HomeMy WebLinkAboutCT 99-03; Villages of La Costa Greens; Tentative Map (CT) (3)May 8, 2001
Don Neu
Senior Planner
Carlsbad Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Villages of La Costa (CT 99-03/CT 99-04/HDP 99-01/HDP 99-02/SUP 01-003/SUP
00-004)
Dear Mr. Neu,
Thank you for the opportunity to review the Master Tentative Maps and related permits
for the proposed Villages of La Costa project. North County Transit District (NCTD) has
reviewed the above referenced project, and has the following comments:
Existing Bus Service
NCTD currently operates bus service along portions of El Camino Real and Rancho
Santa Fe Road that service the areas proposed for development. Route 304 provides
hourly service Monday through Friday between the Encinitas Transit Station and Palomar
College. Service is provided every two hours on Saturdays, and no service is provided on
Sundays. This route travels on Rancho Santa Fe Road, through the proposed La Costa
Ridge and La Costa Oaks communities. Route 309 provides half-hour service seven days
a week between the Encinitas Transit Center and Oceanside via El Camino Real. This
major thoroughfare is located just west of the proposed La Costa Greens community.
Future Bus Service
NCTD is currently restructuring bus routes for the North County region. As part of our
Fast Forward Service Plan, we will update our current bus routes in order to provide
simpler and faster service to the community. The goal is to increase ridership by
providing more convenient services. With the implementation of Fast Forward, both
routes 304 and 309 will be changed. Route 304 will continue to provide service between
Encinitas and Palomar College via Rancho Santa Fe Road. Route 309 will also continue
to provide similar service as what currently exists, between Encinitas and Oceanside via
El Camino Real.
Although the implementation of these routes is scheduled for September, 2001, well
before anticipated development of the Villages of La Costa, we request that bus facilities
NORTH COUNTV YSAWSIT DISTRICT
810 Mission Avenue, Oceanside, CA 92054
760-967-2828
Mr. Don Neu
May 8, 2001
Page 2
are provided along portions of Rancho Santa Fe Road and El Camino Real as part of the
proposed project.
Requested Bus Stop Improvement Locations
After reviewing the Master Tentative Maps, we request the following infrastructure
improvements for the Villages of La Costa project at the following locations:
• La Costa Greens
1) On El Camino Real northbound, 60 feet north of Poinsettia Lane.
• Improvements should include a sidewalk, bus shelter, bench, trash
receptacle and a lO'-O" deep from face of curb by 15'-0" boarding pad
that meets Americans with Disabilities Act (ADA) standards.
2) On El Camino Real southbound, 60 feet south of Poinsettia Lane.
• Improvements should include a sidewalk, bus shelter, bench, trash
receptacle and a lO'-O" deep from face of curb by 15'-0" boarding pad
that meets ADA standards.
3) On El Camino Real northbound, existing bus stop just north of El Camino
Real & Dove Lane intersection.
• A sidewalk and boarding pad currently exist in this location.
Improvements should include a bus shelter, bench and a lO'-O" deep
from face of curb by 15'-0" boarding pad that meets Americans with
Disabilities Act (ADA) standards.
4) On El Camino Real northbound, existing bus stop just north of El Camino
Real & Alga Road intersection.
• A sidewalk, boarding pad and bench currently exist in this location.
Improvements should include a bus shelter, and a lO'-O" deep from
face of curb by 15'-0" boarding pad that meets Americans with
Disabilities Act (ADA) standards.
• La Costa Oaks
1) On Rancho Santa Fe Road northbound, 60 feet north of existing Rancho Santa
Fe Road
Mr. Don Neu
May 8, 2001
Page 3
• Improvements should include a sidewalk, bus shelter, bench, trash
receptacle and a lO'-O" deep from face of curb by 15'-0" boarding pad
that meets ADA standards.
2) On Rancho Santa Fe Road southbound, 60 feet south of existing Rancho Santa
Fe Road
• Improvements should include a sidewalk, bus shelter, bench, trash
receptacle and a lO'-O" deep from face of curb by 15'-0" boarding pad
that meets ADA standards.
3) On Rancho Santa Fe Road northbound, 60 feet north Street "D"
• Improvements should include a sidewalk, bus shelter, bench, trash
receptacle and a lO'-O" deep from face of curb by 15'-0" boarding pad
that meets ADA standards.
