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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. t AU. ITKXTIIJW. £TCEL. IHTSS tCTED. SMALL 1C AS1M A-34.rE.Ii imocTM Jtjoo rsi t JLL ALUKINLM l (CTCC. S>i*U. K OT ALLOr uu-rs. a ILL Kuri swu. K WILLTB at moo. 4. PEEL WELDING SHALL CCHTRK TO wOOAd WCJOC SBIIETY STvitWJO fit l-«a.DJrTRDCCS SKALL O>*t»H TH ASTM A233, OU C70XX. END ELEVATION X~ 3/«" THIt TtuPtBED 6U« II* I 77* ^x— UtA* CLASS FRONT ELFVATION END ELEVATION SLAI SHQUIA EXTDIOounwrni of si/fvours AT uxsr f /16'— 8* : ii-7 i/t j -J 1/2 '/"• ' " «u 1 iH]! 1 rI ADA i J-i SPACE j r,» i i ^51 J0- X 48" ! Ifi ii i ~fl J/56-r 2'~0 J r5 1/4" « .poor PLAN _CONC«ir SUAB SHOULD EJtTtM)oon««o or SXPPORTS *T uxsr e' TH^MOCLEAR AND _sows 1 v-i Ta, iMi T fLJV*TlCN PIUWNQ-'3' NQ Ag BCt 02875/TOL BuyLine 1142 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.