HomeMy WebLinkAboutCT 98-19; Roesch Property Residential Subdivision; Tentative Map (CT) (42)^'"SS, „-'"' '*S
Gity of Carlsbad
Planning Department
May 24, 1999
Standard Pacific Corporation -
9335 Chesapeake Drive
San Diego, CA 92123
SUBJECT: LCPA 98-09/ZC 98-12/CT 98-19/HDP 98-21/CDP 98-86/SDP 99-05 -
ROESCH PROPERTY RESIDENTIAL SUBDIVISION
The Planning Department has completed its review of the applicant's second submittal of the
subject project and the following issues of concern remain. These issues must be resolved
prior to scheduling this project for a public hearing.
Planning:
1. The City's draft HMP permits taking of southern maritime chaparral under specific
conditions if more than 67% of the site would be retained in open space as part of a
preserve system within Linkage Area F. Additional information is required to determine
consistency with the HMP prior to noticing the mitigated negative declaration. Please
provide the following additional biological survey information within the next two weeks
to allow adequate time to noticing the mitigated negative declaration:
• Please provide the location of the northern harrier nesting site. If this is located
within the area of project impact, the mitigation proposed may not be adequate.
• Please submit a map identifying the location and quantity of individual sensitive
plant species located within the southern maritime chaparral (white coast
ceanothus, western dichondra, Nuttall's scrub oak, and ashy spike-moss.
• Please include in the biological survey the impacts resulting from the fire
suppression zones around the project perimeter that encroach into native
habitat. The map included in the biology report does not appear to include these
areas and should be redrawn to indicate the entire impacted area. Please adjust
acreages of impacts to southern maritime chaparral and coastal sage scrub in
the biology report.
• Mitigation measure #1 of the biological survey should be revised. If the biologist
is concerned that sensitive plant species may be located onsite, the directed
survey should be conducted now so that all sensitive species are identified.
According to David Levine, the biologist performing the survey, none have been
detected. This is the opportunity for identification to identify the necessary
mitigation. It would be too late after the project is approved.
2. Please locate property lines at the top of slope on all lots.
3. The 28' wide driveways are excessive. Please reduce to a maximum of 24' within the
front yard setback.
2O75 La Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (760) 438-0894
4. The 30' fire suppression zone is not routinely allowed by the Fire Department; 60' wide
fire suppression zones are typically required. The Planning Department is reviewing the
reduced fire suppression zone with the Fire Department and will advise whether staff
can support.
Engineering:
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Traffic & Transportation
1. City Standards require that driveway widths use only a maximum of 40% of a lot's
frontage. Lot's 10, 16, and 21 seem to exceed this maximum width. Please verify and
revise.
2. City Standards require that the top of the "X" of any driveway be located a minimum
of 3' away from the adjacent property line. Lot's 6, 7, 12, 13 and 14 do not seem to
meet this Standard. Please verify and revise.
3. Please reconfigure the proposed dwelling unit (D/U) on Lot 1 so that the driveway is
located substantially away from the Regatta Road/Brigantine Drive intersection.
(Basically, re-orientate the D/U 180°.). Please also reconfigure the proposed D/U on
Lot 9 for the same reason.
4. Please plot a Caltrans Corner Sight Distance sight line of 275' at the southwest
corner of the Regatta/Brigantine intersection. Plot this sight line on the tentative map
(TM). Site Development Plan (SDP) and Conceptual Landscape Plan (CLP). Please
plot a 150' stopping Sight Distance sight line at the Regatta/Street 'A' intersection.
Also plot this sight line on the TM. SDP and CLP.
5. Please add the following note to the CLP:
"Proposed mature landscaping and vegetation encroaching into any sight line can
only have a maximum height of 30 inches and a minimum tree canopy of 8'. Any
proposed monument signs or walls encroaching into any sight line can only have
a maximum height of 30 inches."
6. Please actually show a preliminary design for the off-site transition to the existing
half-street improvements on Brigantine Drive.
7. Please indicate where the Fernandez parcel, located to the south of this proposed
project, might gain future site access. Additionally, since there is only a minimal
distance to complete the full Brigantine Drive improvements to Poinsettia Lane,
please contact Fernandez to see if they would be willing to participate in completing
the street at this time through a joint funding and/or construction effort.
8. In accordance with City Standards, please show a 50' tangent section on Regatta
Road, from the prolongation of the Brigantine Drive curb line.