4) On Rancho Santa Fe Road southbound, 60 feet south Street "D"
• Improvements should include a sidewalk, bus shelter, bench, trash
receptacle and a lO'-O" deep from face of curb by 15'-0" boarding pad
that meets ADA standards.
La Costa Ridge
1) On Rancho Santa Fe northbound, 60 feet north of Street "H"
• Improvements should include a sidewalk, bus bench, trash receptacle
and a lO'-O" deep from face of curb by 15'-0" boarding pad that meets
ADA standards.
2) On Rancho Santa Fe Road southbound, 60 feet south of Street "E". The plans
show a proposed bus stop in this location.
• Improvements should include a sidewalk, bus bench, trash receptacle
and a lO'-O" deep from face of curb by 15'-0" boarding pad that meets
ADA standards.
3) On Rancho Santa Fe Road northbound, 60 feet north of La Costa Meadows.
• Improvements should include a sidewalk, bus shelter, bench, trash
receptacle and a lO'-O" deep from face of curb by 15'-0" boarding pad
that meets ADA standards.
Mr. Don Neu
May 8, 2001
Page 4
4) On Rancho Santa Fe Road southbound, 60 feet south of La Costa Meadows.
• Improvements should include a sidewalk, bus shelter, bench, trash
receptacle and a lO'-O" deep from face of curb by 15'-0" boarding pad
that meets ADA standards.
5) On Rancho Santa Fe Road northbound, 60 feet north of Melrose Drive.
• Improvements should include a sidewalk, bus shelter, bench, trash
receptacle and a lO'-O" deep from face of curb by 15'-0" boarding pad
that meets ADA standards.
6) On Rancho Santa Fe Road southbound, 60 feet south of Melrose Drive.
• Improvements should include a sidewalk, bus shelter, bench, trash
receptacle and a lO'-O" deep from face of curb by 15'-0" boarding pad
that meets ADA standards.
I have included copies of portions of the Master Tentative Maps with requested bus stop
locations indicated in red to assist the developer in the siting of the requested
infrastructure improvements. In order to ensure the safety of our passengers, it is
strongly recommended that crosswalks be striped at all intersections closest to the
requested bus stop sites.
Infrastructure Dimensions
• Accessible bus stop pads
Dimensions for both our bench stop and shelter stop have been included as a part of this
package. Both stops contain an accessible bus pad as required by the Americans with
Disabilities Act of 1990, as well as additional concrete area for the installation of a bench
and/or passenger shelter.
• Passenger shelter and bus bench
We recommend a 13-foot Tolar non-advertising shelter with a dome roof (model number
13NALD-GL), and a Wabash Valley metal bench (model number P521). If the requested
bus stop locations are not currently lit (i.e. located under or near a street light) we would
also request that a solar panel be installed on the bus shelter to light the structure at night.
I have enclosed additional information regarding the bus shelters and benches we would
like the developer to use.
Mr. Don Neu
May 8, 2001
Page 5
The developer will be responsible for installation and maintenance of the bus stop
facilities. NCTD will install and maintain all signage. When the developer is ready to
install the shelters and benches, please have them contact me so our transportation
services staff can review the siting and installation of the bus facilities.
Thank you again for the opportunity to review the Master Tentative Maps and related
permit for the Villages of La Costa project. If you have any questions regarding my
comments, please contact me at (760) 967-2859 or email me at bcorson@nctd.org.
Sincerely,r.
Brenna C. Corson
Assistant Transportation Planner
NCTD Bench Stop Dimensions
9 feet
t k
8 feet
ir
Bus Stop Pad
Passenger Bench
Sidewalk
t
6 feet
y
1 t
| Assumes 5 feet
1 I
6 feet
This stop incorporates all features of the basic stop and provides additional concrete
for the installation of a bench and trash receptacle.
A Wabash Valley inground bench (Model P2516) in the diamond and welded wire
pattern should be installed. The bench should have a back and should be royal blue.
The City in whichthe stop is located has the authority to regulate the type of trash
receptacle that should be installed at the stop.
NCTD Shelter Stop Dimensions
Trash Receptacle
A k
8 feet
if
Bus Stop Pad i
0<m*».<M*tji>.<»ui».i«.u»i
Passenger Shelter /
O
Sidewalk
T
6 feet
I
t
Assumes 5 feet
1
6 feet
Bus Stop Sign
This stop incorporates all features of the bench stop and provides additional concrete
for the installation of a passenger shelter.
