HomeMy WebLinkAboutCT 97-19; Poinsettia Shores Area D; Tentative Map (CT) (4)CITY OF CARLSBAD
ENGINEERING DEPARTMENT
LAND USE REVIEW
MAY 7, 1998
TO: SENIOR PLANNER - ELAINE BLACKBURN
FROM: Associate Engineer - Land Development Section
VIA: Principal Civil Engineer - Land Development Section
CT 97-19, CDP 97- 48, CP 97 - 06: POINSETTIA SHORES AREA "D"
PROJECT REPORT AND CONDITIONS TRANSMITTAL
Engineering Department staff has completed the review of the above-referenced project and
are recommending:
X That the project be approved subject to the conditions as listed on the attached sheet.
That the project be denied for the following reasons:
X The following is a final Land Development Section project report for inclusion in the staff
report for this project.
LAND DEVELOPMENT SECTION
Project Report
PROJECT ID: CT 97 -19, CDP 97 - 48, CP 97 - 06
PROJECT NAME: POINSETTIA SHORES AREA "D"
LOCATION: North of Avenida Encinas, Adjacent to and east of San Diego Northern Railway
BRIEF DESCRIPTION : A 5 lot Planned Unit Development (subdivision), consisting of 28
airspace condominium units on 2 lots, 2 open space lots, and a
private street lot.
ENGINEERING ISSUES AND DISCUSSION:
TRAFFIC AND CIRCULATION:
Projected Average Daily Traffic (ADT): 280
A Traffic study was prepared as a part of the approved Master Plan. The proposed
1
project is within the land use projections from the previous traffic report.
Comment: All frontage and project related roadways are conditioned to be designed
and constructed concurrent with development of this project. Some improvements
have been constructed as part of the master plan for this project.
SEWER:
Sewer District: Carlsbad Municipal Water District
Sewer EDU's Required: 28
(1)edu/dwellingx 28 dwellings = 28 EDU's
Comment: Sewer facilities exist in adjacent roadways and within the railroad right of
way. The developer will extend the Sewer on-site as part of the required
improvements.
WATER:
Water District: Carlsbad Municipal Water District
GPD Required: 220gpd/edu x 28 edu's = 6160 GPD
Comment: No major water issues are associated with this proposed project.
SOILS & GRADING:
The site has been previously graded as part of a mass grading project associated with
the master plan. The fine grading quantities are listed below.
Quantities:
Cut: 10,100 cy Fill: 8,500 cy Export: 1,600 cy
Permit required: Yes
Off-site approval required: No
Hillside grading requirements met: N/A
Preliminary geo-technical investigation was part of the mass grading plan & permit.
Comment: There are no major grading issues associated with this project.
DRAINAGE AND EROSION CONTROL:
Drainage basin: DAA
Preliminary hydrology study performed by: O'Day Consultants
Erosion Potential: Low
Comment: There are no major drainage issues associated with this project.
LAND TITLE:
Conflicts with existing easement: No
Easements dedication required: Yes
Site boundary coincides with land title: Yes
Comment: No major land title issues are associated with this project.
IMPROVEMENTS:
Off-site improvements: Constructed as part of the master plan project. If adjacent
facilities are not available, this project must extend / provide for them (condition #71).
Standard variance required: No
Comment: No major improvement issues are associated with this proposed project.
CT 97 -19, GDP 97 - 48, CP 97 - 06 POINSETTIA SCORES AREA "D"
1 ENGINEERING CONDITIONS OF APPROVAL
ENGINEERING CONDITIONS
General
42. NOTE: Unless specifically stated in the condition, all of the following
engineering conditions upon the approval of this proposed major
subdivision must be met prior to approval of a final map.
38. Prior to issuance of any building permit, the developer shall comply with the
requirements of the City's anti-graffiti program for wall treatments if and when such a
program is formerly established by the City.
39. There shall be one final subdivision map recorded for this project.
43. The developer shall provide an acceptable means for maintaining the private easements
within the subdivision and all the private: streets, sidewalks, street lights, storm drain
facilities and sewer facilities located therein and to distribute the costs of such
maintenance in an equitable manner among the owners of the properties within the
subdivision. Adequate provision for such maintenance shall be included with the
CC&Rs subject to the approval of the City Engineer. tj»e^Sc0Jmoit^/ai^ai^.to,/:bjB;
^BM|j»|iteed by tha homeowner^ shall Jje^cl^jYtjlp.^8^^00**® Co^dQmlriiutBjfFwtfiiC tHe^
^TaW^^^fJ^ifep^iri^Spi^^lii^wJd af>pr<»fed by 'tJie Planning Director in substantial
f,- confprmance wBF;1|te^tfJitative map and the sfte plan for Ms ;pro|»&fe This is -art"pra~n/iihg
condition...do not write in, Elaine, for your use & reminder.
