Item 5 - TTM 87-03 CUP 87-06 Dr 87-05
-((
AGENDA REPORT
CITY OF POW A Y
INITIATED BY:
Honorable Mayor and Members of the City Council
James L. Bowersox, City Man~ Ol
Reba Wright-Quastler, Director of Planning Services ~
TO:
FROM:
PROJECT
PLANNER:
Kris Hughs, Assistant planner II ~
DATE:
October 30, 1990
MANDATORY
ACTION DATE:
October 30, 1990
RELATED
CASES:
TTM 87-03, CUP 87-06, DR 87-05
SUBJECT:
Environmental Assessment, Tentative Tract Map 87-03
Time Extension, Conditional Use Permit 90-16, and
Development Review 90-17, Donald Breihan,
APplicant: A request for a one year time extension
for a previously approved tentative tract map
subdividing a 33 acre site into 55 lots and for
reinstatement of a previously approved conditional
use permit and development review for construction
of a 50 unit mobile home park with associated
recreational facilities. The property is located
on the east side of Community Road, south of Civic
Center Drive in the PC (planned Community) zone.
APN: 317-480-06
ABSTRACT
The applicant wishes to reinstate a previously approved conditional
use permit and development review for construction of a 50 unit
mobile home park and obtain a one year time extension for the
accompanying tentative tract map.
ACTION:
1 of 45
OCT 3 a 1990 ITEM 5
:~_ .._',__ co. ~.~,. ..."
Agenda Report
October 30, 1990
Page 2
BACKGROUND
The original conditional use permit and development review for this
project (CUP 87-06 and DR 87-05) were approved on November 1, 1988.
On October 31, 1989 a time extension was granted for both projects.
The applicant has applied for an additional time extension;
however, the zoning Development Code limits CUPs and DRs to a
maximum life of two years. For this reason, the applicant has
filed a new application for conditional use permit and development
review in order to secure the additional time needed to process
grading and building permits.
The current submittal is identical to the previously approved
condi tional use permit and development review, except for the
location of the road leading into the site. Because of traffic
safety concerns, this project is not permitted to take direct
access from Community Road and must share access with the new Haley
Creek Estates to the north. The road alignment through the subj ect
property has been adjusted to match the final road alignment in
Haley Creek Estates. These changes have caused a significant delay
in project processing.
Ordinance No. 286 was adopted on February l4, 1989 by the City
Council to require that "coaches and lots within newly created,
privately owned mobile home parks shall be held in common
ownership, except in cases where the coaches and/or lots are owned
by a public agency". This project is conditioned to be in
accordance with that ordinance.
Proiect Description
The project design remains the same as the original submittal with
a couple of exceptions. In the northwest corner of the site, Lots
1 through 4 and 39 and 40 have been relocated to accommodate the
new road alignment (compare Attachments 5 and 6). Grading along
the southern property line has been increased in order to
accommodate an RV parking lot which was required by the original
conditions of approval.
Attachment 3 is the original agenda report for this project which
contains a detailed description of the project.
Tentative Tract Map Time Extension
In December 1985, the Council adopted Resolution P-85-095 which
established criteria the Council could consider when evaluating the
progress of each map prior to granting a time extension. As of the
date of this report, the applicant has submitted final map and
2 of 45
OCT ~ n 1990 ITEM 5
Agenda Report
October 30, 1990
Page 3
improvement plans and paid plan check fees and deposits. Staff is
therefore able to support this request for time extension under the
requirements of Resolution P-85-095 which established criteria for
such extensions.
ENVIRONMENTAL REVIEW
When this project was originally approved, the City Council found
that the environmental impacts of the project were adequately
addressed in the previously issued EIR and Subsequent EIR for the
South poway Planned Community. There are no additional impacts
associated with the time extension and reinstated project
approvals. An updated Environmental Initial Study which addresses
changes in the grading plan is attached. The amended Environmental
Initial Study addresses the minor changes which have taken place
since the approval in 1988. One additional mitigation measure is
recommended to address potential impacts on sensitive plant species
(see Initial Study page 8). with this added condition, no adverse
impacts are anticipated to result from approval of the time
extension and reinstatement of the CUP and DR approvals.
CORRESPONDENCE
Notice of public hearing for this project has been sent to 24
property owners within 500 feet of the site's boundaries, and legal
notice has been published in the Poway News Chieftain. No written
correspondence has been received.
FISCAL IMPACT
None.
FINDINGS
All findings required for approval of the conditional use permit,
development review, and tentative tract map time extension can be
made and are contained in the attached resolution.
RECOMMENDATION
It is recommended that the City Council find the previously
certified Final EIR and Subsequent EIR for the south poway Specific
plan adequately addresses the potential environmental impacts of
the proposed development and adopt the attached resolution
approving Conditional Use Permit 90-16, Development Review 90-17,
3 of 45
OCT 311 1990 ITEM 5
Agenda Report
October 30, 1990
Page 4
and Tentative Tract Map 87-03 Time Extension subject to the
conditions contained in the attached resolution.
JLB:RWQ:KAH:pcm
Attachments:
1. Proposed Resolution
2. Environmental Initial study
3. Agenda Report dated November 1, 1988
4. Resolution No. P-88-109
5. Site Plan and Grading plan
6. Previous Site Plan
7. Coach Elevations
REPORT\TTM8703.AGN
4 of 45
OCT 3 n 1990 ITEM 5
RESOLUTION NO. P-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING TENTATIVE TRACT MAP 87-03 TIME EXTENSION
AND CONDITIONAL USE PERMIT 90-16
AND DEVELOPMENT REVIEW 90-17
ASSESSOR'S PARCEL NUMBER 317-480-06
WHEREAS, Tentative Tract Map 87-03 Time Extension, Conditional
Use Permit 90-16, and Development Review 90-17 submitted by Donald
Breihan, applicant, requests approval for a one year time extension
for a previously approved tentative tract map subdividing a 33 acre
site into 55 lots and requests reinstatement of a previously
approved conditional use permit and development review for
construction of a 50 unit mobile home park with associated
recreational facilities, for property located on the east side of
Community Road, south of Civic Center Drive, in the PC (planned
Community) zone;
. WHEREAS, the Director of Planning Services has recommended
approval of the tentative tract map time extension, conditional use
permit, and development review, subject to all conditions set forth
in the Planning Services Department report; and
WHEREAS, the City Council has read and considered said report
and amended Environmental Initial Study and has considered other
evidence presented at the public hearing.
NOW, THEREFORE, the City Council does hereby resol ve as
follows:
Section 1: Environmental Findinqs:
The City Council finds that the environmental concerns were
adequately addressed in the previously issued EIR and
Subsequent EIR for the South poway planned Community.
Section 2: Findinqs:
Tentative Tract Map 87-03 Time Extension
1. The tentative tract map is consistent with applicable
general and specific plans, in that the South poway
Development Plan designates this site for a 50 unit
mobile home park.
2. The design or improvement of the tentative tract map is
consistent with all applicable general and specific
plans, in that lot size and configuration meet all
applicable development standards for Mobile Home Parks.
5 of 45
OCT 311 1990 ITEM
"
.)
6 of 45
Resolution No. P-
Page 2
3. The site is physically suitable for the 'type of
development proposed, in that the development will be
generally confined to areas with a natural slope of less
than 15 percent.
4. The site is physically suitable for the density of the
development proposed, in that the proposed development
will be buffered by open space on two sides and will
adjoin a similar development on the north and west.
5. The design of the subdivision is not likely to cause
substantial environmental damage and avoidable injury to
humans and wildlife or their habitat, in that the site
has been previously disturbed by grazing and a large
proportion of the site will be dedicated as open space.
6. The tentative tract map is not likely to cause serious
public health problems, in that City sewer and water
service will be provided to the project.
7. The design of the tentative tract map will not conflict
with any easement acquired to the public at large, now of
record, for access through or use of the property within
the proposed subdivision.
8. That this project will not create adverse impacts on the
environment, because all potential impacts can be
mitigated through the conditions of approval.
9. The effect of the mobile home park on the housing of the
San Diego region has been considered and balanced against
the public service needs of poway residents and available
fiscal and environmental resources.
10. The design of the mobile home park has provided, to the
extent feasible, for future passive or natural heating or
cooling opportunities in the subdivision.
