HomeMy WebLinkAboutCT 99-10; Buerger; Tentative Map (CT) (48)PUBLIC WORKS LAND DEVELOPMENT SECTION
MEMORANDUM
April 30, 1999
TO: ASSOCIATE PLANNER - ANNE HYSONG
FROM: Associate Engineer- Land Development
CT 99-10, CDP 99-17, HDP 99-08, LCPA 99-03, PUD 99-05, ZC 99-05: BUERGER
COMPLETENESS REVIEW & INITIAL ISSUES STATEMENT
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:
Incomplete Items
1. As indicated in the preliminary review of the project, please indicate potential
shared/aligned access to adjacent parcels (i.e., Yamamoto, Aviara Phase III <CT 92-3>,
Sugino and Muroya). Intersection design and spacing (300' collector spacing) is a major
issue along Black Rail Road since many of the property owners are now proposing
projects. Attached is a preliminary intersection study. Although this configuration is not
formally adopted, staff does support the concept. It is incumbent on each property
owner proposing a project to analyze access along Black Rail Road adjacent to their
property.
2. Thank you for providing a hydrology map for the project. Please also provide a
preliminary report which indicates the calculations, pre and post 100 year Q's and
velocities and a conclusion/recommendation. Additionally, please be advised,
discharging concentrated runoff onto Black Rail Road at the northwest corner of the site
is unacceptable. Additionally, there is a cumulative runoff effect along Black Rail Road.
This cumulative effect must be analyzed. For example, what is the Q north of this
proposed project and what effect does adding the proposed project's Q's have on the
existing inlet south of the project. Can this inlet and storm drain handle these flows?
What is the size of this existing storm drain? Is storm drain required along Black Rail
Road, along this project's frontage? Please investigate these issues, identify impacts
and make mitigation measure recommendations.
3. Please indicate Preliminary Title Report (PR), Schedule "B" easement item No.'s 5, 6, 7
and 11, and, access item No. 12, on the tentative map. Indicate the future disposition of
all easements and encumbrances.
4. Please indicate existing Parcel's 1. 2 and 3 on the tentative map, in accordance with the
Legal Description in the PR.
5. Please add Parcel 3 to the Legal Description on sheet 1 of the tentative map, in
accordance with the Legal Description in the PR.
CT 99-10, CDP 99-17, HDP 99-08, LCPA 99-03, PUD 99-05, ZC 99-05: BUERGER 2
COMPLETENESS REVIEW & INITIAL ISSUES STATEMENT
A. HYSONG MEMO; APRIL 30,1999
Additionally, staff has conducted a review of the project for engineering issues of concern.
Engineering issues which must be resolved or adequately addressed prior to staff making a
determination on the proposed project are as follows:
[ Engineering Issues of Concern
Traffic & Transportation
1. The proposed on-site street must have concrete sidewalks on both sides. The plan view
seems to indicate this but the typical section for 'A" Street only shows sidewalk on one
side. Please revise as necessary.
2. Adequate turning radii must be available at the project entrance. Please show that a
standard AASHTO 'P' Vehicle can turn around on-site without backing into or utilizing
the public street.
3. Please narrow the proposed private street raised median to 8'. Additionally, please
relocate this raised median 5' to the east. Raised medians must be located a minimum
of 15' back from the prolongation of the cross street curb line.
4. Please indicate all existing and proposed improvements, in both plan and cross-section
view for both Black Rail Road and 'A' Street. Indicate street light standards, fire
hydrants, 5.5' concrete sidewalk, etc. The cross-section for Black Rail Road indicates
an existing A/C pavement width of 40'. Is this correct? Black Rail Road was only
improved to its full width grading (60'), with only 28' of A/C pavement being constructed.
Some sections of Black Rail Road may have been minimally widened for drainage
purposes, but not to the full 40' street width. Please verify and revise as necessary.
5. Please be advised, as a condition of approval for this project, the remaining section of
Black Rail Road will be required to be constructed along the project's frontage. This
includes any off-site transitions to the existing improvements.
6. Provide 1" = 20' scale exhibits on the tentative map showing that a standard 'P' Vehicle
can maneuver within the proposed dwelling unit driveways and access driveways (i.e.,
30' drive aisles) for Lot No.'s 2, 4, 5, 6, 7, 8, 9 and 12.
7. Please revise the tentative map to a 1" = 40' scale.
8. Please show the sight distance sight lines on the Conceptual Landscape plan. Also
please add the following note to the Conceptual Landscape plan:
"Proposed mature landscaping and vegetation encroaching into the 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 the sight line can only have
a maximum height of 30 inches."
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
$10/ADT. This fee will be collected at issuance of any building permit for a project. This
proposed project is located within LFMP Zone 20.
