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Item 11 - SPA21-002 and TTM21-004; a Req to Amend Old Coach Golf Estates Specific Plan to designate portions of remainder parcels residentialDecember 7, 2021, Item #11DATE: TO: FROM: CONTACT: SUBJECT: Summary: AGENDA REPORT City of Poway December 7, 2021 Honorable Mayor and Members of the City Council Robert Manis, Director of Development Services /AJi Austin Silva, Senior Planner ~~ 858-668-4658 or asilva@poway.org CITY COUNCIL Specific Plan Amendment (SPA) 21-002 and Tentative Tract Map (TTM) 21-004, a request to amend the Old Coach Golf Estates Specific Plan to designate portions of a remainder parcel residential with revised development standards, allow for six single-family residential lots on the remainder parcel, rescind TTM06-02, allowing for one residential unit, and preserve 120 acres of open space. Assessor's Parcel Numbers 277-171-22, 277-071-05, 277-071-14, 277-071-16, 277-071-19 and 277-080-04 Sunroad Enterprises (Applicant) is proposing to amend the Old Coach Golf Estates Specific Plan (OCGESP) to designate portions of a remainder parcel residential, allow for six single-family residential lots and establish development standards for the subdivision on a property located north of the intersection of Espola Road and Old Coach Road (Remainder Parcel), rescind TTM06-02, allow for the development of one residential unit on this property, east of Old Coach Road approximately one mile north of Espola Road (Sunroad Property), and the preservation of approximately 120 acres of open space. Four of the five residential lots within TTM06-02 would be transferred to the proposed subdivision. This matter does not include the residential housing design or development review, which would be subject to subsequent City Council review. Recommended Action: It is recommended that the City Council take public input, close the public hearing, introduce the Ordinance (Attachment A) for first reading by title only, waive further reading, schedule the adoption for January 18, 2022, and adopt the Resolution (Attachment B). Discussion: The Applicant is Sunroad Enterprises, and the property owner is Sunroad Holding Corporation. Adopted by the City Council in 1990, the OCGESP covers the Planned Community (PC) zone area located generally along the west and east sides of Old Coach Road north of Espola Road which includes the Old Coach Collection and Heritage 1 single-family residential neighborhoods, a 122.5-1 of 128 December 7, 2021, Item #11acre annexed site with five residential lots (Sunroad Property}, and the Maderas Golf Club. The Remainder Parcel for the TTM is located north of Espola Road, east of Westling Court, south of Butterfield Trail and bisected by Old Coach Road. Adjacent land uses include single-family residential to the south and east, open space to the north, and Fire Station Two to the west. The developable pads of the Remainder Parcel are generally eight to ten feet below the elevation of Espola Road. In March 2007, a Specific Plan Amendment (SPA89-01A) was approved to incorporate five existing lots totaling 122.5 acres into the OCGESP area that increased the area of the OCGESP from 708 acres to 830.5 acres. The 122.5-acre site (APNs: 277-071-05, 277-071-14, 277-071-16, 277-071-19, and 277-080-04) is located on the east side of Old Coach Road, approximately one mile north of Espola Road, north of Hidden Valley Ranch Road and south of Cascade Crossing (Sunroad Property). Development of TTM06-02 was approved concurrently with SPA89-01 A allowing for the subdivision of the 122.5-acre site, reconfiguring the existing five parcels into five new clustered parcels for development of five single-family residences on the lower portion of the site, a 0.75-acre private street lot to access the new residential units, and one large, approximately 111-acre, open space lot (seven lots total). Development of TTM06-02 would have impacted approximately 11.5 acres of habitat that is directly adjacent to open space and wildfire areas, including 8.3 acres of Coastal Sage Scrub and 1.1 acres of Non-Native Grassland. With the proposed subdivision of the Remainder Parcel, TTM06-02 will be rescinded, approximately 120 acres will be preserved as open space, and four of the five rescinded residential units will be transferred to the proposed subdivision of the Remainder Parcel. No Proposition FF vote is required because the project is utilizing existing density permitted within the OCGESP as certified in the final environmental impact report (FEIR). The project location and zoning map is included as Attachment C, with the remainder parcel and the Sun road Property indicated. A Pre-Development Conference was held for this project on May 4, 2021. The City Council provided the Applicant with feedback regarding the proposal. City Council members indicated that they would like to see special attention given to the streetscape of the entry to the OCGESP area and that Lot 6 should be adequately screened from public view. The City Council was generally supportive of transferring the four lots from the Sunroad Property to the Remainder Parcel and allowing for a six-lot subdivision with smaller lot sizes than currently allowed in the OCGESP. The City Council