Conditional Use Permit 90-16
1. That the location, size, design, and operating
characteristics of the proposed use will be compatible
with and will not adversely affect or be materially
detrimental to adjacent uses, residents, buildings,
structures, or natural resources, in that the site
adj oins an existing mobile home park on the west, a
proposed mobile home park site on the north, and open
space lots on the east and south.
OCT :111 1990 ITEM
::;
~
u ..'......' .,~~'__.. " <.,.,,___>.
--.,:--""",-,:.. ~
Resolution No. P-
Page 3
2. That the harmony in scale, bulk, coverage, and density is
consistent with adjacent uses, in that the density is no
greater than that found in the adjacent mobile home park.
3. That there are available public facilities, services, and
utilities.
4. That there will not be a harmful effect upon desirable
neighborhood characteristics, in that the proj ect is
isolated from single-family residential neighborhoods and
will complement the nearby poway Royal Mobile Estates and
Haley Creek Estates.
5. That the generation of traffic will not adversely impact
the surrounding streets and/or the City's Circulation
Element, in that street improvements are required which
will mitigate potential traffic impacts.
6. That the site is suitable for the type and intensity of
use or development which is proposed, in that significant
natural features will not be lost, provided that any
necessary alterations to the grading plan are implemented
as specified in the conditions of approval of Resolution
P-88-109.
7. That there will not be significant harmful effects upon
environmental quality and natural resources, in that the
attached conditions of approval contain requirements
which will mitigate potential impacts to a level of
insignificance.
8. That there are no other relevant negative impacts of the
proposed use that cannot be mitigated.
9. That the impacts, as described above, and the location of
the proposed use will not adversely affect the City of
poway General Plan for future as well as present
development because the project is consistent with the
standards contained in the adopted specific plan for this
site.
Development Review 90-17
1. That the proposed development is in conformance with the
poway General Plan; in that the plan designates this
property as a planned Community and the development plan
for the planned community specifies that this site is to
be developed as a mobile home park.
7 of 45
OCT 311 1990 ITEM 5
Resolution No. P-
Page 4
2. That the proposed development will not have an adverse
aesthetic, health, safety, or architecturally related
impact upon adjoining properties; in that the project
will incorporate ample landscaping and limit grading and
the mobile homes and/or modular units are an orderly
continuation of the existing mobile home park to the west
and proposed park to the south.
3. That the proposed development is in compliance with the
zoning Ordinance.
4. That the proposed development encourages the orderly and
harmonious appearance of structures and property within
the City, in that it is similar to and will complement
adjacent development.
Section 3: City Council Decision:
The City Council hereby approves subj ect to the following
conditions:
l. Within 30 days of approval (1) The applicant shall submit
in writing that all conditions of approval have been read
and understood; and (2) the property owner shall execute
a Covenant on Real Property.
2. Prior to issuance of grading permits, a survey of the
property shall be performed by a qualified biologist to
search for signs of sensitive plant species. If present,
appropriate mitigation would include on-site protection,
transplantation and/or other measures as approved by the
Planning Services Department.
3. Prior to issuance of any building permits, a Development
Review for the club house, managers unit, and recreation
facilities shall be approved by City Council.
4. Prior to issuance of building permits, the applicant
shall provide color and materials samples for the coaches
or modular buildings. A minimum of three different
facade treatments shall be provided for each of the three
plans in accordance with poway Municipal Code Section
17.08.5.S.
5. All conditions listed in City Council Resolution P-88-109
shall remain in effect for this approval.
8 of 45
GCT 3 n 1990 ITEM 5
Resolution No. P-
page 5
APPROVED and ADOPTED by the City Council of the City of Poway,
state of California, this 30th day of October, 1990.
Don Higginson, Mayor
ATTEST:
Marjorie K. Wahlsten, City Clerk
STATE OF CALIFORNIA
SS.
COUNTY OF SAN DIEGO
I, Marjorie K. Wahlsten, City Clerk of the City of poway, doe
hereby certify, under the penalty of perjury, that the foregoing
Resolution, No. , was duly adopted by the City Council
at a meeting of said City Council held on the day of ____
, 1990, and that it was so adopted by the following
vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Marjorie K. wahlsten, City Clerk
City of poway
REPORT\TTM8703.RES
9 of 45
OCT :l n 1990 ITEM 5
CITY OF POWA Y
INITIAL STUDY
ENVIRONMENTAL CHECKLIST
DATE:
APPLICANT:
September 13, 1990
Donald Breihan
FILING DATE: August 1, 1990
LOG NUMBER: CUP 90-16jDR 90-17jTTM B7-03TE
PROJECT:
Poway Mobile Home Park
PROJECT LOCATION: East side of Community Road south of Civic Center Drive
I. ENVIRONMENTAL IMPACTS
(Exp 1 anati on of all "yes" and "maybe" answers are requi red on attached
sheets. )
YES MAYBE NO
1. Soi 1 sand Geology. Wi 11 the proposal have
slgnlflcant lmpacts in:
a. Unstable ground conditions or in changes in
geologic relationships?
x
b. Disruptions, displacements; compaction, or
burial of the soil?
x
c. Change in topography or ground surface
contour intervals?
x
d. The destruction, covering, or modification
of any unique geologic or physical features?
x
e. Any potential increase in \~ind or water
erosion of soils, affecting either on- or off-
site conditions?
x
f. Changes in ~rosion, siltation, or deposition?
x
g. Exposure of people or property to geOlogic
nazaras such as earchquakes, lanaslides, mud-
slides, ground failure, or similar hazards?
x
10 of 45
OCT 30 1990 ITEM 5
/1-r7"4(' HmE/\/ T 2
Page 2
11 of 45
2. Hydrology. Will the proposal have significant
1mpacts 1n:
a. Changes in currents, or the course in
direction of flowing streams, rivers, or
ephp.meral stream channels?
b. Changes in absorption rates, drainage
patterns, or the rate and amount of surface
water runoff?
c. Alterations to the course or flow of flood
waters?
d. Change in the amount of surface water in any
body of water?
e. Oischarge into surface waters, or any altera-
tion of surface water quality?
f. Alteration of groundwater characteristics?
g.
Change in the quantity of groundwaters,
either through direct additions or with-
drawals, or through interference with an
aqu ifer?
Qual ity?
Quanti ty?
h. The reduction in the amount of water other-
wise available for public water supplies?
i. Exposure of people or property to water-
related hazards such as flooding or seiches?
3. Air Quality. Will the proposal have significant
1mpacl;s In:
a. Constant or periodic air emissions from
mobile or jndirect sources?
Stationary sources?
b. Deterioration of ambient air quality and/or
interference with the attainment of appli-
cable air quality standards?
c. Alteration of local or regional climatic
conditions, affecting air movement moisture
or temperature?
YES MAYBE NO
x
x
x
x
x
x
-
x
---x
x
x
x
---x
x
x
OCT 311 1990 ITEM 5
Page 3
4. Flora. Will the proposal have significant results
~
a. Change in the characteristics of species,
including diversity, distribution, or number
of ~ny species of plants?
b. Reduction of the numbers of any unique, rare,
or endangered species of plants?
c. Introduction of new or disruptive species of
plants into an area?
d. Reduction in the potential for agricultural
production?
5. Fauna. Will the proposal have significant results
~
a. Change in the characteristics of species,
including diversity, distribution, or numbers
of any species of animals?
b. Reducti on of the numbers of any uni que, rare,
or endangered species of animals?
c. Introduction of new or disruptive species of
animals into an area, or result in a barrier
to the migration or movement of animals?
d. Deterioration or removal of existing fish or
wildlife habitat?
6. Population. [Will the proposal] have significant
results 1n:
a.
[Will the proposal] after the location, distri-
bution, density, diversity, or growth rate of
the human population of an area?
b. [Will the proposal] affect existing housing, or
created a demand for additional housing?
