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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.