Facilities should include a Tolar dome roof bus shelter (Model 13NALD-GL) featuring: Bronze
tint Lexan Thermoclear roof panels, solar lighting in roof, perforated metal panels at the rear and
V2 end walls - held in place with stainless steel support assemblies which anchor to
the concrete, durable baked powder coat finish color (RAL5005 - royal blue), four
adjustable leveling shoes and all installation hardware. An end wall map case/schedule
holder should be installed and should be powder coated to match the shelter. A Wabash
Valley bench (Model P2516) in the diamond and welded wire should also be installed
so that it is enclosed by the passenger shelter. The shelter, bench and wall map case
should be royal blue in color.
PRESTIGE/PROFILE SERIES
P3001 W/SMPC2 (sold separately)
BENCHES — DIAMOND AND WELDED WIRE
The Prestige/Profile Series offers two styles of benches: the split back
and seat displayed above, and the contour bench shown on pages
46-49. The split back and seat bench is available in four different metal
patterns. Above we show the diamond and welded wire patterns. The rib
and weave patterns are shown on page 45. The seats and backs are 12°
wide to provide plenty of relaxation. It can be ordered with or without
a back, and with mounting choices of portable, inground or surface
mount (portable option is only available for benches with backs).
As an optional feature, we are offering the use of mounting plate covers.
These are sold separately and are used only with the surface mount and
inground leg models.
Model Description Wgt.Price
Diamond Pattern
P2515
P2516
P2517
P2520
P2521
P2522
P2525
P2526
P2530
P2531
SMPC2
6' Bench w/back - Portable
6' Bench w/back - Inground*
6' Bench w/back - Surface Mount*
8' Bench w/back - Portable
8' Bench w/back - Inground*
8' Bench w/back - Surface Mount*
6' Bench w/o back - Inground*
6' Bench w/o back - Surface Mount*
8' Bench w/o back - Inground*
8' Bench w/o back - Surface Mount*
Sm. Mounting Plate Covers (Set of 2)
122 Ibs.
116 Ibs.
108 Ibs.
151 Ibs.
144 Ibs.
136 Ibs.
62 Ibs.
59 Ibs.
76 Ibs.
73 Ibs.
1lb.
$260.00
260.00
260.00
303.00
303.00
303.00
175.00
175.00
205.00
205.00
12.00
' Surface mount and inground legs must be adequately anchored
6f-57 3/8"
6'-65 3/8-
Measurements will vary with leg options.
Model Description Wgt.Price
Welded Wire Pattern
P3000
P3001
P3002
P3010
P3011
P3012
P3020
P3021
P3030
P3031
SMPC2
6' Bench w/back - Portable
6' Bench w/back - Inground*
6' Bench w/back - Surface Mount*
8' Bench w/back - Portable
8' Bench w/back - Inground*
8' Bench w/back - Surface Mount*
6' Bench w/o back - Inground*
6' Bench w/o back - Surface Mount*
8' Bench w/o back - Inground*
8' Bench w/o back - Surface Mount*
Sm. Mounting Plate Covers (Set of 2)
137 Ibs.
131 Ibs.
113 Ibs.
160 Ibs.
153 Ibs.
145 Ibs.
70 Ibs.
67 Ibs.
81 Ibs.
78 Ibs.
1 Ib.
$289.00
289.00
289.00
335.00
335.00
335.00
198.00
198.00
219.00
219.00
12.00
* Surface mount and inground legs must be adequately anchored.
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DOMED ROOF SHELTERS
Mode! 9NALD-PM
9' Dome roof non-advertising
bus shelter with perforated
metal panels at the rear and
I/2 end walls
Optional features shown:
Painted Lexan roof panels in lieu of
standard bronze tint
Street name plaques with vinyl
letters
5' Perforated metal bench with
anti-vagrant bars
Model I3NALD-WG
13' Dome roof non-advertising bus shelter
with decorative wire grid facia at the
roofline perimeter
Optional features shown:
Painted Lexan roof panels in lieu of standard
bronze tint
Solar security lighting system in the roof
8' wire grid contour bench with back and
armrests-US Patent DES 365,455
Model I3NALD-GL
13' Dome roof non-advertising
bus shelter with bronze tint
tempered safety glass panels at
the rear and I/2 end walls.
