HomeMy WebLinkAboutCT 98-14; Thompson/Tabata; Tentative Map (CT) (42)MEMORANDUM
October 14, 1998
TO: ASSOCIATE PLANNER - JEFF GIBSON
FROM: Associate Engineer - Land Development
CT 98-14, PD 98-05, HDP 98-15, CDP 98-68, ZC 98-08, LCPA 98-04: POINSETTIA/TABATA
COMPLETENESS REVIEW
Engineering Department staff have completed a review of the above-referenced project for
application completeness and have determined that the application and plans submitted for the
project are incomplete and unsuitable for continued review due to the following
incomplete items:
\EngineeringtnconipIeteltems
1. Please have all property owners sign the application.
2. Thank you for indicating easements on Sheet 3 of 3 of the tentative map (TM). The
easements, however, are not identified as existing or proposed. Please numerically
identify all existing easements as listed in Schedule "B" of the August 18, 1998,
Preliminary Title Report (PR). Additionally, please indicate the future dispositions of all
of these easements. The easement items which must be identified are as follows: 6, 7,
9, 13-16, 18-21, 24, 28-33, 36, 38, 40, 43-45, 47, 51-58, 60, & 62-64. Also, please
submit copies of recorded document items, 35 & 61. Finally, identify all proposed public
and private easements.
3. Please indicate the amount of grading in cy/ac and any import/export, in accordance
with Hillside Development Permit (HDP) requirements. Please be advised, acceptable
grading is 7,999cy/ac, or less.
4. Please add 1" = 40' scale sheets to the plan set for review purposes.
5. Please add street profiles to the plan set for streets proposed to have a gradient greater
than 7% ("B, D, L, I & Z" Streets). Show intersecting streets on the profiles.
6. Please add typical street light standards and fire hydrants to the street cross-sections,
on Sheet 1 of 3. Additionally, label the cross-sections as existing or proposed, and
public or private.
7. Please indicate the distance between all intersections, in accordance with City
Standards.
8. Please label the "Typical Lot Drainage" detail, on Sheet 1 of 3, as City Standard GS-15.
On Sheet 1 of 3, a retaining wall designation is being indicated in the Legend. At the 1"
= 100' scale, staff is unable to tell where any retaining walls are being proposed. Please
be advised, even if retaining walls are proposed, City Standard GS-15 still must be met.
Therefore, if retaining walls are going to be proposed on any buildable lot, please show
a typical design on the "Typical Lot Drainage" detail, complying with the GS-15 Standard
(i.e., 5' minimum from any structure to flow line, with 2' minimum to the face of any
retaining wall).
CT 98-14, PD 98-05, HDP &x 5, CDP 98-68, ZC 98-08, LCPA 98-04: Pv ;SETTIA/TABATA
COMPLETENESS REVIEW
J. GIBSON MEMO; OCTOBER 14,1998
9. As indicated in the February 19, 1998, preliminary review for this project, staff has
serious concern regarding providing access to the two "Not A Part" (NAP) properties.
Feasible access must be shown now for the interim, existing condition (truck access,
parking, etc.), as well as, for future developed conditions. Providing access to these two
properties should be fairly easy to accomplish. The "Thompson/Dennis/Green House
NAP properties" can be accessed off of either proposed "A" or "G" Streets. The
"Engler/Tabata(?) NAP properties" can be accessed off of proposed Lemon Leaf Drive.
Please show andJabel these potential access points on the TM.
10. As indicated in the February 19, 1998, preliminary review for this project, the street
design still must be looked at for meeting City Standards. Proposed knuckles must
have tangent sections and may not have a horizontal angle less than 90°. The current
design is substantially better than the design that was previously submitted for
preliminary review; however, City Standards still must be met.
11. As indicated in the February 19, 1998, preliminary review for this project, please show a
reclaimed (RC) waterline servicing the project. Please show this RC waterline on Sheet
3 of 3 of the TM.
12. Please show typical dwelling unit sewer lateral/clean-outs and water service/valves on
the "Typical Lot Drainage" detail, on Sheet 1 of 3 of the TM. Do not show these facilities
within a driveway.
13. Please be advised, this project is required to pay a fair share of the Aviara
Parkway/Poinsettia Lane Bridge and Thoroughfare District fee, in accordance with the
Zone 20 Local Facilities Management Plan (LFMP). The current estimate for this
payment is $540/ADT.
14. Since the project has been deemed incomplete, staff has not reviewed it for any
engineering issues of concern. Engineering issue review, as well as, review of the
Traffic. Drainage and Soils reports will be conducted when the project is deemed
complete. Please be advised, additional issues of concern may be identified at that
time.
15. Enclosed for the applicant's review for making the requested revisions is a red-lined
check print of the project. This check print must be returned with the revised plans
jo facilitate continued staff review.
If you have any questions, please either see or call me at extension 4388.
MICHAEL J. SHIREY '--
Associate Engineer - Land Development
Attachment
c: Principal Civil Engineer- Land Development
Zoning/LCPA/GP comments:) O - (
1 . Staff agrees with the proposed delineation of the General Plan (RLM and RM)
designations areas.
2. Staff supports the proposed zoning districts and boundaries with the exception of the
request to rezone the R-l-10,000 area to R-l-7,500. The area North of Poinsettia and
East of the out-parcel has two existing zoning designations: R-l-10,000 on the
northern portion and L-C on the southern portion. Staff supports the rezoning of the
L-C portion to R-l-7,500. That request is consistent with the expected and proposed
General Plan designations and with the zoning anticipated by the Zone 20 Specific
Plan for that portion of the site. However, staff believes the R-l-10,000-zoned
portion should remain R-l-10,000. This would maintain better compatibility with the
existing development to the North and consistency with both the Specific Plan and
with the City's General Plan Land Use policies. (It should be noted that, any request
to rezone the R-l-10,000 portion of the site would require that an application for a
Specific Plan Amendment be processed also.)
3. The project site is located within "Site III" of the Coastal Agriculture Overlay Zone as
identified in the Zone 20 Specific Plan. Consequently, the conversion of these
agricultural lands to urban uses will require mitigation as outlined in the Specific
Plan.