12 of 45
YES MA YBE NO
x
x
x
x
x
x
x
x
x
x
OCT 3 n 1990 ITEM 5
Page 4
YES MAYBE NO
7. Socio-Economic Factors. Will the proposal have
significant results in:
a. Change in local or regional socio-economic
characteristics, including economic or
conmercial diversity, tax rate, and property
'values?
x
b. Will project costs be equitably distributed
among project beneficiaries, i.e., buyers,
taxpayers, or project users?
x
8. Land Use and Planning Considerations. Will the
proposal have slgnlflcant results In:
a. A substantial alteration of the present or
planned land use of an area?
x
b. A conflict with any designations, objectives,
policies, or adopted plans of any governmental
entities? .
x
c. An impact upon the quality or quantity of
existing consumptive or non-consumptive
recreational opportunities?
x
9. Transportation. Will the proposal have significant
resu I ts 1 n :
a. Generation of substantial additional vehicular
movement?
x
b. Effects on existing streets, or demand for
new street construction?
x
c. Effects on existing parking facilities, or
demand for new parking?
x
d. Substantial impact upon existing transpor-
tation systems?
x
e. Alterations to present patterns of circula-
tion or movement of people and/or goods?
x
f. Alterations to or effects on present and
potential water-borne, rail, mass transit,
or air traffic?
x
9. Increases in traffic hazards to motor
venicles, bicyclists, or pedestrians?
x
13 of 45
OCT 3 n 1990 ITEM 5
Page 5
10. Cu 1 tural Resources. Wi 11 the proposal have
significant lmpacts in:
a. A disturbance to the integrity of archaeo-
logical, paleontological, and/or historical
resourCes?
11. Health. Safety, and Nuisance Factors. Will the
proposal have slgnificant results in:
a. Creation of any health hazard or potential
hea lth hazard?
b. Exposure of people to potential health
hazards?
c. A risk of explosion or release of hazardous
substances in the event of an accident?
d. An increase in the number of individuals.
or species of vector or pathenogenic
organisms or the exposure of people to such
organ isms?
e. Increase in existing noise levels?
f. Exposure of people to potentially dangerous
noise levels?
g. The creation of objectionable odors?
h. Increase in light or glare?
12. Aesthetics. Will the proposal have significant
resu Its 1 n :
a. The obstruction or degradation of any scenic
vista or view?
b. The creation of an aesthetically offensive
site?
c. A conflict with the objective of designated
or potential scenic corridors?
14 of 45
YES MAYBE NO
x
x
x
x
x
x
x
x
x
x
x
x
OCT 3 n 1990 ITEM 5
Page 6
15 of 45
13. Utilities and Public Services. Will the proposal.
have slgnltlcant need for new systems, or alter-
ations to the following:
a. Electric power?
b. Natural or packaged gas?
c. Communications systems?
d. Water supply?
e. Wastewater facilities?
f. Flood control structures?
g. Solid waste facilities?
h. Fire protection?
i. Police protection?
j. Schools?
k. Parks or other recreational facilities?
1. Maintenance of public facilities, including
roads and flood control facilities?
m. Other governmental services?
14. Energy and Scarce Resources. Will the proposal
have slgnlrlcant lmpacts 'n:
a. Use of substantial or excessive fuel or
energy?
b. Substantial increase in demand upon exiS1:ing
sources of energy?
c. An increase in demand for development of
new sources of energy?
d. An increase or perpetuation of the consumption
of non-renewable forms of energy, when feasible
renewable sources of energy are available?
e. Substantial depletion of any non-renewable or
scarce natural resource?
YES MAYBE NO
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
OCT :"lO 1990 ITEM .5
16 of 45
Page 7
15. Mandatory Findings of Significance.
a. Does the project have the potential to
degrade the quality of the environment
substantially reduce the habitat of fish
or wildlife species, cause a fish or
wildlife population to drop below self-
sustaining levels, threaten to eliminate
a plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal, or eliminate
important examples of the major periods
of California history or prehistory?
b. Does the project have the potential to
achieve short-term, to the disadvantage
of long-term, environmental goals? (A
short-term impact on the environmental is
one which occurs in a relativelj brief,
definitive period of time while long-
term impacts will endure well into the
future.)
c. Does the project have impacts whiCh are
intlividually limited, but cumulatively
considerable? (Cumulatively consitlerable
means that the incremental effects of an
individual project are considerable when
viewea in connection with the effects of
past projects, and probable future proj-
ects. )
d. Does the project have environmental
effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
II. DISCUSSION OF ENVIRONMENTAL EVALUATION
YES MAYSE NO
x
x
x
x
(i .e., of affirmative answers to the above questions, plus a discussion of
proposed mitigation measures.)
OCT:101990 ITEM 5
TIM 87-03TE
Page 8
1. Soils and Geoloqy - a, c, q. A geologic reconnaissance done
by Southern California Soils and Testing Inc., indicates that
much of the site is underlain by Friars Formation which is
commonly associated with slope failures. The proj ect will
include extensive grading with manufactured slopes up to 30
feet in height.
Mitiqation. A full geologic testing and a soils report will
be required prior to finalization of the map. The applicant
will be required to follow the recommendations of these
reports through the grading permit and inspection program.
2. Hydroloqy - b. Construction of the proj ect will increase
surface runoff for the site by increasing paving and other
impervious surfaces.
Mitiqation. The applicant will be required to install
drainage structures adequate to accommodate all runoff from
the project. The project will also be required to pay Master
Plan Drainage Fees.
3. Air Quality. The proposed project is a residential use and
the density is consistent with the development standards
contained in the South poway Specific Plan. Potential impacts
to air quality were adequately addressed in the EIR for the
South poway Planned Community.
4. Flora - a, b. The biological survey performed for the South
poway Specific Plan indicated that there may be some sensitive
plant species located near the southern boundary of this site.
Mitiqation. The conditions of approval for this project
require that an additional biological survey of this specific
site be completed prior to issuance of grading plans.
Mitigation measures contained within the survey report will be
implemented as conditions of approval to be completed prior to
or concurrent with grading of the site.
5. Fauna. Much of this site has been used for agricultural
purposes and no sensitive species of animals are known to
exist on the site.
6/7. population and Socio-Economic Factors.
provide housing for 50 families.
The proj ect will
8. Land Use and Planninq Considerations. The proposed mobile
home park is consistent with the land use designation
contained in the South poway Specific Plan.
9. Transportation - a, b, d. The proj ect will provide 5l
dwelling units which will generate approximately 255 ADT
(based on 1987 SANDAG Traffic Generation Rates). As the
project will not have access to Community Road off-site road
17 of 45
OCT :l n 1990 ITEM 5
TTM 87-03TE
page 9
improvements to link the site to Midland Road will be
necessary.
Mitiqation. The project will be required to pay Traffic
Mitigation Fees as well as to construct both interior and off-
site road improvements adequate to handle the traffic
generated within the project site.
11. Noise - f. Noise generated by traffic on Community Road will
exceed levels acceptable for mobile home parks.
Mitiqation. The applicant will be required to submit an
acoustical analysis which quantifies noise impacts and
includes mitigation measures to reduce both interior and
exterior noise to acceptable levels. If exterior noise cannot
be reduced to 65 CNEL without construction of a noise wall
over eight feet in height, the project will be required to go
back to City Council for further review.
12. Aesthetics - b. Without extensive geologic testing it is not
possible to predict how high the slopes within the project may
have to be to insure stability. The 30 foot cut slopes shown
on the conceptual grading plan would be acceptable but may not
accurately reflect final grading design.
Mitiqation. Proposed conditions of approval limit slope
height wi thin the proj ect to 30 feet. This means that
extensive redesign of the grading may be required if the
extent of Friars Formation exceeds the applicants estimates.
The redesign could incorporate crib walls, retaining walls,
stepped pads, or possibly even a reduction in the number of
lots in order to assure that the grading will not be
aesthetically offensive. If it is not possible to limit slope
height to 30 feet, the project is required to go back to City
Council for additional review.
13. utilities and Public Services. Existing public services will
be adequate to serve the needs of this proj ect. Sewer
capacity for the development was reserved in 1988 when the
tentative map was approved.
14. Enerqy and Scarce Resources. This 50 unit residential proj ect
will not place any significant or unanticipated demands on
energy resources.
18 of 45
DCT :l n 1990 ITEM
t::
-'
TTM 87-03TE
Page 10
CONCLUSION:
The previously certified Final EIR and Final Subsequent EIR for the
South poway Specific plan adequately addressed all of the maj or
impacts associated with the development of this site with a 50 unit
mobile home park. The specific impacts related to the design of
the park can all be mitigated by implementation of conditions of
approval contained in the Resolution of Approval for the project.