Optional features shown:
Painted Lexan roof panels in lieu of
standard bronze tint
5' Steel slat bench with back
FILE
City of Carlsbad
Planning Department
April 19, 1999
Fred Arbuckle
Morrow Development
P.O. Box 9000-685
Carlsbad, CA 92018-9000
SUBJECT: CT 99-03/HDP 99-01/SUP 99-01 - VILLAGES OF LA COSTA THE
GREENS
The above referenced applications were deemed incomplete in a letter dated March
8, 1999. The incomplete application determination was based on the status of the
Villages of La Costa Master Plan as not approved. In that letter it was stated that
a detailed listing of additional incomplete items and issues of concern with the
applications and materials that were submitted would be provided. The purpose of
this letter is to provide this detailed information for the applications.
Attached are two lists. The first list is information which must be submitted to
complete your application. This list of items must be submitted directly to your
staff planner by appointment. All list items must be submitted simultaneously and
a copy of this list must be included with your submittals. No processing of your
application can occur until the application is determined to be complete. The
second list is issues of concern to staff. When all required materials are submitted
the City has 30 days to make a determination of completeness. If the application is
determined to be complete, processing for a decision on the application will be
initiated. In addition, please note that you have six months from the date the
application was initially filed, February 3, 1999, to either resubmit the application
or submit the required information. Failure to resubmit the application or to submit
the materials necessary to determine your application complete shall be deemed to
constitute withdrawal of the application. If an application is withdrawn or deemed
withdrawn, a new application must be submitted.
2075 La Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (76O) 438-O894
Please contact your staff planner, Don Neu, at (760) 438-1 161, extension 4446, if
you have any questions or wish to set up a meeting to discuss the application.
Sincerely,
MICHAEL J. HC5LZMILLER
Planning Director
MJH:DN:mh
c: Gary Wayne
Adrienne Landers Jack Henthorn
Clyde Wickham Jack Henthorn & Associates
Bobbie Hoder 5375 Avenida Encinas, Suite D
File Copy Carlsbad, CA 92008
Data Entry
Planning Aide Tim Carroll
O'Day Consultants
5900 Pasteur Court, Suite 100
Carlsbad, CA 92008
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION
No. CT 99-03/HDP 99-01/SUP 99-01 - VILLAGES OF LA COSTA THE GREENS
Planning:
Final action on the Villages of La Costa Master Plan (MP 98-01), the
amendment to the La Costa Master Plan (MP 149(Q)), a General Plan
Amendment (GPA 98-01), Local Facilities Management Plan for Zone 10, and
Certification of an Environmental Impact Report (EIR 98-07) for the project
are required prior to the proposed master tentative map and related
applications being deemed complete. This is necessary so as to establish the
standards by which the Master Tentative Map and related applications are to
be reviewed.
2.) Include the application numbers in the upper right hand corner of the first
sheet of all plan sets.
"'d. Include on the title sheet the Average Daily Traffic generated by the project,
broken down by separate uses.
/4. Plot on the constraints map the location of all major vegetation, showing size
and type.
L^
5. Clearly show and label the 100 year flood line for the before and after
development condition.
Provide a landscape plan addressing the items listed on the application
checklist. Slopes which will not be regraded should be planted with
permanent landscape materials selected from the planting palette contained
in the draft master plan. Temporary slopes must have erosion control
landscaping.
On the constraints map please include riparian or woodlands, archaeological
sites, and wetlands.
A Corporate Resolution is still required to process a public facilities fee
agreement for the project. Please provide this document to allow the
necessary agreement to be processed and recorded.
9f) Provide proof of availability of sewer from the Leucadia County Water
District.
10. A circulation impact analysis is required for the project. The analysis must
also evaluate the potential impacts of the project on the regional
transportation system, including the costs of mitigating the associated
impacts, as required by the SANDAG Congestion Management Program
(CMP). Please refer to the application checklist for the minimum information
required for the study.
11. A Noise Study consistent with the City of Carlsbad Noise Guidelines Manual
must be submitted and accepted.
/
12. Two copies of a preliminary soils/geologic report are required. The reports
submitted have a date of 1988 and are based on a different plan. The report
states it should not be relied upon after 3 years.
Assurance of slope analysis and slope profile accuracy. Both the slope
analysis and slope profiles shall be stamped and signed by a registered civil
engineer indicating the datum, source and scale of topographic data used in
the slope analysis and slope profiles, and attesting to the fact that the slope
analysis and slope profiles have been accurately calculated and identified.
The plan must include contour grading as required by Zoning Ordinance
Section 21.95.120(F) and as illustrated in the Hillside Development and
Design Guidelines.