45. The developer 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.
46. Prior to hauling dirt or construction materials to or from any proposed construction site
within this project, the developer shall submit to and receive approval from the City
Engineer for the proposed haul route. The developer shall comply with all conditions
and requirements the City Engineer may impose with regards to the hauling operation.
47. Rain gutters must be provided to convey roof drainage to an approved drainage course
or street to the satisfaction of the City Engineer.
Fees/Agreements
48. The developer shall provide for sight distance corridors at all street intersections in
accordance with Engineering Standards and shall record the following statement on the
Final Map (and in the CC&R's).
"No structure, fence, wall, tree, shrub, sign, or other object over 30 inches above
the street level may be placed or permitted to encroach within the area identified
as a sight distance corridor in accordance with City Standard Public Street-
Design Criteria, Section 8.B.3. The underlying property owner shall maintain this
condition."
50. The developer shall pay all current fees and deposits required.
51. The owner of the subject property shall execute an agreement holding the City harmless
regarding drainage across the adjacent property.
56. Prior to approval of any grading or building permits for this project, the owner shall give
written consent to the annexation of the area shown within the boundaries of the
subdivision plan into the existing City of Carlsbad Street Lighting and Landscaping
District No. 1 on a form provided by the City.
Grading
58. 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, (the developer must submit
and receive approval for grading plans in accordance with city codes and standards
prior to issuance of a building permit for the project.)
59. Prior to the issuance of a grading permit or building permit, whichever occurs first, the
developer shall submit proof that a Notice of Intention has been submitted to the State
Water Resources Control Board.
61. No grading for private improvements shall occur outside the limits of the subdivision
unless a grading or slope easement or agreement is obtained from the owners of the
affected properties and recorded. If the developer is unable to obtain the grading or
slope easement, or agreement, no grading permit will be issued. In that case the
developer must either amend the tentative map or modify the plans so grading will not
4
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.
Dedications/Improvements
62. The developer shall install or agree to install and secure with appropriate security as
provided by law desiltation / detention/urban pollutant basin(s) of a type and a size and
at location(s) as approved by the City Engineer. The developer shall enter into a basin
maintenance agreement and submit a maintenance bond satisfactory to the City
Engineer prior to the approval of grading, building permit or final map whichever occurs
first for this project. Each basin shall be serviced by an all-weather access/maintenance
road.
63. Additional drainage easements may be required. Drainage structures shall be provided
or installed prior to or concurrent with any grading or building permit as may be required
by the City Engineer.
64. 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. 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.
66. Prior to issuance of building permits, the developer shall underground all existing
overhead utilities along the subdivision boundary.
67. Direct access rights for all lots / units abutting Avenida Encinas shall be waived on the
final map.
69. The drainage system shall be designed to ensure that runoff resulting from 10-year
frequency storms of 6 hours and 24 hours duration under developed conditions, are
equal to or less than the runoff from a storm of the same frequency and duration under
existing developed conditions. Both 6 hour and 24 hour storm durations shall be
analyzed to determine the detention basin capacities necessary to accomplish the
desired results.
70. The developer shall comply with the City's requirements of the National Pollutant
Discharge Elimination System (NPDES) permit. The developer shall provide best
management practices as referenced in the "California Storm Water Best Management
Practices Handbook" to reduce surface pollutants to an acceptable level prior to
discharge to sensitive areas. Plans for such improvements shall be approved by the
City Engineer. Said plans shall include but not be limited to notifying prospective
owners and tenants of the following:
A. All owners and tenants shall coordinate efforts to establish or work with
established disposal programs to remove and properly dispose of toxic
and hazardous waste products.
B. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil,
antifreeze, solvents, paints, paint thinners, wood preservatives, and other
such fluids shall not be discharged into any street, public or private, or
into storm drain or storm water conveyance systems. Use and disposal
5
of pesticides, fungicides, herbicides, insecticides, fertilizers and other
such chemical treatments shall meet Federal, State, County and City
requirements as prescribed in their respective containers.
C. Best Management Practices shall be used to eliminate or reduce surface
pollutants when planning any changes to the landscaping and surface
improvements.
(71) Plans, specifications, and supporting documents for all public improvements shall be
prepared to the satisfaction of the City Engineer. In accordance with City Standards, the
developer shall install, or agree to install and secure with appropriate security as
provided by law, improvements shown on the tentative map, and the following
improvements:
A. All onsite improvements to serve this subdivision as shown on the
tentative map.
B. Offsite extensions of sewer, water and storm drain facilities to serve this
subdivision, if adjacent projects or facilities are not constructed or
available.
C. All required improvements identified in the master plan that are associated
with this project. This includes but is not limited to: Trails, Fences,
Landscape Features and/or Public Access requirements.