TITLE:
/,
/)~w". f~
kris Hughs
Assistant planner II
Date:
9-(3- 9D
19 of 45
OCT :i n 1990 ITEM 5
AGENDA REPOR'l -
CITY OF POW A Y
TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, .City Ma~
INITIATED BY: Reba Wright-Quastler, Director of Planning Services~a2
PROJECT
PLANNER:
DATE:
SUBJECT:
RE COMMEND A TI ON :
MANDATORY
ACTION DATE:
ABSTRACT
PARCEL SIZE:
GENERAL PLAN
AND ZON ING:
SURROUNOING
ZON ING:
LOCATION:
ACTION:
20 of 45
Kris A. Hughs, Assistant Planner ~
November 1, 1988
Environmental Assessment, Tentative Tract Ma 87-03, Conditional
Use PermIt - 6, and Deve opment ReVIew 8 -08 - Donald Breihan,
ApplIcant: A request to subdlvlde a 33 acre slte Into 55 lots,
includIng four common area lots and a remainder parcel and to
construct a 50 unit mobile home park with associated recreational
facilities. The property is located on the east side of Community
Road, south of Civic Center Drive, in the PC (Planned Community)
zone.
APN: 317-480-06
ACknowledge adequate prior environmental review and approve
the map, conditional use permit, and development review sub-
ject to conditions.
November 1, 1988
33 Acres
PC (Planned Community)
(See Attachment 3)
The property is located on the east side of Community Road
south of Civic Center Drive.
ITEM: 7TM g7-t'J3 ~
. CUP q,,-/(, Y-Dtz 90-/7
TITLE: A1CAda.I&JtJbrf-
#()fY1 II-I!. &8
ATTACHMENT: :3
OCT 311 1990 ITEM 5
..
Agenda Report
November I, 1988
Page 2
TOPOGRAPHY AND The'33 acre parcel includes a prominent knoll and ridgeline.
NATURAL SellING: The eight acre portion of the site which the applicants
propose to develop is in a low valley at the' base of the
ridge and has an average gradient of 14.9 percent.
Elevations within the eight acre project site range from 490
to 560 feet above sea level. The site has been used as
pastureland and vegetation consists of ruderal and native
grassland.
EXISTING
DEVELOPMENT: The site is vacant.
SURROUNDING
DEVELOPMENT: North: Undeveloped land.
East : Undeveloped land.
South: Undeveloped land.
West: Poway Royal Mobile Home Park.
Project Description
The app 1 i cants propose to construct a 50 unit mobi"l e home park and associ ated
recreational facilities. The permits required for the project include:
1. A tentative map to subdivide the site.
2. A conditional use permit to allow the operation of a mobile home park.
3. A development review of the design of the park.
A aiscussion af of each of the permits follows.
Tentative Tract Map 87-03
Tile proposed tentative tract map wi 11 subdivide the 33 acre
eels, six common area lots, and a 25 acre remainder parcel.
compares the proposed range of lot sizes and configurations
sites into 50 par-
The following table
to MHP Zone Standards.
MHP Zone Standard Table
Range Proposed by Map MHP Standard
Overall Site Area 33 acres 20 acres
Lot Area 4,008 sq ft to 9,540 sq ft 4,000 sq ft
Lot Width 50 ft to 63 ft 50 ft
Lot Depth 75 ft to 96 ft 75 ft
21 of 45
OCT ~ n 1990 ITEM 5
Agenda Report
November 1, 1988
Page 3
Staff has identified several technical problems with the map. The applicant's
use of conmon area parcels is somewhat confusing. Lots "A" and "E", for
example, extend along the frontage of the mobile home spaces forming long,
linear lots, which separate the mobile home spaces from the access road. Staff
believes this design is needlessly complicated and recommends that Lot "D" (the
private street) simply be widened to include the conmon area frontage as it is
generally done in standard residential tract design.
After reviewing the geologic reconnaissance report for this project and observing
the geologic formations uncovered by nearby road cuts for Pomerado Business Pa'rk,
tne Public Services Department advises that the grading plan submitted with the
map may not accurately reflect the height of the cut slopes which will be
created by the project. Because of the presence of the highly unstable Friars
Formation, the inclination for cut slopes may be required to be decreased from
2:1 to 3:1 which would increase overall 'slope height. Proposed conditions of
approval for the project specify that the height of cut slopes shall not exceed
30 feet. This will require the applicant to revise the grading concept rather
than simply increasing slope height should the extent of the Friars Formation
exceed their estimates.
With the exception of the items discussed above, the proposed map is consistent
with all applicable zone standards.
Conditional Use Permit 87-06
The South Poway Development Plan designates this site for a 50 unit mobi1e home
park on eight acres which is exactly what the applicant has proposed. The pro-
perty location is well-suited for this use as open space will adjoin the park on
the south and east, an existing mobile home park is located west of the site and
the undeveloped land to the north is a proposed site for the relocation of
Haley's Trailer Ranch.
Development Review B7-08
The South Poway Development Plan states that mobile home parks shall comply with
the standards listed in the Zoning Development Code. The following table com-
pares the project site design to MHP Zone Standards.
Zone Standards Table
Project
MHP Standard
Coverage per unit space
Front yard setback
Side yard setback
Site side yard setback
Building and structure height
50 coach spaces and a
manager's unit
39%
15 feet
5 feet
25 feet
Approximately 12 feet
64
55%
15 feet
5 feet
25 feet
14 feet
Dens i ty
22 of 45
OCT 311 1990 ITEM 5
Agenda Report
November 1, 1988
Page 4
Private recreation area
per unit space
Parking per unit
Guest parking
Landscaping per unit space
Required recreation facilities
Project
Approximately 425 sq ft
MHP Standard
200 sq ft
Recreational vehicle storage
areas
None
2 in tandem
13 spaces
800 square feet
Meeting room, spa,
pool, children's play
area
Screened off street
storage area
2 in tandem
22 spaces
1,580 square feet
Pool, spa, meeting room
The above table illustrates that the project meets all applicable standards with
the exception of the requirement for a children's play area and recreational
vehicle storage area. The proposed conditions of approval for the project
requlre that the applicant submit the site plan and equipment design for a
children's play area prior to issuance of building permits unless a deed
restriction is recorded which limits residence to adults. Conditions also
require that the site plan be revised to provide screened parking areas large
enough to accommodate. 13 recreati ona 1 vehicl es.
Architectural Design
Attachments 7A and 8 illustrate the type of coach the applicant proposes to
place on the site. The coaches will have textured hardboard siding and roughsawn
trim. "Four different elevations are proposed and the color scheme will utilize
primarily earth tones with contrasting trims in muted tones. The applicant, or
future owners, may later want to use different types of coaches. they could do
this by having the design approved through the minor development review process.
The applicant has not submitted elevations or floor plans for the management and
recreation buildings. The design of these structures will be required to be
approved through the minor development review process.
Landscaping
The applicant has provided a conceptual drawing of park landscaping which indi-
cates general placement of trees, shrubs, and the limits of the areas to be
planted (see Attachment 6). Conditions of approval of the project require
submittal of a detailed landscape plan which meets City of Poway standards prior
to issuance of building permits. Conditions also require the use of a tran-
sitional planting on the cut slopes. Planting on slopes within six months of
grading completion or prior to rainy season and the use of shrubs and earth
berming in front of the sound attenuation wall.
23 of 45
OCT g 11 1990 ITEM rj
Agenda Report
November 1, 1988
Page 5
Development Facilities
Streets and Access
The project will take access from Midland Road via Poway Creek Road. Conditions
of approval for the project require the applicant to acquire the off-site right-
of-way for Poway Creek Road and improve it to Urban Local Collector Standards.
Interior streets are proposed to be privately mai~tained and will be constructed
to meet non-dedicated planned development standards.
Water and Sewer
Installation of new water and sewer mains connecting to existing mains in
Community Road will be required to service the site.
The project qualifies for sewer capacity under the terms of Ordinance No. 246
and is classifed as a "pipeline" project (submitted prior to January 1988). The
project will utilize 52 EDUs of capacity leaving a total of 81 EDUs in the
"pipel ine" category.
Safety Services
Fire hydrants will be required within the project site spaced at 300 foot inter-
vals. A wildland fuel management program will be required to be submitted to
Safety Services for the east and south side of the site where the project boun-
dary adjoins undeveloped grassland.
Environmental Review
The environmental impacts associatea with the development of a 50 unit mobile
home park on this site were reviewed in the original EIR for the South Poway
Development Plan which was certified on July 20, 1985. Further review of the
overall project took place in a Subsequent EIR which was certified on July 26,
1988. These reports adequately address the overall impacts associated with the
project.