also asked to see how the project would benefit the community considering that the project develops a major corner of the City, provides visual changes along Espola Road (a Scenic Roadway}, develops property with existing community and regional trails, and fronts along public streets (Espola Road, Westling Court, and Old Coach Road). Remainder Parcel The Remainder Parcel was created with the Tentative Tract Map (TTM) 89-13 for Old Coach Specific Plan (Specific Plan (SP) 89-01 ). A remainder parcel is a portion of any improved or unimproved land, which is not divided for the purpose of sale, lease, or financing. If a Certificate of Compliance or Conditional Certificate of Compliance is issued for a remainder parcel, it then becomes a legal lot. The City issued a Certificate of Compliance for the Remainder Parcel on February 15, 1995 in association with a Boundary Adjustment (BA 94-08) allowing for it to be subdivided subject to the Poway Municipal Code (PMC) and the OCGESP. In November 1990, a revision was approved for TTM89-13 that included a realignment of Old Coach Road to its current alignment which cuts through the Remainder Parcel. The Remainder Parcel is mostly unimproved, but has been graded with a large pad where five lots are proposed west of Old Coach Road. Additional landscape improvements for the entryway into the Old Coach community have been installed north of the intersection of Espola Road and Old Coach Road. 2 of 128 December 7, 2021, Item #11Additionally, a Temporary Use Permit (TUP) was issued to allow for the construction and use of a sales office that is located on the portion of the parcel that is on the east side of Old Coach Road. The sales office was approved in 1998 and was permitted to remain for two years or until 90 percent of the units within the subdivision were sold. Both milestones have lapsed, but the City did not pursue changing the use to the ornamental landscape and open turf area that was approved for that area. As such, the sales office building has remained onsite where Lot 6 is now proposed to be located. The portion of the property located north of the sales office building and east of Old Coach Road contains open space with preserved Coastal Sage Scrub habitat and a regional trail connection. The regional trail on the sales office lot is a part of the City's General Plan trail system. Sunroad Property The property is primarily an undeveloped steep hillside with the lower portion, adjacent to Old Coach Road, being flatter and more conducive to development. There is a large avocado orchard that borders the property to the south, however, no orchards or crops are on-site. TTM06-02 was automatically extended through State law and was also extended by the City Council five times, the maximum allowed by the PMC. The most recent extension was approved by the City Council on April 21, 2020 and TTM06-02 was set to expire on March 13, 2021. On September 28, 2020 the Governor signed an 18 month extension to the expiration of housing entitlements (includes subdivisions) that were issued before and in effect on March 4, 2020 and will expire prior to December 31, 2021. The expiration date for this TTM is now September 13, 2022. TTM06-02 will be rescinded if the proposed project is approved. As proposed with the project, four units would be transferred from the Sunroad Property to the Remainder Parcel. The Sun road Property would be designated as open space in the Specific Plan but there would remain the ability to develop one single-family residential lot. The lot that would be created for residential development would be in the western portion of the Sunroad Property as described in the SPA. Pursuant to the Habitat Conservation Plan (HCP), the development of this lot would be limited to impacting two acres of habitat. The open space designation would include preservation of two oak trees along the frontage of Old Coach Road and installation of permanent signs and fencing adjacent to developed areas to delineate the limits of the preserved area. Upon development of the one single-family residential lot, an open space easement would be required on the approximately 120 acre preserved area to remain. The preserved area could be used as a future habitat mitigation bank. Housing Capacity for OCGESP The OCGESP was approved with a maximum of 156 housing units on lots with a minimum area of one acre. The approval of SPA89-01 A allowed for an additional five residential lots (161 total) with the annexation of the 122.5-acre Sun road Property. Because the 122.5 acres from SPA89-01 A are still a part of the specific plan area, the five lots from this property could be transferred elsewhere within the OCGESP provided the Sunroad Property is preserved for open space in perpetuity and no units are available there. As previously discussed, with the proposed project, four units would be transferred with one unit remaining on the Sunroad Property. Additionally, there have been two lot consolidations processed in the OCGESP area that relinquished the ability to construct single-family homes on those parcels that were consolidated. This allows for the ability to construct two single-family residential lots elsewhere within the OCGESP area without exceeding the