A list of the above improvements 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
shall be constructed within 18 months of approval of the secured improvement
agreement or such other time as provided in said agreement.
73. The developer shall install sidewalks along all public streets abutting the project in
conformance with City of Carlsbad Standards prior to occupancy of any buildings.
74. Prior to occupancy of any buildings, the developer shall install wheelchair ramps at the
public street corners abutting the subdivision in conformance with City of Carlsbad
Standards.
76. The design of all private streets and drainage systems shall be approved by the City
Engineer. The structural section of all private streets shall conform to City of Carlsbad
Standards based on R-value tests. All private streets and drainage systems shall be
inspected by the City. The standard improvement plan check and inspection fees shall
be paid prior to approval of the final map for this project.
Final Map Notes
78. Note(s) to the following effect(s) shall be placed on the final map as non-mapping data:
78.A. All improvements are private and are to be privately maintained with the
exception of the following:
1. Sewer facilities that serve this project.
2. Water facilities, including fire hydrants that serve this project.
3. Public trail systems as identified in the Master Plan for this project.
33.C. Building permits will not be issued for development of the subject
property unless the District Engineer determines that sewer facilities are
available.
78.D. No structure, fence, wall, tree, shrub, sign, or other object over 30 inches
above the street level may be placed or permitted to encroach within the
area identified as a sight distance corridor in accordance with City
Standard Public Street-Design Criteria, Section 8.B.3. The underlying
property owner shall maintain this condition.
Code Reminder
The project is subject to all applicable provisions of local ordinances, including but not limited to
the following:
79. The developer shall exercise special care during the construction phase of this project to
prevent offsite siltation. Planting and erosion control shall be provided in accordance
with the Carlsbad Municipal Code and the City Engineer.
Date: 1
Planning Department
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, California 92009
TO:
FROM: -r T- CMWD'" i.-.ii.i---- -. - - -^^^^ ii — ™
SUBJECT:
The District is responding to your request for conditions on the subject^jDroject dated
"pgji^> TV) VQ^fi> In response to your inquiry of -C^feO^ '•£>•> . the
District has reviewed the subject project. Based on our review of the project, we have
the following conditions regarding potable water, recycled water and sewer systems:
1. The Developer shall be responsible for all fees, deposits and charges which will
be collected before and/or at the time of issuance of the building permit. The
San Diego County Water Authority capacity charge will be collected at issuance
of application for any meter installation.
2. The Developer shall provide detailed information to the District Engineer
regarding water demand, irrigation demand, fire flow demand in gallons per
minute, and projected sewer flow in million gallons per day.
3. The entire potable water system, recycled water system and sewer system shall
be evaluated in detail by Developer and District Engineer to insure that adequate
capacity, pressure and flow demands can be met.
4. All District pipelines, pump stations, pressure reducing stations and
appurtenances required for this project by the District shall be within public right-
of-way or within easements granted to the District or the City of Carlsbad
Page two
Planning Department
Date:
5. Sequentially, the Developer's Engineer shall do the following:
A. Meet with the City Fire Marshal and establish the fire protection
requirements.
B. Prepare and submit a colored recycled water use area map and submit
this map to the Planning Department for processing and approval by the
District Engineer.
C. Prior to the preparation of sewer, water and recycled water improvement
plans, the Developer shall submit preliminary system layouts to the District
Engineer for review, comment and approval.
6. The following note shall be placed on the final map. 'This project is approved
upon the expressed condition that building permits will not be issued for
development of the subject property unless the District serving the development
has adequate water and sewer capacity available at the time development is to
occur, and that such water and sewer capacity will continue to be available until
time of occupancy."
7. All potable water and recycled water meters shall be placed within public right of
way.
8. Thejollowing items shall apply if checked:
ETNo more than 19 homes shall be served on a single potable water distribution
pipeline. For those locations with more than 19 homes, a looped potable water
pipeline system shall be designed.
D A public fire flow system shall be required for this industrial or commercial
development, and it shall be constructed as a looped pipeline system.
9.
If you have any questions, please contact the undersigned.
1 Richard Goeder
Engineering Technician
RG:sjs
MEMORANDUM
January 22, 1998
TO: Associate Planner - Elaine Blackburn
From: Associate Engineer -- Land Use Review
CT 97-19 / CDP 97-48 / CP 97-06 - POINSETTIA SHORES AREA "D"
ISSUES REVIEW ( 2ND CHECK )
Engineering Department staff has completed the 2nd review of the above-referenced project for
resolution of issues. The application and plans submitted for this proposed project are not ready
for approval and many of the previous comments are still unresolved. Engineering issues which
need to be resolved or adequately addressed prior to staff making a determination on the
proposed project are as follows:
Traffic and Circulation:
1. Please show the approved emergency access across lot 5. The final development
plans are in review and close to approval. Check with Fire Department regarding the
closure or gate of this access. Generally we cannot support the plan as shown.