9. Please be advised, the City Council (CC), at the Tuesday, April 27, 1999, CC
meeting, enacted an Urgency Ordinance for traffic mitigation measures for Local
Facility Management Plan (LFMP) Zone's 5, 10, 15, 16, 17, 18, 20 and 21. Projects
within these zones are required to sign an agreement to pay a traffic mitigation fee of
S10/ADT. This fee will be collected at issuance of any building permit for a project.
This proposed project is located within LFMP Zone 20.
10. Please be advised, this project is also located within the boundary of Bridge and
Thoroughfare District (B&TD) No. 2, Aviara Parkway/Poinsettia Lane, and will be
required to pay a B&TD fee estimated at $566/ADT, prior to recording a Final Map for
the project.
Water Facilities
1. See the Carlsbad Municipal Water District (CMWD) comments below to determine if
a "looped" waterline configuration is required.
Drainage & Hydrology Report
1. The Typical Lot Drainage plan view and sections indicate the potential for a 3' rather
than 5' surface flow line around the proposed D/U's. Submit documentation from the
Soils Engineer that this design is acceptable. The proposed design seems to indicate
that positive surface flow can be maintained. However, due to drainage deficiencies
that have recently been occurring in the field, yard drains can be proposed with one
(1) San Diego Regional Standard (SDRS) D-27 curb outlet. If the developer
anticipates any yard drains, a final design must be included at the tentative map
stage of the proposed project and shown on the Typical Lot Drainage plan view.
Please be advised, what is approved as part of this TM and SDP is what must
eventually be constructed.
2. The positive fail-safe overflow, located between Lot's 14 and 15 is being shown as
1% in the wrong direction. Please verify and revise.
3. The proposed storm drain configuration is somewhat confusing. The TM & SDP
indicate "preferred and alternative" alignments, and relocation of structures.
Additionally, the TM & SDP does not match the Ocean Bluff/Catellus approved
grading plans (e.g., adjacent to Lot 96 on sheet 3 of 7 of DWG. 360-3A). Please
revise per the Ocean Bluff plans and show the proposed configuration. Is there some
reason for alternatives?
4. In accordance with Issue No. 3 above, the Hydrology Study is also confusing and
must be updated to reflect a proposed design. Again, is there some reason for
alternatives?
5. Please analyze pre and post developed Q-10 in the Hydrology Study. Identify
impacts and recommend mitigation measures to meet Mello II requirements (i.e., no
greater developed Q than existing, exiting the site).
6. The Executive Summary of the Hydrology Study mentions "runoff from bench drain."
What is this referring to?
Soils & Grading
1. Please setback the top of the slope along the easterly subdivision boundary line, in
accordance with City Standard GS-14 (unless the slope was already constructed this way
for Ocean Bluff).
2. Please clearly show the existing Ocean Bluff/Catellus grading and the proposed
project grading on the TM & SDP. Show clearly how these two grading scenarios
match along the project's easterly boundary line.
Land Title & Mapping
1. Where is the Lot 14/15 side property line? Also, the 20' easement must be on one
2. Please relocate the side property lines for Lot's 9, 10, 11 and 12 to the top of the
proposed slope.
Miscellaneous
1. Please label the top right corners of the TM & SDP as SDP 99-05. (Currently it states
SDP XX.)
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2. I do not believe that someone can "vacate" an Agreement. The Engineer of Work
may want to re-word these statements on sheet 1 of the TM & SDP regarding PR
item's 10 & 11. Regarding the Roesch/Catellus private slope Agreement, supply
documentation that Catellus agrees to relinquishing any slope rights. Regarding item
11. the public sewer reimbursement Agreement, provide documentation of the status
of this Agreement regarding Catellus' and the City's interests and obligations.
3. Please make sure that any revisions that are made on one plan are also made to any
applicable plan sets.
4. Red-lined check prints are enclosed for the applicant's use in making the requested
revisions. These check prints must be returned with the plan revisions to
facilitate continued staff review.
Water District:
1. No 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 or a written waiver shall be obtained from the District.
2. The developer will be responsible for paying the "Deep Sewer Fee" in accordance with
the Deep Sewer Reimbursement Agreement dated September 22, 1998 between
Catellus and the City of Carlsbad upon issuance of a grading permit. The "Deep Sewer
Fee" is calculated to be $66.948 based on the letter from Catellus dated January 5,
1999.
If you have any questions regarding the above issues, please call me at 438-1161, extension
4477.
Sincerely,
AH:eh
Attachments ( sent to Jack Henthorn & Associates)
c: Adrienne Landers
Mike Shirey
Melissa Allen, Jack Henthorn & Associates
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