The specific impacts associated with the design of this project were reviewed in
the attached in Hi a 1 study and identi fi ed potenti a 1 impacts in the areas of
Soils and Geology, Transportation, Noise, and Aesthetics. Mitigation measures
for the potential impacts are contained in the resolution and include require-
ments for soils and geologic testing, construction of both on- and off-site road
improvements, a sound attenuation wall, specific design and planting require-
ments for manufactured slopes.
The potential environmental impacts associated with the project can be ade-
quately mitigated and reduced to a level of insignificance by the proposed con-
ditions of approval. It is recommended that the Council consider and adopt the
attached proposed Negative Declaration.
24 of 45
OCT :l n 1990 ITEM 5
Agenda Report
November 1, 19!1!l
Page 6
Issues
Common Ownership
Staff recommends that there be common ownership of coach and unit space within
the park. The owner would have the option of retaining ownership of any or all
of the spaces as long as both coach and space were rented out. This is an
attempt to avoid the type of problems the City has had with other mobile home
parks in the area where coach owners .on fixed incomes become unable to meet the
rising costs of space rental. If both the coach and the space are rented, the
situation is similar to an apartment and there is not the problem with residents
having invested a great proportion of their savings into purchase of a coach
only to find their ability to remainin their home'threatened.
On October 25, 1988, the Council will consider a proposed amendment to the South
Poway Specific Plan which will specify that any mobile home parks withi.n the
development require common ownership of coach and land.
Vi sua 1 Impacts
The ultimate manufactured slope height in the project is somewhat unknown given
our inability to pinpoint the exact location and extent of the Friars Formation
unoerljing the site. The project has been revised several times and staff has
attempted to work with the applicant to alter the grading design to reduce slope
heignt. The present submittal does limit slope height to 30 feet and has signi-
ficantly reduced the length of the higher slopes. However, it is not certain
that this grading plan will be workable without extensive geologic testing. The
conditions of approval for the project address potential changes in the grading
plan. Conditions require redesign of grading employing techniques such as
retaining walls and crib walls or stepped pads within the project rather than an
automatic increase in slope height. If geologic conditions are severe, it is
possible that one or more of the 50 lots may have to be eliminated. The pro-
posed resolution requires that any revised grading which creates manufactured
slopes over 30 feet in height be returned to Council' for review.
Noise Attenuation Wall
The applicants requested to do their acoustical analysis after the project was
approved. While this has been done for some developments in the past, in this
case staff is concerned that the recommendation of the study may be for a sound
wall in excess of eight feet in height. As the wall will be positioned atop a
IS - 20 foot hi gh fi 11 slope adjacent to Community Road, the vi sual impact of
the wall will be significant. Conditions of approval for the project will
require that this item be brought back to Council for review prior to approval
of any wall in excess of eight feet in height. Completion of the acoustical
analysis will be required prior to finalization of the map.
25 of 45
OCT :l n 1990 ITEM 5
Agenda Report
November 1, 1988
Page 7
Correspondence
Public notice of the hearing for this project was published in the Poway News
Cllieftain and notices were mailed to 28 surrounding property owners within
SOU feet.
FINDINGS
All findings required for the approval of the proposed tentative map, con-
ditional use permit, and development review can be made and are specified in the
attached resolution.
RECOMMENDATION
It is recommended that the City Council find that environmental issues were ade-
quately addressed by the previous EIR and Subsequent EIR for the South Poway
Planned Community and approve TTM 87~03, CUP 87-06, and DR 87-08 subject to the
conditions contained in the attached resolution.
JLB :RWQ:KAH :pcm
Attachments:
1. Proposed Resolution
2. Environmental Initial Study
3. Surrounding General Plan and Zoning
4. Project Site
5. Proposed TTM
6. Site Plan and Landscape Concept
7. Coach Elevations
A/A-ll-1.22-28
26 of 45
OCT :10 1990 liteM
5
RESOLUTION NO. P- 88-109
I
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING CONDITIONAL USE PERMIT 87-06,
DEVELOPMENT REVIEW 87-07, AND
TENTATIVE TRACT MAP 87-03
ASSESSOR'S PARCEL NUMBER 317-480-06
WHEREAS, Tentative Tract Map No. 87-03, Conditional Use Permit 87-06, and
Development Review 87-08, submitted by Donald Breihan, applicant, for the pur-
pose of subdividing the real property situated in the City of Poway, County of
San Diego, State of California, described as that portion of the southwest
quarter of the southeast quarter of Section 13, Township 14 South, Range 2 West,
San Bernardino Base Meridian, into 50 buildable lots, a remainder parcel and
four common area parcels, and to construct a 50 unit mobile home park with asso-
ciated recreational facilities and a manager's unit regularly came before the
City Council for public hearing and action on November 1, 1988; and
WHEREAS, the Director of Planning Services has recommended approval of the
tentative tract map, conditional use permit, and development review, subject to
all conditions set forth in the Planning Services Department report; and
WHEREAS, the City Council has read and considered said report and
Environmental Initial Study and has considered other evidence presented at the
public hearing.
NOW, THEREFORE, the City Cou~cil of the City of Poway does resolve as
fo 11 ows:
Section 1: Environmental Findings:
The City Council finds that the environmental concerns were adequately
addressed in the previously issued EIR and Subsequent EIR for the South
Poway Planned Community.
Section 2: Findings:
Tentative Tract Map 87-03
1. The tentative tract map is consistent with all applicable general and
specific plans, in that the South Poway Development Plan designates
this site for a 50 unit mobile home park.
2. The design or improvement of the tentative tract map is consistent with
all applicable general and specific plans, in that lot size and con-
figuration meet all applicable development standards for Mobile Home
Park s .
3. The site is physically suitable for the type of development proposed,
in that the development will be confined to areas with a natural slope
of less than 15 percent.
ITEM: 17m Z7-o3 Tr)
CliP 9o-/~ ~ 1>,e f{tJ-/7
TITLE: tff'So/UTiot'J p 8g-10~
aCT 3 n 1990 lTEM 5
ATTACHMENT: I.f
21 of 45
r
28 of 45
Resolution No. P-88-l09
Page 2
4.
The site is physically suitable for the density of the development pro-
posed, in that the proposed development will be buffered by open space
on two sides and by public streets on the remaining sides.
The design of the subdivision is not likely to cause substantial
environmental damage and avoidable injury to humans and wildlife or
their habitat, in that the site has been previously disturbed by
grazing and a large proportion of the site will be dedicated as open
space.
5.
The tentative tract map is not likely to cause serious public health
problems, in that City sewer and water service will be provided to the
project.
7. The design of the tentative tract map will not conflict with any ease-
ment acquired by the public at large, now of record, for access through
or use of the property within the proposed subdivision.
6.
8. That this project will not create adverse impacts on the environment,
because all potential impacts can be mitigated through the conditions
of approval.
9. The effect of the mobile home park on the housing of the San Diego
region has been considered and balanced against the public service
needs of Poway residents and available fiscal and environmental
resources.
10. The design of the mobile home park has provided, to the extent
feasible, for future passive or natural heating or cooling oppor-
tunities in the subdivision.
Conditional Use Permit 87-06
1. That the location, size, design, and operating characteristics of the
proposed use will be compatible with and will not adversely affect or
be materially detrimental to adjacent uses, residents, buildings,
structures, or natural resources, in that the site adjoins an existing
mobile home park on the west, a proposed mobile home park site on the
north, and open space lots on the east and south.
2. That the narmony in scale, bulk, coverage, and density is consistent
with adjacent uses, in that the density is no greater than that found
in the adjacent mobile home park.
3. That there are available public facilities, services, and utilities.
OCT 3 (11990 t1'EM 5
l
29 of 45
Resolution No. P- 88-l09
Page 3
4.
That there will not be a harmful effect upon desirable neighborhood
characteristics, in that the project is isolated from single family
residential neighborhoods and will complement the nearby Poway Royal
Mobile Home Park.
5. That the generation of traffic will not adversely impact the
surrounding streets and/or the City's Circulation Element, in that
street improvements are required which will mitigate potental traffic
impacts.
6. That the site is suitable for the type and intensity of use or develop-
ment which is proposed, in that significant natural features will not
be lost and the slope percentage is less than 15 percent, provided that
any necessary alterations to the grading plan are implemented as spe-
cified in the attached conditions of approval
7. That there will not be significant harmful effects upon environmental
quality and natural resources, in that the attached conditions of
approval contain requirements which will mitigate potential impacts to
a level of insignificance.