2. Please show the full offsite improvements that will serve this project. Street "E" to
Avenida Encinas and the current street network proposed on lot 5. Identify the
maintenance and responsibility of this secondary access.
3. A detail of the Cul De Sac at the entrance to this project should be shown to verify
turnaround of inaccessible vehicles. The Cul De Sac Turnaround will be required as
part of this project if a Gate system is proposed.
4. Please extend pedestrian access (i.e., concrete sidewalk) around the cul de sac to
trail access gate #2. From an Engineering view, gate #1 could move to the north to
better serve this project as opposed to the location at the south end.
Sewer:
Please show existing easement and provide vehicle access to the proposed system.
The existing issue with this facility is large truck access and turnaround, tree planting
in an existing easement, and tree root intrusion or damage from vegetation. Contact
Bill Plummer or Randy Klausen to discuss this further. Consider the adjacent project
(Area B-1 ) and the similar solution to this issue.
Drainage:
1. Please show the terminus of the off-site drainage at the north end of the site.
CT 97-19 / CDP 97-48 / CP 97-06: Poinsettia Shores Planning Area "D"
COMPLETENESS & ISSUES REVIEW
E. Blackburn : January 22,1998
Indicate the easement rights of the proposed 36" private facility.
2. Please show the terminus of the on-site 18" drainage system at the north end of the
site. Indicate any easement rights needed offsite to handle this design.
Miscellaneous:
1. Please show what is proposed on the adjacent parcel (Lot 5), within 100' of the
property boundary. The adjacent project is ahead of this with specific design and
location of units. Also show planning areas A-3 & A-4 and full improvements to
Avenida Encinas as approved.
2. Attached is a red-lined check print of the proposed project for the applicants use in
making the requested revisions. This check print must be returned with the
project revisions to facilitate continued staff review.
If you o any questions, please either see or contact me at extension 4353.
CLYDE WICKHAM
Associate Engineer - Land Use Review
Attachment
MEMORANDUM
December 19, 1997
TO: Associate Planner - Elaine Blackburn
From: Associate Engineer -- Land Use Review
«rv>CT 97-19 / CDP 97-48 / CP 97-06 - POINSETTIA SHORES AREA "D
COMPLETENESS REVIEW
Engineering Department staff has completed a review of the above-referenced project for
application completeness. The application and plans submitted for this proposed project are
considered complete from an Engineering point of view. Additionally, staff has conducted a
review of the project for engineering issues of concern. Engineering issues which need to be
resolved or adequately addressed prior to staff making a determination on the proposed project
are as follows:
Traffic and Circulation:
1. Please show the approved emergency access across lot 5. The final development
plans are in review and close to approval. Check with Fire Department regarding the
closure or gate of this access. Generally we cannot support the plan as shown.
2. Please show the full offsite improvements that will serve this project. Street "E" to
Avenida Encinas and the street network on lot 5. Will the homeowners for both of
these planning areas be part of the same association or will reciprocal access
easements be proposed?
3. A detail of the Cul De Sac at the entrance to this project should be shown to verify
turnaround of inaccessible vehicles. The Cul De Sac Turnaround will be required as
part of this project if a Gate system is proposed.
4. Please extend pedestrian access (i.e., concrete sidewalk) around the cul de sac to
trail access gate #2. From an Engineering view, gate #1 could move to the north to
better serve this project as opposed to the location at the south end.
Sewer;
1. Please show existing easement and provide vehicle access to the proposed system.
The existing issue with this facility is large truck access and turnaround, tree planting
in an existing easement, and tree root intrusion or damage from vegetation. Contact
Bill Plummer or Randy Klausen to discuss this further.
2. Please show the proposed cluster sewer system, laterals, clean-outs and
maintenance deadends.
CT 97-19 / CDP 97-48 / CP 97-06: Poinsettia Shores Planning Area "D"
COMPLETENESS & ISSUES REVIEW
E. Blackburn : December 19,1997
Drainage:
1. Please show the terminus of the off-site drainage at the north end of the site.
Indicate the easement rights of the proposed 36" private facility.
2. Please show the terminus of the on-site 18" drainage system at the north end of the
site. Indicate any easement rights needed offsite to handle this design.
Miscellaneous:
1. Please show what is proposed on the adjacent parcel (Lot 5), within 100' of the
property boundary. The adjacent project is ahead of this with specific design and
location of units. Also show planning areas A-3 & A-4 and full improvements to
Avenida Encinas as approved.
2. Attached is a red-lined check print of the proposed project for the applicants use in
making the requested revisions. This check print must be returned with the
project revisions to facilitate continued staff review.
If you or the applicant have any questions, please either see or contact me at extension 4353.
Associate Engineer - Land Use Review
Attachment