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HomeMy WebLinkAboutCT 98-20; James Canyon Estates; Tentative Map (CT) (33)'"****' PUBLIC WORKS LAND DEVELOPMENT SECTION MEMORANDUM September 23, 1999 TO: ANNE HYSONG, ASSOCIATE PLANNER FROM: Jeremy Riddle, John Powell & Associates ^ SUBJECT: PROJECT REPORT AND CONDITIONS, JAMES CANYON ESTATES, CT 98-20/CDP 98-90/HDP 98-22 The Engineering Department has completed its review of the subject project. The Engineering Department is recommending that the project be approved, subject to the following conditions: General 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. 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. 44. All concrete terrace drains shall be maintained by the homeowner's association (if on commonly owned property) or 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 (if maintained by the Association) and on 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. 47. Rain gutters must be provided to convey roof drainage to an approved drainage course or street to the satisfaction of the City Engineer. H:\WORD\Riddle\LaddDevdopment\CTO8-20\Conditions.doc REV. 9/23/99 Page: 1 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." Fees/Agreements 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. 55. The owner shall execute a hold harmless agreement for geologic failure. 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 appears to be 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. 60. Upon completion of grading, the developer shall ensure that an "as-graded" geologic plan is submitted to the City Engineer. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a contour map which represents both the pre and post site grading. This plan shall be signed by both the soils engineer and the engineering geologist. The plan shall be prepared on a 24" x 36" mylar or similar drafting film and shall become a permanent record. 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 occur outside the project site in a manner which H:\WORD\RiddleU-andDeyelopment\CT\98-20\Conditionsdoc REV. 9/23/99 Page: 2 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. 65. James Drive shall be dedicated by the owner along the project frontage based on a center line to right-of-way width of 30 feet and in conformance with City of Carlsbad Standards. 66. Prior to approval of the final map, the applicant must submit recorded documents to verify the off-site right-of-way of James Drive has been obtained. This development currently proposes off-site public improvements outside the limits of the subdivision boundary, in which right-of-way must be secured. 66. Prior to issuance of building permits, the developer shall underground all existing overhead utilities within the subdivision boundary. 67. Direct access rights for all lots abutting Hillside Drive 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 H:\WORD\Riddlc\LandDevclopment\CT\98-20\Conditionsdoc REV. 9/23/99 Page: 3 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: 1. Full-width public road and utility improvements to James Drive. 2. Half-width road improvements to Hillside Drive 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. 72. The developer shall install street lights along all public and private street frontages in conformance with City of Carlsbad Standards. 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. Final Map Notes 78. Note(s) to the following effect(s) shall be placed on the final map as non-mapping data: C. Geotechnical Caution: 1. Slopes steeper than two parts horizontal to one part vertical exist within the boundaries of this subdivision. 2. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological failure, ground H:\WORD\Riddle\LandDevelopment\CT\98-20\Conditions.doc REV. 9/23/99 Page: 4 water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. 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. 80. Some improvements shown on the (TENTATIVE MAP/SITE PLAN) 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. Also attached is a final Land Use Review project report for inclusion in the staff report for this project. If you have questions regarding any of the conditions above, please contact me at extension 4385. JEREMY RIDDLE John Powell & Associates c: Bob Wojcik, Deputy City Engineer H:\WORD\Riddle\LandDcvelopment\CT\98-20\Conditionsdoc REV. 9/23/99 Page: 5 LAND USE REVIEW DIVISION PROJECT REPORT PROJECT ID: CT 98-20 PREPARED BY: Jeremy Riddle PROJECT NAME: James Canyon Estates LOCATION: Property between James Drive and Hillside Drive. BRIEF DESCRIPTION: Proposed 12 lot subdivision . ENGINEERING ISSUES AND DISCUSSION TRAFFIC AND CIRCULATION Projected Average Daily Traffic (ADT): 140 ADT The project is served by James Drive, and has direct access to public streets. The streets adjacent to the project site, Hillside Drive and Tamarack Avenue, are adequate to serve the traffic volumes generated by this project. SEWER Sewer District: Carlsbad Municipal Water District Sewer EDU's required: 12 units x 1EDU/unit = 12EDU's Sewer lines to this project will gravity flow to existing sewer mains in James Drive. WATER Water District: Carlsbad Municipal Water District GPD required: 220GPD/EDU x 12 EDU's = 2640 GPD Water service to the project is provided by existing water mains on both James Drive and Hillside Drive. H:\WORD\Riddle\LandDevelopmrat\CT\98-20\Conditions.doc REV. 9/23/99 Page: 6 GRADING Quantities: Cut: 12,000 cy Fill: 29,000 cy Import: 17,000 cy Permit required: Yes Offsite approval required: Yes Hillside grading requirements met: Yes Prelin^arygeQtecrjnicaJ investigation performed foy^Hetheringtpn gn^neering, Ind = >; ;' ^ ;;v The geotechnical report indicates that there are no major grading or soils related issues with the proposed project. DRAINAGE AND EROSION CONTROL Drainage basin: AgutHedjonela Watershed : . i Erosion potential: Low Surface runoff from the development will be collected and conveyed by a proposed public storm drain and inlet system in James Drive. The basin inlets are located near the cul-de-sac. This is a sump condition, however, the development provides for a failsafe overflow. The project is also required to provide drainage area fees under the City's Master Drainage Plan. LAND TITLE Conflicts with existing easements: No Public easement dedication required: Yes Site boundary coincides with Land Title: Yes The right-of-way widths for Hillside Drive conform with City standards and no additional right-of- way dedications are required. James Drive, a cul-de-sac street, will be dedicated as a public street on the final map. PAD ELEVATIONS FOR INFILL-LOT This adjacent properties surrounding are developed and occupied with residential structures. Visual impacts from these adjacent developments are measured by differences in existing and proposed topography. The differences in elevations for each pad ranges from approximately negative 2-feet to positive 14-feet. These elevation differences are inherent for each lot to be H:\WORD\Riddle\LandDeveloproenl\CT\98-20\Conditions.doc REV. 9/23/99 Page: 7 in- accessible and serviceable to the proposed public street. The proposed pad elevations appear to be consistent with adjacent properties. IMPROVEMENTS Offsite improvements: Yes Standard Waivers required: No A portion of the proposed improvements for James Drive is proposed outside the subdivision boundary. Verification that off-site right-of-way is obtained is contingent on project approval. H:\WORD\Riddle\Land Developnrcnt\CT\98-20\Conditions,doc REV. 9/23/99 Page: 8