CT 99-10, CDP 99-17, HDP 99-08, LCPA 99-03, PUD 99-05, ZC 99-05: BUERGER 3
COMPLETENESS REVIEW & INITIAL ISSUES STATEMENT
A. HYSONG MEMO; APRIL 30,1999
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.
11. Please show standard handicap ramps at the curb returns of the project entrance.
12. In accordance with City Standards, please relocate the top of the "X" for any proposed
driveway to a minimum of 3' away from any property line.
13. In accordance with City Standards, please show a profile of proposed 'A' Street on the
tentative map.
Sewer and Water Facilities
1. Please show dwelling unit (D/U) sewer clean-outs and water valves. These facilities
must be located out of the D/U driveways. This can be shown on each lot, or on a
typical plan view (e.g. on the GS-15 Typical Lot Drainage view).
SQ//S & Grading
1. In conformance with Hillside Development Permit (HDP) requirements, please indicate
the cy/ac of site grading. Please be advised, the acceptable limit is 0 - 7,999cy/ac.
2. Please setback the top and toe of slopes along the northerly subdivision boundary line,
and, the toe of slope for proposed Lot No. 12, in accordance with City Standard GS-14.
3. Please indicate section "A-A" on the Geologic Map (Figure 2 of the Geo-technical
report). Additionally, Figure 2 indicates a retaining wall along the easterly subdivision
boundary line and the tentative map does not show this wall. Please reconcile the map
and this exhibit. Please be advised, staff does not recommend proposing a retaining
wall along any of the subdivision boundary lines.
Drainage
1. Why is slope runoff being concentrated at the southeast corner of the site? Why not let
this runoff follow the natural drainage course down the existing slopes? Is there
drainage impacts to developed property (e.g., Aviara Phase III) to the east, or potential
future impacts to developable portions of the property located to the south (Sugino)?
What impacts does the proposed concentrated discharge have (e.g., any potential
erosive velocities, etc.)? Depending on the disposition of the surrounding property (i.e.,
developed, undeveloped, open space, etc.), staff recommends that concentrating slope
runoff be avoided and letting the runoff flow down the natural drainage course.
2. Please be advised, the proposed brow ditch along the northerly subdivision boundary
must be relocated on-site.
3. What is proposed for the surface flow for the two Open Space lots. City Standards do
not permit excessive surface flows across sidewalks. Since sidewalks will be
constructed with this project, investigate mitigating this situation.
CT 99-10, CDP 99-17, HDP 99-08, LCPA 99-03, PUD 99-05, ZC 99-05: BUERGER 4
COMPLETENESS REVIEW & INITIAL ISSUES STATEMENT
A. HYSONG MEMO; APRIL 30,1999
4. The Typical Lot Drainage plan view indicates surface drainage for the D/U's. City
Standard GS-15 indicates that the distance to the flow line from a structure is 5'. The
distance shown on sheet's 1 and 2 of the tentative map seems to be substantially less
than the required 5' minimum. This 5' minimum flow line distance can be reduced to 3'
from the face of structure and 2' from property line or face of retaining wall, if
documentation from a soils engineer is submitted that a reduced flow line design will
work. Additionally, yard drains can also be proposed with one standard D-27 curb drain.
Due to drainage deficiencies that have recently been occurring in the field, a final lot
drainage design must be included at the tentative map stage of the proposed project.
Once a design is finalized, a Typical Lot Drainage plan view and cross-section must be
shown on the tentative map. Please be advised, this is a major staff issue of concern.
Land Title & Mapping
1. Please clearly indicate proposed lot ownership, common area and/or exclusive use
areas, on the tentative map. This project seems to be a modified single-family
subdivision. However, in some areas the lot lines travel through the proposed 30' drive
aisles (e.g., at Lot's 1 through 4), while in other areas they do not (e.g., at Lot's 5
through 9). Are Lot's 1 through 4 being proposed as panhandle lots? If so, covenants
for reciprocal access easements and maintenance agreements will be required.
Engineering staff highly recommend that the proposed 30' drive aisles be
included as a part of the proposed 'A' Street private lot with public access and
utility easements being dedicated over 'A' Street and the 30' drive aisles.
Msce//aneous
1. Please delete the "approval block" located at the bottom right corner on sheet's 1 and 2
of the tentative map.
2. Please list the other discretionary applications that are being processed (i.e., CDP 99-
17, HDP 99-08, LCPA 99-03, PUD 99-05 and ZC 99-05), on the tentative map.
3. Please label the tentative map as CT 99-10.
4. A red-lined check print is enclosed for the applicants use in making the requested
revisions. This check print must be returned with the plan revisions to facilitate
continued staff review.
If you have any questions, please either see or call me at extension 4388.
Associate Engineer^anoDevelopment
Attachment
c: Principal Civil Engineer- Land Development