dwelling unit cap. Combining the five lots allowed through SPA89-01 A with the two lots 3 of 128 December 7, 2021, Item #11from lot consolidations, provides a total of seven single-family lots that are permissible with a specific plan amendment in locations elsewhere within the OCGESP area. The Applicant is proposing a six-lot subdivision on the Remainder Parcel and one single-family dwelling to remain within the 122.5-acre Sunroad Property. The project cannot exceed the seven units without a City-wide vote pursuant to Proposition FF. Specific Plan Amendment Amendments to the OCGESP include the following: • Transfer development rights for four lots from the Sun road Property to the Remainder parcel and keep development rights for one single-family residential lot on the Sunroad Property. • Approximately 120 acres of the Sun road Property will be preserved as open space for use as mitigation land. • Allow for the development of a six-lot subdivision on the Remainder Parcel that will adhere to the development standards of the Residential Single-Family 2 zone. • Indicate that sewer pumps may be used for development of the remainder parcel. • Other minor editorial changes to accommodate the above amendments. The revisions to the OCGESP are included in strikeout and underline format as Exhibit A to the Ordinance in Attachment A. Tentative Tract Map for Remainder Parcel A TTM is required to subdivide the Remainder Parcel into six lots. As shown in Attachment E, five lots are proposed that range in size from 26,197 square feet (0.6 acres) to 26,961 square feet (.62 acres) located on the west side of Old Coach Road and would be accessed from a private cul-de-sac. Lot 6 is 1.14 acres and is proposed on the east side of Old Coach Road with direct driveway access from Old Coach Road. The existing sales office is proposed to be demolished to accommodate the construction of a home on Lot 6. No homes are proposed with this TTM. If the development of six homes is proposed concurrently on all six lots, approval of Development Review would be required by the City Council. If each lot is sold separately and the development of homes are proposed individually, a Minor Development Review Application would be required to be approved by the Director of Development Services for each lot. A Homeowners Association (HOA) is required to be established that will be responsible for maintenance of common facilities such as the private cul-de-sac, pump station and common landscaping areas. In response to the City Council comments at the Pre-Development Conference regarding community benefits associated with the TTM, the applicant proposes to include the following: • Preservation of approximately 120 acres of open space on the Sunroad Property (approximately nine additional acres over what was provided with TTM06-002). • Bus stop improvements, including a bus shelter on the north side of Espola Road, west of Old Coach Road. • Widening the DG trail to eight feet on the north side of Espola Road along the project frontage, west of Old Coach Road. • New lodge pole fencing on the north side of Espola Road between the sidewalk and DG trail. • Landscaping along the Espola Road frontage currently maintained by a Landscape Maintenance District will be maintained by the project HOA. 4 of 128 December 7, 2021, Item #11Environmental Review: A Final Environmental Impact Report (FEIR) was prepared pursuant to the California Environmental Quality Act (CEQA) in conjunction with the Old Coach Golf Estate Specific Plan (OCGESP), and was certified on May 15, 1990, and an Addendum to the FEIR was certified on July 19, 2016. The OCGESP FEIR and Addendum analyzed the potential impacts of the build out of the OCGESP area in the manner permitted by the OCGESP as amended. A Mitigated Negative Declaration (MND) was approved on January 16, 2007 for TTM06-02, a five-residential-lot subdivision. The MND analyzed the potential impacts of the build out of the Sun road Property. An Addendum for the proposed project has been prepared in accordance with Section 15164 of the CEQA Guidelines. The Addendum includes analyses to demonstrate that environmental impacts associated with the project are consistent with the 1990 FEIR. There are no significant changes proposed that would require subsequent or supplemental environmental review pursuant to Public Resources Code section 21166 and CEQA Guidelines sections 15162 and 15163. No further environmental analysis is required at this time because the project changes substantially conform to the approved project. Fiscal Impact: None. Public Notification: A Notice of Public Hearing was published in the Poway News Chieftain on Thursday, November 25, 2021. A public notice was mailed to property owners and occupants located within the OCGESP area and within 500 feet of the boundaries of the OCGESP area. A public notice was also posted on the property. Attachments: A. Ordinance B. Resolution C. Zoning and Location Map D. Tentative Tract Map 21-004 Development Plans E. Draft Addendum to Environmental Impact Report for the OCGESP Amendment Reviewed/ Approved By: Wendy Kaserman Assistant City Manager 5 of 128 Reviewed By: Alan Fenstermacher City Attorney Approved By: December 7, 2021, Item #11ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, APPROVING SPECIFIC PLAN AMENDMENT 21-0012 TO THE OLD COACH GOLF ESTATES SPECIFIC PLAN TO TRANSFER DEVELOPMENT RIGHTS OF FOUR SINGLE-FAMILY RESIDENTIAL LOTS INCLUDED IN TENTATIVE TRACT MAP (TTM) 06-02 TO A 15.6-ACRE REMAINDER PARCEL TO BE DEVELOPED WITH SIX SINGLE-FAMILY RESIDENTIAL LOTS, ESTABLISH DEVELOPMENT STANDARDS FOR A PROPOSED SUBDIVISION AND PRESERVE OPEN SPACE WHEREAS, Chapter 17.47 (Specific Plan Regulations) of Title 17 (Zoning Development Code) of the Poway Municipal Code (PMC) provides the requirements for the initiation, preparation, and adoption of Specific Plans in accordance with Section 65450, et seq. of the California Government Code (Article 8, Specific Plan); WHEREAS, Specific Plan Amendment (SPA) 21-002 is proposed to redesignate the 15.6-acre remainder parcel in the southern area of the Old Coach Golf Estates Specific Plan (OCGESP) area for six single-family residential units and a new remainder parcel, establishes development standards for the new subdivision, and transfers four of the five single-family residential lots from the former TTM06-02 (Sunroad Property) east of Old Coach Road and approximately one mile north of Espola Road. SPA21-002 includes the preservation of approximately 120 acres of open space, and allowances for sewer pumps; WHEREAS, on December 7, 2021, the City Council held a duly advertised public hearing to solicit comments from the public, both in favor and against SPA 21-002; and WHEREAS, the City Council has read and considered the agenda report for the proposed project and has considered other evidence presented at the public hearing. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF POWAY DOES ORDAIN AS FOLLOWS: SECTION 1: The above recitations are true and correct. SECTION 2: An Environmental Impact Report (EIR) was prepared pursuant to the California Environmental Quality Act (CEQA) in conjunction with the OCGESP, and was certified on May 15, 1990. A Mitigated Negative Declaration (MND) was approved on January 16, 2007 for the Specific Plan Amendment to amend the OCGESP to add the Sunroad Property into the specific plan's boundary and TTM06-02 was approved that created five residential lots and one open space lot on the Sunroad property. The MND evaluated the environmental effects of adding the 122.5-acre Sunroad Property into the OCGESP and TTM06-02. Based upon review of the current project, none of the situations described in Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines apply. No changes in circumstances have occurred, and no new information of substantial importance has manifested, which would result in new significant or substantially increased adverse impacts as a result of the proposed project. Specifically, the City has determined the following: 6 of 128 ATTACHMENT A December 7, 2021, Item #11Ordinance No. *** Page 2 • There are no substantial changes to the project that would require major revisions to the 1990 FEIR due to new significant environmental impacts or a substantial increase in the severity of impacts identified in the 1990 FEIR. • Substantial changes have not occurred in the circumstances under which the project is being undertaken that would require major revisions of the 1990 FEIR to disclose new, significant environmental effects or a substantial increase in the severity of the impacts identified in the FEIR. • There is no new information of substantial importance not known at the time the 1990 FEIR was certified that shows any of the following: 1 . The project would have any new significant effects not discussed in the 1990 FEI R. 2. There are impacts that were determined to be significant in the 1990 FEIR that would be substantially increased. 3. There are additional mitigation measures or alternatives to the project that would substantially reduce one or more of the significant effects identified in the 1990 FEIR. 4. There are additional mitigation measures or alternatives that were rejected by the project proponent that are considerably different from those analyzed in the 1990 FEIR that would substantially reduce any significant impact identified in the 1990 FEIR. An Addendum has been prepared in accordance with Section 15164 of the CEQA Guidelines. The Addendum includes analyses to demonstrate that environmental impacts associated with the project are consistent with the 1990 FEIR. In accordance with the Addendum to the FEIR prepared by RECON dated August 25, 2021, the provisions in the Specific Plan along with adherence to the City's Grading Ordinance, General Plan policies, and the mitigation measures in the Community Design Element of the Specific Plan were determined to reduce the impacts related to land use and planning considerations to below a level of significance. SECTION 3: The City Council finds that SPA 21-002 is consistent with the purpose of Chapter 17.47 of the PMC, the General Plan, and development policies of the City. SECTION 4: The City Council hereby approves and adopts Specific Plan Amendment (SPA) 21-002, an amendment to the OCGESP, included as "Exhibit A" to this Ordinance. Removals are indicated with strikethroughs and additions are indicated with underline. SECTION 5: The Applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney's fees, against the City or its agents, officers, or employees, relating to the issuance of this permit, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, Applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and Applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the Applicant shall not be required to pay or perform any settlement unless such settlement is approved by Applicant. 