Loading...
HomeMy WebLinkAboutCT 98-14; Thompson/Tabata; Tentative Map (CT) (30)CITY OF CARLSBAD ENGINEERING DEPARTMENT LAND USE REVIEW May 21, 2001 (replaces... January 27, 2000) TO: Associate Planner- Mike Grim FROM: Associate Engineer- Land Development Sectio VIA: Principal Civil Engineer- Land Development Section CT 98 -14 / PUD 98-05 / CDP 98 - 68 / HDP 98 -15 / SDP 98 - 06 : POINSETTIA PROPERTIES PROJECT APPROVAL 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: LAND DEVELOPMENT SECTION Project Report PROJECT ID: CT 98 -14 / CDP 98 - 68 / HDP 98 -15 / PUD 98 - 05 / SDP 98 - 06 : PROJECT NAME: POINSETTIA PROPERTIES LOCATION: West of Aviara Parkway and split on both sides of Poinsettia Lane. The site is also east of the private street Briarwood Drive north of Poinsettia Lane and east of Snapdragon Drive and also east of the terminus of Alyssum Ave. on south side of Poinsettia Lane. Three adjacent streets, Lemon Drive, Rose Drive, and Alyssum Ave. will be extended through this subdivision. BRIEF DESCRIPTION: This is a Subdivision to develop 237 single family lots, 24 multi family units, 2 open space lots, 2 recreation lots and maintain 1 existing dwelling on 82.20 acres of land. ENGINEERING ISSUES AND DISCUSSION: TRAFFIC AND CIRCULATION: Projected Average Daily Traffic (ADT): 2572 ADT Comment: A Traffic Signal at Poinsettia Lane and "A" Street will be required concurrent with the first phase of development. The extension of Alyssum Ave., Rose Drive, and Lemon Leaf Drive is required to be constructed concurrent with development of each associated phase of construction. This project will complete the circulation network within the immediate neighborhoods north and south of Poinsettia Lane. SEWER: Sewer District: Carlsbad Municipal Water District Sewer EDU's Required: 261 EDU's WATER: Water District: Carlsbad Municipal Water District GPD Required: 220 gpd/edu x 261 edu's = 57,420 GPD Comment: No major water issues are associated with this project. SOILS & GRADING: Quantities: Cut: 496,700 cy Fill: 496,700 cy Export / Import: -0-cy Permit required: Yes Off-site approval required: Yes Hillside grading requirements met: Yes Preliminary Geotechnical investigation performed by: Geocon Soils Engineering, Inc. Dated January 29, 1998 with an addendum dated February 6, 1998. An updated Soils and Geotechnical Report will be required as part of the grading plan process. DRAINAGE AND EROSION CONTROL: Drainage basin: D Preliminary hydrology study performed by: Hunsaker & Associates Erosion Potential: Moderate 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: Yes Standard variance required: No CT 98 -14/ CDP 98 - 68/ HDP 98 -15/ PD 98 - 05 / SDP 98 - 06 POINSETTIA PROPERTIES ENGINEERING CONDITIONS OF APPROVAL 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 a maximum of three final subdivision maps recorded for this project. All lots shall be numbered consecutively and phases shall be approved in numerical order, ie. Phase 1, Phase 2, and Phase 3. Any changes to lot numbering or construction phasing shall be submitted as a substantial conformance review to Planning and Engineering. 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&R's subject to the approval of the City Engineer. (This condition is primarily for the affordable housing site) 44. All concrete terrace drains shall be maintained by the homeowner's association (if on commonly owned property) or by the individual property owner (if on an individually owned lot). An appropriately worded statement clearly identifying the responsibility shall be placed in the CC&R's and shall be identified on the Non-Mapping sheet of the Final Map. 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. 48. The developer shall install sight distance corridors at all street intersections in accordance with Engineering Standards and shall record the following statement on the non - mapping sheet of the Final Map (and in the CC&Rs). "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." This condition affects: lots 1, 2, 31, 32, 36, 37, 48, 59, 60, 67, 68, 73, 74, 84, 91, 98, 107, 121, 122, 137, 138, 173, 174, 201, 239, and 242. The owner of the lot is specifically required to maintain and keep clear the corner sight distance corridors shown on the tentative map and the approved grading plan for this project: Fees/Agreements 50. The developer shall pay all current fees and deposits as 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. 57. A portion of this project is within the boundary of the Aviara Parkway - Poinsettia Lane Bridge and Thoroughfare Fee District. This project is required to pay a fair share contribution towards the construction of Poinsettia Lane in accordance with the adopted fee program. ASK DAVE MAUSER ABOUT THIS 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 and recorded from the owners of the affected properties. 