easement, no grading
permit will be issued. In that case the applicant must either amend the tentative map or
change the slope so grading will not occur outside the project site in a manner which
substantially conforms to the approved tentative map as determined by the City Engineer
and Planning Director.
57. Prior to hauling dirt or construction materials to or from any proposed construction site
within this project, the applicant shall submit to and receive approval from the City
Engineer for the proposed haul route. The applicant shall comply with all conditions and
requirements the City Engineer may impose with regards to the hauling operation.
58. The developer shall exercise special care during the construction phase of this project to
prevent off site siltation. Planting and erosion control shall be provided in accordance
with the Carlsbad Municipal Code and the City Engineer. Reference Chapter 11.06.
• The applicant shall construct the desiltation/detention/urban pollutant basin of a
general type and in the general location as shown on the tentative map. The
applicant shall enter into a basin maintenance agreement and submit a maintenance
bond, all to the satisfaction of the City Engineer prior to the approval of a grading
permit or the final map whichever occurs first. The maintenance of the basin shall
be the responsibility of the applicant until such time as the City accepts the
improvements and landscaping for the areas that drain into the basin as being
complete. After that tune of acceptance the City shall assume responsibility for the
basin maintenance. The basin shall be serviced by an all-weather access/maintenance
H:\LffiRARY\ENG\WPDATA\DAVIS\CT941PSH.CND
o
road. The applicant shall make an offer of dedication for the basin site and the
access/maintenance road.
The basin may be modified hi order to meet the needs of the NPDES Permit and to
more closely reflect the current state of the art in drainage facilities that may
indicate a basin of lesser dimensions is needed. Any basin modifications are subject
to review by the Director of Planning who shall determine the adequacy of the
existing environmental review as well as visual impacts.
• Additional drainage easements may be required. Drainage structures shall be
provided or installed prior to or concurrent with grading of the site to the
satisfaction of the City engineer.
63. The owner shall make an offer of dedication to the City for all public streets and
easements required by these conditions or shown on the tentative map. Except as per B
and C, below, the offer shall be made by a certificate on the final map for this project.
All land so offered shall be granted to the City free and clear of all liens and
encumbrances and without cost to the City. Streets that are already public are not
required to be rededicated.
A. Avenida Enemas shall be offered for dedication on the final map for a full 84
foot right-of-way from Windrose Circle to the subdivision boundary.
B. Avenida Enemas, 84 feet wide, from the subdivision boundary to Carlsbad
Boulevard, on land under the same owner but not a part of this subdivision,
shall be offered for dedication by a separate instrument prior to the final
map.
C. Ponto Drive north of Avenida Enemas, as shown on the tentative map, on
land under the same owner but not a part of this subdivision, shall be offered
for dedication by a separate instrument prior to the final map.
• The lot lines in this subdivision may be adjusted to conform with the needs of future
development as that need is determined through the review and approval of the
subsequent subdivisions with the City Engineer and Director of Planning's approval.
72. Plans, specifications, and supporting documents for all public improvements shall be
prepared to the satisfaction of the City Engineer. Prior to approval of the final map in
accordance with City Standards, the applicant shall install, or agree to install and secure
with appropriate security as provided by law, improvements shown on the tentative map
and including but not limited to the following improvements:
A. Avenida Enemas to full secondary arterial standards between Carlsbad
Boulevard and Ponto Drive.
H:\UBRARY\ENG\WPDATA\DAVJS\CT941 PSH.CND
B. Avenida Encinas with a 48 foot wide roadway within an 84 foot right-of-way
from Windrose Circle to near the railroad bridge; from that point taper to
a 56 foot wide roadway at the easterly end of bridge and continue the 56 foot
wide roadway to Ponto Drive. The roadway shall taper to join with the
existing improvements at Windrose Circle and the existing intersection of
Avenida Enemas and Windrose Circle shall be modified as needed, all to the
satisfaction of the City Engineer.
Note: All utilities that will be underneath the paving including those
needed for the planned further subdivisions shall be
constructed with the improvements in A and B above.
C. A bridge over the railroad tracks 56 feet between curbs hi width with five
foot wide sidewalks and guardrails on both sides.
D. Transition lanes, acceleration lanes and deceleration lanes, as needed, on
Carlsbad Boulevard.
E. Two traffic actuated signals at the intersections of Avenida Enemas and
Carlsbad Boulevard, one at each of the two existing Carlsbad Boulevard
roadways to the satisfaction of the City Engineer. If the divided roadways of
Carlsbad Boulevard have been changed to a single roadway then one traffic
signal shall be constructed.
F. The existing Ponto drive interchange shall be removed from service by
barricades and minimal demolition to the satisfaction of the City Engineer.
G. A storm dram system west of the railroad tracks from the northerly Master
Plan Boundary to Batiquitos Lagoon including a desiltation/detention/urban
pollutant basin near the lagoon.
The location of the above storm dram as shown on the tentative map is
specifically not approved with this action. The City Engineer may require a
different alignment in order to maximize the future use of City owned
property and to avoid unnecessary deep storm drains.
Prior to or concurrent with any grading of this site, the storm drain system
including the required basin shall be completed.
The grades for the above storm drain are specifically approved to be less
than the minimum of 0.5 percent in order for the dram to work.
A note to this effect shall be placed on an additional map sheet on the final map per the
provisions of Sections 66434.2 of the Subdivision Map Act. Improvements listed above
H:\LIBRARY\ENG\WPDATA\DAVIS\CT941PSH.CND
shall be constructed within 18 months of approval of the secured improvement agreement
or such other time as provided in said agreement.
• A note to the effect of the following shall be placed on an additional map sheet on
the final map per the provisions of Sections 66434.2 of the Subdivision Map Act.
"This approval is for a master tentative map. No building permits will be
issued on lots 1 through 9 for more than one dwelling unit per lot for sale or
lease unless subsequent subdivision approvals are given."
H:\LIBRARY\ENO\WPDATA\DAVIS\CT941PSH.CND