8. That there are no other revel ant negative impacts of the proposed use
that cannot be mitigated.
g. That the impacts, as des.cribed above, and the 1 ocati on of the proposed
use will not adversely affect the City of Poway General Plan for future
as well as present development because the project is consistent with
the standards contained in the adopted specific plan for this site.
Development Review 87-05
1. That the proposed development is in conformance with the Poway General
Plan; in that the Plan designates this property as a Planned Community
and the development plan for the planned community specifies that this
site is to be developea as a mobile home park.
2. That the proposed development will not have an adverse aesthetic,
health, safety, or architecturally related impact upon adjoining pro-
perties; in that the project will incorporate ample landscaping and
limited grading and the mobile home coaches are an orderly continuation
of the existing mobile home park to the west and proposed park to the
south.
3. That the proposed development is in compliance with the Zoning
Ordinance.
4. That the proposed development encourages the orderly and harmonious
appearance of structures and property within the City, in that it is
similar to and will complement adjacent development.
OCT 3 n 1990 HEM
::;
-
30 of 45
Resolution No. P- 88-109
Page 4
Section 3: City Council Decision:
The City Council hereby approves Tentative Tract Map 87-03, Conditional Use
Permit 87-06, and Development Review 87-08 subject to the following con-
ditions:
1. Within 30 days of approval: (1) The applicant shall submit in \~riting
that all conditions of approval have been read and understood; and (2)
the property owner shall execute a Covenant on Real Property.
2.
A screened parking area(s) for
vided within the project site.
parking areas shall be subject
Planning Services.
13 recreational vehicles shall be pro-
The location and screening of these
to the approval of the Director of
3. Prior to issuance of building permits, the applicant shall provide
plans for a children's play area including suitable playground equip-
ment. This requirement may be waived if the applicant records a deed
covenant restricting occupancy within the project to adults.
4. Common area Lots "A" and "E" sha 11 be reduced in si ze so that they do
not extend along the roadway between the unit spaces and the private
street. Lot "c" (pri vate street) shall be proporti onate ly wi dened to
include those common areas in front of the unit spaces where sidewalks
and other utilities may be located.
5. At all times, each coach within this mobile home park shall be owned by
the same persons or entity owning the lot on which the coach is
located.
6. The final map for TPM 88-05 (VTN/Stevenson) shall be recorded prior to
finalization of the subject TTM 87-03.
7. Prior to issuance of building permits for the manager's unit and
recreation building, a minor development review shall be submitted and
approved by the Department of Planning Services.
8. Any type of coaches other than those approved by OR 87-08, shall be
approved by the Department of Planning Services through the minor deve-
lopment review process.
Safety Services
1. New fire hydrants shall be installed throughout the project at 300 foot
spacing. The location of each hydrant shall be designated by the City
Fire Marshal.
2. A wildland fuel management program and landscaping shall be provided a
the interface areas on the south and east sides of the project.
OCT 3 n 1990 'tEM 5
Resol uti on No. P- 88-109
Page 5
3. The permanent buildings in the center of the proposed mobile home park
shall have the address on the roof for the Sheriff's Department Astrea
Division meeting Department of Safety Services standards.
Miscellaneous
The pond located immediately south of the project boundary on Assessor's
Parcel Numbers 317-480-06 shall be drained in a manner acceptable to the
Director of Public Services prior to issuance of building and grading per-
mits.
APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING SERVICES REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
A. SITE DEVELOPMENT
1. Site shall be developed in accordance with the approved site plans on file
in the Planning Services Department and the conditions contained herein.
2. Revised site plans and building elevations incorporating all conditions of
approval shall be submitted to the Planning Services' Department prior to
issuance of building permits.
3. Approval of this request shall not waive compliance with all sections of the
Zoning Development Coae and all other applicable City Ordinances in effect
at the time of building permit issuance.
4. Trash receptacles shall be enclosed by a six foot high masonry wall with
view-obstructing gates pursuant to City standards. Location shall be sub-
ject to approval by the Planning Services Department.
5. All roof appurtenances, including air conditioners, shall be architecturally
integrated, shielded from view and sound buffered from adjacent properties
and streets as required by the Planning Services Department.
6. Prior to any use of the project site all conditions of approval contained
herein shall be completed to the satisfaction of the Director of Planning
Services.
7. The applicant shall comply with the latest adopted Uniform Building Code,
Uniform Mechanical Code, Uniform Plumbing Code, National Electric Code,
Uniform Fire Code, and all other applicable codes and ordinances in effect
at the time of building permit issuance.
8. Prior to delivery of combustible building materials on site, water and sewer
systems shall satisfactorily pass all required tests and be connected to the
public water and sewer systems. In addition, the first lift of asphalt
31 of 45
OCT 30 1990 ITEM 5
r
r
32 of 45
Resolution No. P- 88-109
Page 6
paving shall be in place to provide adequate, permanent access for emergency
vehicles. The final lift of asphalt shall not be installed until all other
construction activity has been substantially completed to the satisfaction
of the City.
9. For a new residential dwelling unit(s), the applicant shall pay development
fees at the established rate. Such fees may include, but not be limited to:
Permit and Plan Checking Fees, School Fees (in accordance with City-adopted
policy and/or ordinance), Water and Sewer Service Fees. These fees shall be
paid prior to building permit issuance.
10. Street names shall be approved by the Planning Services Department prior to
the recordation of the final map, and street addresses shall be provided
prior to the issuance of building permits.
11. Addresses shall be placed on all buildings so as to be plainly visible from
the street or access road; color of identification and/or addresses shall
contrast with their background color.
B. PARKING AND VEHICULAR ACCESS
1. All two-way traffic aisles shall be a mlnlmum of 24 feet wide and emergency
access shall be provided, maintained free and clear, a minimum of 24 feet
wide at all times during construction in accordance with Safety Services
Department requirements.
2. All parking spaces in recreational vehicle storage areas shall be double
striped.
C. LANDSCAPING
1. A detailed landscape and irrigation plan shall be submitted to and approved
by the Safety Services Department and Planning Services Department prior to
the issuance of building permits. The landscaping plan shall be consistent
with the guidelines contained in the South Poway Development Plan and shall
incorporate a transitional planting concept in areas where the project
adjoins open space and is subject to fire hazards. The landscape plan shall
utilize earth berms and shrubs to minimize the apparent height of the noise
attenuation wall on Community Road.
2. Street trees, a minimum of 15 gallon size or larger, shall be installed in
accordance with the City of Poway Ordinance and shall be planted at an
average of every 30 feet on interior streets and 20 feet on exterior
streets.
3. A minimum of 50 trees per gross acre, comprised of the following sizes,
shall be provided within the development; 20% - 24" box or larger, 70% - 15
gallon, and 10% - 5 gallon to the satisfaction of the Director of Planning
Services and in accordance with the approved landscape plan.
OCT 3 n 1990 ITEM 5
Resolution No. P- 88-109
Page 7
4. All landscaped areas shall be maintained in a healthy and thriving con-
dition, free from weeds, trash, and debris.
5. Existing on-site trees shall be retained wherever possible and shall be
trimmed and/or topped. Dead, decaying or potentially dangerous trees shall
be approved for removal at the discretion of the Planning Services
Department during the review of the Master Plan of existing on-site trees.
Those trees which are approved for removal shall be replaced on a tree-for-
tree basis as required by the Planning Services Department.
D. SIGNS
Any signs proposed for this development shall be designed and approved in
conformance with the Sign Ordinance.
E. RECREATION
The developer shall improve the equestrian/pedestrian trail system in accor-
dance with the adopted sign standards and to the satisfaction of the
Director of Community Services prior to building permit issuance.
F. EXISTING STRUCTURES - NONE
G. ADDITIONAL APPROVALS REQUIRED.
1. The developer shall display a current Zoning and Land Use Map in the sales
office at all times, and/or suitable alternative to the satisfaction of the
Director of Planning Services.
2. When public or private equestrian/pedestrian trails are required as a part
of the subdivision, the developer shall display a map in the sales office,
of said subdivision, indicating the trails.
3. All sales maps that are distributed or made available to the public shall
include but not be limited to trails, future and existing schools, parks,
and streets,
4. The developer shall provide a noise display board in the sales office to the
satisfaction of the Planning Services Director. The display shall include
We site plan and noi se study.