Area or extent of grading. To define the area or extent of grading, the area
in acres of both cut excavation and fill areas shall be calculated. This
calculation shall be noted on the particular cut or fill area on the project
plans.
Development of natural slopes of over forty percent gradient, a
volume inj£»e"'unacceptable range, and slope heights greater than forty feet
'n height are proposed which is not in compliance with the limitations of the
Hillside Development Ordinance. In order for the application to be complete
and for staff to consider this further please provide the written findings and
plans required by Sections jgjbBS^SQ and 21.95.140 of the Carlsbad
Municipal Code.
ISSUES OF CONCERN
Planning:
2.\
1?\ The area of most of the proposed lots listed in the Table on Sheet ^ of the
Master Tentative Map is not consistent with the areas provided in the Draft
Villages of La Costa Master Plan. The two must be consistent. This is
important to the density calculations for each individual neighborhood.
*/2. The "Flight Activity Zone" of the Comprehensive Land Use Plan (CLUP) for
. j . McClellan-Palomar Airport impacts an area of the proposed elementary school
.. site in addition to the proposed Community Facilities Sites for The Greens.
3.
The CLUP includes on pages 12 and 13 that uses involving the assembly of
large groups of people (defined as more than 100) are incompatible land uses
within the "Flight Activity Zone". Please revise the master tentative map and
the master plan to locate these facilities in areas compatible with the CLUP.
The new locations for these facilities should be agreed to by city staff prior
to plans and documents being revised and resubmitted.
Trails depicted in the master plan on Exhibit 5-9 must be incorporated into
the master tentative map and constructed with the master tentative map
improvements and grading.
Section 21.95.120(F) .of the Hillside Development Regulations requires that
all manufactured slopes which are greater than twenty feet in height and two
hundred feet in length and which are located adjacent to or are substantially
visible from a circulation element road, collector street or useable public open
space area shall be contour graded. Please revise the plan to comply with
this requirement.
Access to proposed lots two and three is proposed across property not
owned by the applicant. Permission must be obtained from the property
owner or an alternative access will be required.
A note on the bottom of sheet 1 of the master tentative map indicates that
this project is to be completed in multiple final maps and phases and refers to
a phasing map sheet which was not submitted. Please submit a phasing plan
unless the map and grading are proposed as a single phase.
The typical street sections on sheet 2 are not consistent with the draft
master plan street sections. The Engineering Department should be
consulted regarding the appropriate street sections. The master plan and
master tentative map must be consistent in the treatment of streets.
Enclosed is a redlined checkprint of the Master Tentative Map, Hillside
Development Permit Exhibits, and Constraints Map containing additional
plancheck comments. Please revise the plans to address all the comments
noted on the checkprints. _ Please r^Tur" th<a rftfllir>qtl checkprints with 3
complete sets of revised plans to assist city staff in the review of the
project.
Engineering:
Traffic & Circulation:
1. An alignment plan is recommended to layout and show overall circulation,
access and specific issues associated with this master subdivision. The plan
would work well to show lane configuration, alignment, points of access,
future signals and a majority of traffic related issues.
2. Alicante Road is considered a Secondary Arterial. As such it is intended to
accommodate 2 lanes in each direction and a bike lane. The Proposed
sections have merit but do not provide for the required lanes mentioned
above. In addition, the meandering walkway is proposed partially offsite or
outside of the public right of way. The walkway idea is good but should be
entirely within public right of way and should be approved by the traffic
division as a specific detail of this master tentative map. The approval from
the Traffic Division should include the understanding that it is to replace
sidewalk on both sides of the street and it is intended to provide a
combination bike and walkway.
3. The alignment of Alicante Road north of this subdivision is an issue. An
alignment plan is necessary and a realignment to match their development
may occur. As a secondary arterial, this roadway is a valuable link in the
City's network. From the Bressi Ranch plans that we have seen, the road
may work better on the east side of this subdivision boundary. I have dashed
in a schematic alignment on sheet 3 of the check print of the TPM.
4. The cross sections on El Camino Real should include stations or limits and
should also show full right of way obligations. If right of way is necessary on
the west side of the roadway it should be shown. Manitou Engineering is
working on design and improvements from Cassia Road south to Poinsettia
Lane, the tentative map should include this information as we are almost
ready to condition the project. There is a fuel line at the point of connection
with access and construction issues.