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 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 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. This is a condition for drainage issues that could develop during final design. 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. Including but not limited to the 60' wide Irrevocable offer to extend Lemon Leaf Drive. 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, adjacent to and within the subdivision boundary. 67. Direct access rights for all lots abutting Poinsettia Lane shall be waived on the final map. Access rights for all lots that have frontage on two streets shall waive access as required and as shown on the tentative map. This condition affects lots: 1,31, 32,36,37,48,59,60,73,74,84,91,98,107,119,121,122,137,138,168,172,173,174,201,205,2 39, & lot 242. 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 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. A fully actuated and interconnected traffic signal at the intersection of "A" Street and Poinsettia Lane. B. Modification and reconstruction of Poinsettia Lane to accommodate the left turn pocket and median improvements associated with the intersection of "A" Street and Poinsettia Lane. C. Flexible Check Dams downstream and east of lots 7 & 8 across the open space lot off site from this subdivision, as required downstream to control erosion of drainage. D. The developer shall construct a bus stop and install a bus bench along Poinsettia Lane at the far side of the intersection of "A" Street & Poinsettia Lane as required by NCTD and as approved by the City Engineer. Improvements may include but are not limited to: Bus turnout lanes, signage, lights, and a bench or trellis / enclosure. Additional right of way may be required to accommodate the proposed improvements and shall be dedicated on the Final Map for this subdivision. E. The developer shall provide sewer, water, storm drain, and underground utilities to the "Tabata" parcel (APN 214-170-54 & 72) and also to the Thompson Parcel (lot 244). The contractor shall coordinate shut off and inspection as to not interrupt service more than reasonable. The sewer system shall be located to serve these parcels considering the possibility of future development. F. Temporary access (all weather during construction) and permanent access to the adjacent properties (Thompson and Tabata) shall be provided. G. This subdivision has provided for 3 different points of access to adjacent properties. The Cul De Sac (Lemon Leaf) and locations of future streets shall be posted with permanent signs that state "Future Road Extension". If permanent Barricades are proposed, the wording shall be engraved and painted black in the horizontal panels. 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 listed above shall be constructed within 18 months of approval of the secured improvement agreement or such other time as provided in said agreement. 77. Drainage outfall end treatments for any drainage outlets where a direct access road for maintenance purposes is not provided, shall be designed and incorporated into the grading/improvement plans for the project. These end treatments shall be designed so as to prevent vegetation growth from obstructing the pipe outfall. Designs could consist of a modified outlet headwall consisting of an extended concrete spillway section with longitudinal curbing and/or radially designed rip-rap, or other means deemed appropriate, as a method of preventing vegetation growth directly in front of the pipe outlet, to the satisfaction of the Community Services Director and the City Engineer. Final Map Notes 78. Note(s) to the following effect(s) shall be placed on the final map as non-mapping data: 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. 6 78c. This subdivision has provided for 3 different points of access to 2 adjacent properties. The adjacent properties could develop and access will be provided via the public streets as irrevocably offered and as shown on this recorded map. Specific points of access are: Lemon Leaf Drive west of lots 236 & 237, Lonicera Street north of lot 224, and access to "A" Street from lot 244 between lot 164 & 165. 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. 80. Some improvements shown on the tentative map and/or required by these conditions are located offsite on property which neither the City nor the owner has sufficient title or interest to permit the improvements to be made without acquisition of title or interest. The developer shall conform to Section 20.16.095 of the Carlsbad Municipal Code. 34. The tentative map approval shall expire twenty - four (24) months from the date of the resolution containing the final decision for tentative map approval.