S. Working arawings shall include a certification by a recognized acoustical
expert that the requirements of the City of poway's noise ordinance will be
met.
6. At the completion of construction, and prior to occupancy, interior and
exterior CNEL shall be determined by field testing at developer's expense.
33 of 45
OCT 3 n 1990 ITEM
t;
~
Resolution No. P- 88-109
Page 8
Tests to be conducted by a recognized acoustical expert. No occupancy per-
mits shall be granted until Condition G-7 is met to the satisfaction of the
Building Code (latest adopted edition) "Sound Transmission Control."
7. Prior to final map approval, the developer shall submit an acoustical analy-
sis for the project. The acoustical analysis should identify mitigation
measures necessary to reduce exterior noise level to 65 CNEL and interior
noise levels to 45 CNEL. If the acoustical analysis should determine that
noise attenuation walls must exceed eight feet in height or that it is not
possible for noise levels to be reduced to 65 CNEL exterior or 45 CNEL
interior this project shall be returned to City Council for further review
prior to map finalization.
APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING COMPLIANCE WITH
THE FOLLOWING CONDITIONS:
H. GRAD ING
1. Grading of the subject property shall be in accordance with the Uniform
Building Code, City Grading Ordinance, approved grading plan and geotech-
nical report, and accepted grading practices.
2. A soils report shall be prepared by a qualified engineer licensed by the
State of California to perform such work prior to final map approval.
3. A geological report shall be prepared by a qualified engineer or geologist
and submitted prior to final map approval.
4. The final grading plan shall be subject to review and approval by the
Planning Services and Public Services Department and shall be completed
prior to recordation of the final supdivision map or issuance of building
permit, whichever comes first. .
5. Slope height within the project shall not exceed 30 feet unless approved by
City Council.
6. Cut slopes in Friars Formation shall have a maximum inclination of 3:1
(horizontal to vertical).
7. If it is necessary to revise the grading plan to keep within the 30 foot
height limits, the following options may be utilized.
a. Crib walls not exceeding 15 feet in height.
b. Retaining walls not exceeding 12 feet in height.
c. Adjustments to pad elevations within the project.
d. Elimination of one or more lots.
34 of 45
OCT 3 (11990 liTEM 5
Resolution No. p- 88-109
Page 9
I. STREETS AND SIDEWALKS
1. Poway Creek Road, from the subdivision boundary to Midland Road shall be
dedicated and improved to Circulation Element Road standards for Urban Local
Collectors to the satisfaction of the Director of Public Services. The
applicant shall acquire slope rights for any necessary off-site grading out-
si de of the right-of-\~ay.
2. Community Road shall be improved to Circulation Element standards along the
western portion of the site. This shall include applicable right-of-way (to
be deoicated to the City of Poway) and street improvements including, but
noc limited co, curb, gutter, sidewalk, paving, street light, drainage
struCcures, and fire nydrants.
3. Abutters rights of access to Community Road shall be waived on the final
map.
4. The alignment of Poway Creek Road shall be subject to approval by the City
Counc il .
5. The manufactured slopes along Community Road shall be annexed to a Landscape
Maintenance District prior to finalization of the map.
6. All interior streets shall be constructed to street standards for non-
dedicated Planned Development roads.
7. Reciprocal access and maintenance and/or agreements shall be provided
insuring access to all parcels over private roads, drives or parking areas
and maintenance thereof to the satisfaction of the Director of Public
Services.
8. Street striping and signing shall be installed to the satisfaction of the
Director of Public Services.
9. All street structural sections shall be submitted to, and approved by the
Director of Public Services. Rolled curbs may be approved where
appropriHe.
lU. Streec improvement plans prepared on standard size sheets by a Registered
Civil Engineer shall be submitted for approval by the Director of Public
Services. Plan check and inspection expenses shall be paid by the deve-
loper.
11. All exterior street improvements shall be constructed prior to issuance of
building permits, to the satisfaction of the Director of Public Services.
35 of 45
OCT :111 1990 ITEM 5
. -,' ,~, .- .~,- -, ~- ,.
Resolution No. P-88-109
Page 10
12. Street improvements that include, but are not limited to:
X a. Sidewalks
X b. Driveways
X c. Wheel chair ramps
X d. Curb and gutter
X e.
f.
X g.
h.
Cross gutter
Alley gutter
Street paving
Alley paving
shall be constructed prior to the occupancy of the units to the satisfaction
of the Director of Public Services.
13. All damaged off-site public works facilities, including parkway trees, shall
be repaired or replaced prior to exoneration of bonds and improvements, to
the satisfaction of the Department of Public Services.
14. The developer shall pay the Traffic Mitigation Fee at the established rate
at the date the final inspection or the date the certificate of occupancy is
issued, whichever occurs later.
J. DRAINAGE AND FLOOD CONTROL
1. A arainage system capable of handling and disposing of all surface water
originating within the subdivision, and all surface waters that may flow
onto the subdivision from adjacent lands, shall be required. Said drainage
system shall include any easements and structures as required by the
Director of Public Services to properly handle the drainage. Detention
basins may be required if runoff exceeds the undeveloped condition.
2. Portland cement concrete cross gutters shall be installed where water
crosses the roadways.
3. The Master Plan of Drainage Fee shall be paid at the established rate in
accordance with the Drainage Ordinance at the date of final inspection or
at the date the certificate of occupancy is issued, whichever occurs later.
4. Concentrated flows across driveways and/or sidewalks shall not be permitted.
K. UTILITIES
1. All proposed utilities within the project shall be installed underground
including existing utilities along Circulation Element roads and/or high-
ways less than 34.5 KV.
2. Utility easements shall be provided to the specification of the serving uti-
lity companies and the Director of Public Services.
3. The developer shall be responsible for the relocation and undergrounding of
existing public utilities, as required.
36 of 45
OCT 3 n 1990 ITEM 5
Resolution No. P-88-109
Page 11
4. Water, sewer, and fire protection systems plans shall be designed and
constructed to meet requirements of the City of Poway and the Health
Department of the County of San Diego.
5. Prior to acceptance of property for sewer service, annexation to the sewer
improvement area shall occur.
6. The applicant shall pay for a water system analysis to establish the proper
size and location for the public water system. The amount will be deter-
mined by the cost of the analysis and shall be paid prior to building permit
issuance.
7. The applicant shall, within 30 days after recelvlng approval of the ten-
tative tract map, conditional use permit, and development review, apply for
a Letter of Availability (LOA) to reserve sewerage availability and post
with the City, a nonrefundable reservation fee equal to 20% of the
appropriate sewerage connection fee in effect at the time the LOA is
issuea.
8. Developer shall construct a light system conforming to City of Poway
Standards at no cost to the public, subject to the following:
a.
Cut-off luminaries shall be installed which will provide true gO degree
cutoff and prevent projection of light above the horizontal from the
lowest point of the 1am~ or light emitting refractor or device.
b. All fixtures shall use a clear, low pressure sodium vapor light
sou rce .
c. Advance energy charges and District engineering charges shall be paid
by the developer.
d. Annexation to the lighting district shall be accomplished and evidence
of annexation shall be accomplished at the time of final inspection or
certificate of occupancy, whichever occurs first.
L. GENERAL REQUIREMENTS AND APPROVALS
1. A copy of the Covenants, Conditions and Restrictions (CC&R's) and/or
Articles of Incorporation of the Homeowners Association shall be subject to
the review for compliance with conditions herein, to the satisfaction of the
City Attorney and Director of Planning Services, and shall be filed with the
Secretary of State, the County Recorder and the City Clerk at the time of
final map consideration. The CC&R's shall include a statement which prohi-
bits parking of recreational venicles on the unit space.
2. Final parcel and tract maps shall conform to City standards and procedures.
37 of 45
OCT 3 n 1990 ITEM 5
r
r
Resolution No. P-88-109
Page 12
3. By separate document prior to the recording of the final subdivision map, or
on the final subdivision map, there shall be 9ranted to the City, an open
space easement over the remainder parcel. Said'open space easement shall be
approved as to form by the City Attorney and shall limit the use of said
open space to recreational purposes.
4. All provisions of the Subdivision Ordinance of the Poway Municipal Code
shall be met as they relate to the division of land.