5. Access from Camino Vida Roble to lots 1, 2, & 3 should be considered as a
frontage road. We anticipate a connection to the north across Bressi Ranch
that will tie into the traffic signal at the Via-Sat project, almost midway to El
Camino Real.
6. Poinsettia Lane should be shown to connect to the east and would fall under
the discussion above regarding alignment, access, and lane configuration. We
are aware that the Army Corps Of Engineers have concern over the
alignment, location and width of this arterial. A realignment is considered a
solution of their request and seems to fit the existing dedication and
alignment from the La Costa Golf Course expansion (1980's).
7. Median improvements to El Camino Real and to Alga Road are required.
Limits of these improvements should be shown and discussion or notes
should identify when development is anticipated. A reimbursement or refund
agreement should be negotiated early in the review process.
8. Traffic signals will be required. Locations of proposed signals should be
shown. Phasing of construction for these signals should also be noted.
"Signals will be designed concurrent with neighborhood development.
Installation will occur when warrants are met and as directed by the City
Engineer."
Grading & Drainage:
9. The grading amount per acre shown on sheet 1 is considered excessive. The
portions of grading required for Alicante Road and for Poinsettia Lane should
be removed to allow for the exemption of arterial grading. The adjusted
amount will probably be within an acceptable range.
10. The proposed grading or mass grading of rough pads should be clarified on
sheet 1 under quantities. An explanation or note that graded swales have a
min. of 2% flowline grade and that setbacks from slopes will be increased to
provide for safe drainage.
11. The access points to each neighborhood should be graded up front. Access
from adjacent streets should also be graded up front to be consistent with
development approvals. Future points as 2nd or 3rd points of access that
exceed the city's requirement could be shown.
12. The 100 year flood condition, detention basins, golf course drainage /
flooding, and master storm drainage system should be reviewed. Poinsettia
Lane alignment and flood control as proposed raise issues with before & after
changes and with realignment ideas to provide more room and floodway.
13. The drainage outlets that are inaccessible should be designed to use D-41
outlet dissipaters instead of rip rap fields.
14. The before development drainage / flooding and the after development
change is not clear. The areas of detention, and flooding, and in the case of
the proposed school freeboard to spillway needs to be shown. The SUP
application can address this issue as well as the required findings and studies
needed to support the proposed project.
Water:
15. The Developer shall provide detailed information to the District Engineer
regarding irrigation demand in gallons per day and peak gallons per minute.
1 6. The entire recycled water system shall be evaluated in detail by Developer
and District Engineer to insure that adequate capacity, pressure and flow
demands can be met.
17. All District pipelines, pump stations, pressure reducing stations and
appurtenances required for this project by the District shall be within public
right-of-way or within easements granted to the District or the City of
Carlsbad.
18. Sequentially, the Developer's Engineer shall do the following:
A. Prepare and submit a colored recycled water use area map and submit
this map to the Planning Department for processing and approval by the
District Engineer.
B. Prior to the preparation of recycled water improvement plans, the
Developer shall submit preliminary system layouts to the District Engineer
for review, comment and approval.
19. The following note shall be placed on the final map. "This project is
approved upon the expressed condition that building permits will not be
issued for development of the subject property unless the District serving the
development has adequate water and sewer capacity available at the time
development is to occur, and that such water and sewer capacity will
continue to be available until time of occupancy."
20. All recycled water meters shall be placed within public right of way.
21. This project DOES NOT lie within Carlsbad's water or sewer service areas.
The District will be reviewing the plans for recycled water usage (irrigation
purposes) only.
Subdivision Design:
22. The proposed lots are complicated and could be simplified for future
development. The subdivision design must comply with City Standards
regarding boundary, top of slope and setbacks. This issue is subjective and
additional discussion should follow this review. Comments noted on sheet 5
are typical of concerns thru-out this subdivision.
23. Relinquishment of access will be required and should be shown on the map
and addressed up front.
24. Easement widths are generally 20' wide. Access to drainage facilities, for
temporary slope, and necessary construction easements should be shown.
Letters of support from affected property owners should be submitted.
Specifically (as an example) the access, grading & slope easements for
Poinsettia Lane sheet 6 should be shown. The access, grading & temp, slope
easements for lots 1, 2 & 3 should be shown.
25. Future easements or points of access should be shown (Lot 1 & Bressi).
Shared intersections or points of access should be shown (Lot 7 & Bressi).
All of these issues could be worked out on a traffic & circulation plan.