5. Tnose portions of the subject property proposed to be held under common
ownersllip shall be labeled such and identified by a separate lot number on
the final map.
6. Prior to final map approval, all dedications shall be made and easements
granted as required above.
7. The tentative map approval shall expire on November 1, 1990 unless an appli-
cation for time extension is received 90 days prior to expiration in accor-
dance with the City's Subdivision Ordinance.
8. The development review and conditional use permit shall expire on November
1, 1989 unless an application for time extension is received 60 days prior
to expiration.
APPROVED and ADOPTED by the Cjty Council, City of Poway, State of
California, this 1st day of November, 1988.
.~-
>;7~....---:;;,.
//~./" /~
ATTEST:
.L~
JliLL"'.L If ~) 1.: "-k.-"b:::.
MarJorle K. Wahlsten, Clty Clerk
\
38 of 45
OCT ~ n 1990 ITEM 5
1
STATE OF CALIFORNIA
COUNTY OF SAN OIEGO
Resolution No. P- 88-109
Page 13
ss.
I, Marjorie K. Wahlsten, City Clerk of the City of Poway, do hereby certify,
under the penalty of perjury, that the foregoing Resolution, No. P-88-l09, was
duly adopted by the City Council at a meeting of said City Council held on the
1st day of November ,1988, and that it was so adopted by the fo 11 owi ng
vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
R/R-ll-l. 46-58
39 of 45
BRANNON, HIGGINSON, KRUSE, TARZV
EMERY
NONE
NONE
')l~k t! J t "-'I<-'--'k
Marjorle K. Wahlsten, Clty Clerk
_ City of Poway
''--
/JeT 311 1990 ITEM 5
r.---- -
t
i
:
i
,
!
+.
+
,
.,
.
i
Idl
r (
I ,
, ,
\
. ..
:~l.l~
I' .
II
I! I
i! :
, ,'1
~f~i
~t-~~
,
'"___<n:,,, 0::;;d
_U&l.._ ..I.,;;J':'-
:.r.- ;l-1
., ;1 ..~~ .~
'. <( .~
"
+
'';'::~-
=-tl.~~~.
, . .. ~."",
~".-'"'" .'L--,...":.-\
., "'l
") ....., I
:: e ~8 I
. ~ I I
I
-~~,~
n
,...~ ~ ~
o
,,~
.
~~ I
i ~ ;...--
"',,\
,
I ..L
i- avo~
Ln~' 't<.v..~ ../."Jlf.r;~,J1.. '!.~
-c... ="~ =
..,.",.
. --, - -,--,')
~~.,~
ALlrmV<V<OJ -1 "~-""--:::"" .;:'~"':;.;;.~~::;.'.:-:\
----~~~~"":.'""~~.. . '~l'-......'. ~~.''l
' -."",...,,:(.. '-... . -{"h .
.,-~ ~
::;,;~ ' .
JJ7'I1 <in - 0:' TE
ITEM: c..uP 'to-If, J DJ'2.9lh
srrC P LA'b1
TITLE:
OCT 301990 IT~M iff
ATTACHMENT.
_L
,
I
Z
,
j
--j-
-I-
,
40 of 45
,~'
/----..-.
"
r~ [j
i
i jl
I ,I ~
E i ~~~
. ~mi! I
. ~~> I
~ ~g~i!
j1t_l; J 'II S I
I: III I,
. ~" 1"
4 j'< ~ ". ,I
n'il 1111'1 t
~ 5.1 ~ G ,
, I
I I
, 'I~i ! I
! J i1 e
\,' ,,~
\\ 15
\\ ~
\\, l
<
..
1
,
i ,
I ~I'
J ~I
I~
. ,
~~
. I~
Ii j
I
I! I
i I
~
+
+
+
.-----;/..~,_/
, /'
j,'
,
,;':',,:j ~
/,--j
'"
" ,'/
//
_:_-l--tl
,
,.
~
i........~
'--
~u . -'- -.--- \
~\1I . - --- \
'l;.
.,.
~+/
~
.
I:!: ~ .
,I
~~ ~
-lj -13 ~
--Iii,.,.
~-~
~-
z +
.!,(ALl; (~-40'
:(':
~
',,-
I
\
ITEM 11m 87-0~ 17:f'
CAP 9:> -I {, I D~ 'i c -/7
TITLE: sIre PU! N
OCT 311 1990 ITEM 5
ATTACHMENT: 56
"~,
'-..
41 of 45
"~.~-
VICINITY .....P
...........,
TENTATIVE MAP
MOBilE HOME ~RK
CITY OF POWAY ~=:-.~,:::-.
Ji 11,lj ~i /1,:- :- ~;.(;;> ~ :=v
I 'I~ :w -.;:'.-
I II liS,
~=,,,,) I' II ~ II
'. _~:'.I ..fj . ~ I'
; : JIL
i I ~Ir
~ I .. I
i I
~ I i I
o ... I...
: I ~'lt,~
~
~
:i' ~ I'~ I
I ..
~
__.,:1---- -
POWAY
.-
,'7l.... L~_,
yr
LEGAL DESCfUPTlON."
.. ,..,...., ... .,.. ". ..... .... ".
.i..c. 1I..:r................C".... ....".
C....... ... .,11I......,... C.L......'..
,~
//~~
EXISTING ZONING
.L..... c...u.". '.ol;j
PROPOSED USE OF SITE
.......'UL ...". ....
....,........""-wcl~
LOCATIO" MAP _..........
ASSESSOR'S P"'RCEL NUMBER
.u...._
OWNER/SUBDIVIDER
.0U..'.Olu.....OC'UIl
,......'UI..OOC.....OII .U ...
.......O.CA,U.U
UL,I"'I..,-.....
,C-
-. ---
~.~--
....L......."
.."......,'"u.cou.,
LA JOUA.CA. .to.'
'.L.lIl1l.....t..
ENGINEER OF WORK
(k-L..,IU.."
.,C,U,.L .UI' IC. .....
.....,..,_....... .'.....
~.>...,..
~:~:~:))
TYPICAL lOT
TYPIC...L STREET
&C.U,.....
: PREP"'R"'TlON: .....n
REVISED:
G,I
42 of 45
POWAY
>-
!:
z
::>
_ _Ai
..... ~ ~'I.I.I.:-
~~ ,,- ..00'
I
-~
TENTATIVE MAP
MOBILE HOME
CITY OF POWAY
c I
ct
o
a:
PARK
l\.Op.O \
c,~"''''-+-~~
~~.. ~ .
VO /
.~..- ~= .-... -~
'.
r,OWAY
MOBILE
(HOME
\PARK
aH,tAN
\
\ ;(f,yj:.hu:..::;; f'AfKEL
'. \
\
~
.~
41/0 .............
-S>o;-1~ ......
-'0 "
......:~AS5V:"'TLS
"}V'/
.'
"., ,.,
'.
'.,
",
...-
r-",,--
-----------..v.-
43 of 45
t:1\~~T.1I'IC
1'-
44 of 45
~
zz
Q~
....X
';'"
"'w
-' "
"'0
OX
a:z
<<0
0>=
zu
<<w
...."!
<fJ~
~
tii
~1Il
o~~
. 1//11 87-tJ! 7r
ITEM CaP 9"-/(~1 DIe.. 9()~r
CoIJUI e:L..e/An dN<'
TITLO~/:l n 1990 lil!M 5
MENT. 7,1
ATTACH .
<1>
;;;
"
'"
~
~
o
(j
'"
"
<1>
~
'"
'"
'"
"
(J)~
Zo ~ co'
o '"
_Co..
I- " ~
<::038,
>"gc
W"'"
-l"O~
-w ~ ~
..c ~E
'" '"
o QJ c:
- ~.2
a: (I) (tj
We g
I- ,,-
X ~ Ci
W QO
E"O
...J 8 ~
<( - '"
z X~
o ~.g
- co
1-23:
0."0
o 2i
~
'"
0,
co
"
"
"0
co
i"
'"
;
"
"'<
;,;
o
<:
45 of 45
, "~,-,....",
~" '"
e'~%__
::::l '__
-,.,,,,('\,1
1tIQ)'l:I~
(tI.<!:... ,
?:-Q)~~
WOl-C.Q"-
>~~1?E
:: ~8.~:s
o '-"11 c
9E~~~
-~'l:I><",
UJ"'C::Q)~
~ l'~:-::l
lii"iS :2
~E~-g
.::: 8 \.l ra