7 of 128 December 7, 2021, Item #11Ordinance No. *** Page 3 SECTION 6: Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance or its application to any person or circumstance, is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Ordinance, or its application to any other person or circumstance. The City Council declares that it would have adopted each section subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact of any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable. SECTION 7: This Ordinance shall be codified. SECTION 8: All references to the Government Code are inclusive of any amendments that may occur following adoption of this Ordinance. EFFECTIVE DATE: This Ordinance shall take effect and be in force thirty (30) days after its adoption. CERTIFICATION/PUBLICATION: The City Clerk shall certify the adoption of this Ordinance and cause it or a summary of it, to be published with the names of the City Council members voting for and against the same in the Poway News Chieftain, a newspaper of general circulation in the City of Poway within fifteen (15) days after its adoption and shall post a certified copy of this Ordinance in the Office of the City Clerk in accordance with Government Code § 36933. INTRODUCED AND FIRST READ at a Regular Meeting of the City Council of the City of Poway, California, held the 7th day of December, 2021, and thereafter PASSED AND ADOPTED at a Regular Meeting of said City Council held the 18th day of January, 2022, by the following vote, to wit: AYES: NOES: ABSENT: DISQUALIFIED: Steve Vaus, Mayor ATTEST: Carrie Gallagher, CMC, City Clerk 8 of 128 December 7, 2021, Item #119 of 128 EXHIBIT A OLD COACH GOLF ESTATES PLANNED COMMUNITY POWAY, CALIFORNIA CASE NO. SPECIFIC PLAN 89-01 Revised per Specific Plan Amendment 89-0lA dated March 13, 2007 Revised per Specific Plan Amendment 21-002 dated January 18, 2022 Prepared for: Environmental Development, Ltd. Security Pacific Plaza 1200 Third Avenue, Suite 1324 San Diego, CA 92101 (619) 696-7355 Contact: Bruce Tabb, President Prepared by: Michael Brandman Associates 4918 North Harbor Drive, Suite 205 San Diego, California 92106 (619) 226-2223 Contact: Barry K. Hogan, Director of Planning Services January 2022 December 7, 2021, Item #11TABLE OF CONTENTS Section Page I INTRODUCTION ___________________________________________________________________________________________________________ I-I A. Background and Purpose ___________________________________________________________________________________ J-1 B. Location _______________________________________________________________________________________________________________ I-2 C. Existing Conditions ____________________________________________________________________________________________ J-4 D. Legal Description ________________________________________________________________________________________________ _I-4 II LAND USE ELEMENT _________________________________________________________________________________________________ II-1 A. B. C. D. E. F. G. Planning Objectives ____________________________________________________________________________________________ II-1 Planning Concepts ______________________________________________________________________________________________ II ~ 1 Golf Course Envelope ________________________________________________________________________________________ II-2 Golf Course ________________________________________________________________________________________________________ II-2 Clubhouse ___________________________________________________________________________________________________________ II-5 Preservation AreasNative Habitat and Steep Hillside Areas __________________________ II-6 Residential Neighborhoods ________________________________________________________________________________ II-7 III TRANSPORT A TI ON ELEMENT ______________________________________________________________________________ III-1 A. Objectives __________________________________________________________________________________________________________ III-1 B. Existing Road System _______________________________________________________________________________________ III-1 C. Proposed Roads _________________________________________________________________________________________________ III-2 D. Pedestrian System ____________________________________________________________________________________________ III-3 E. Golf Cart Paths __________________________________________________________________________________________________ III-3 F. Equestrian/Pedestrian Trails _____________________________________________________________________________ III-3 IV PUBLIC FACILITIES ELEMENT_ ___________________________________________________________________________ JV-1 10 of 128 A. B. C. D. E. F. G. H. I. Water Facilities _________________________________________________________________________________________________ IV-1 Sewer Facilities _________________________________________________________________________________________________ IV-1 Drainage _____________________________________________________________________________________________________________ IV -2 Police Protection ______________________________________________________________________________________________ IV -2 Fire Protection-------------------------------------------------------------------------------------------------IV-3 Solid Waste Management _______________________________________________________________________________ __IV-3 Energy _______________________________________________________________________________________________________________ _IV-3 Telecommunications __________________________________ --------------------------------------________________ IV -3 Schools ______________________________________________________________________________________________________________ IV-4 -1-0LD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11TABLE OF CONTENTS (Continued) Section Page V COMMUNITY DESIGN ELEMENT_ _________________________________________________________________________ _v-1 A. Overall Design Concepts and Guidelines _________________________________________________________ V-1 B. Design Concepts and Guidelines ______________________________________________________________________ _v-1 1. 2. 3. 4. 5. 6. 7. Land Use ________________________________________________________________________________________________ V-2 Streetscape Guidelines __________________________________________________________________________ _v-3 Entry Points ____________________________________________________________________________________________ V-4 Street Identification ______________________________________________________________________________ V-8 Equestrian and Pedestrian Trails __________________________________________________________ _v-8 Mini Park and Scenic Overlook ________________________________________________________ V 10 Open Space Preserve and Mitigation Bank V 10 Lighting . ___________________________________________________________________________________________ V -116 Architectural Guidelines _____________________________________________________________________ V -11 Grading ________________________________________________________________________________________________ V -14 VI RELATIONSHIP TO POWAY COMPREHENSIVE PLAN ___________________________________ VI-1 VII OVERALL IMPLEMENTATION PLAN _________________________________________________________________ VII-1 A. Residential Development Requirements ________________________________________________________ VII-1 B. Golf Course Development Requirements ____________________________________________________ VII-11 C. Old Coach Golf Estates Architectural Review Committee _________________________ VII-1.2_ D. Conditions of Approval ________________________________________________________________________________ .VII-12 APPENDIX -11-11 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11LIST OF EXHIBITS Follows_ Exhibit Page 1 Special Study Area 1-3 2 Development Concept Plan 11-3 3 Conceptual Lot Layout for Remainder Parcel 11-4 4 Sections 11-9-11-11 5 Street Sections 111-4 -111-5 6 Equestrian and Pedestrian Trail Sketch 111-6 7 Maj or Entry Sketch, Maj or Entry Path V-5-V-6 8 Gated Entry Sketch V-7 9 Street Identification Monument Sketch V-9 10 Typical Lot Grading V-15 -V-17 -111-12 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11I. INTRODUCTION A. BACKGROUND AND PURPOSE This text and the accompanying graphics represent a portion of the application for general plan amendment/zone change 90-01 A, Planned Community Specific Development Plan 89-01, Tentative Tract Map TTM 89-13, and-Specific Plan Amendment (SPA) 89-0lA, and Specific Plan Amendment 21-002. Planning for the Old Coach Golf Estates began prior to the incorporation of the City of Poway. The Poway Comprehensive Plan designates this area as a Special Study Area (see Exhibit 1). The Plan states: "Special study areas should be designated in outlying areas to provide the necessary specific planning of appropriate land uses, public facilities, and financing mechanisms .... Land use changes in the outlying areas shall be required to prepare a specific plan of land use or a planned community development plan that discusses appropriate land uses, public facilities, financing mechanisms and the provisions for environmental quality based upon the following: • Old Coach Area: The Old Coach area should be oriented to rural residential land uses or a resort recreational facility that would include a variety of residential and recreational uses such as golf courses and equestrian centers." This document represents the culmination of a long process of community participation and interest in the Old Coach area. The document embodies the dictates of the Poway Comprehensive Plan as does the accompanying maps. When adopted by the City Council this document along with the tentative map, and resolution of approval will represent the desired development for the Old Coach Golf Course Estates Planned Community. On March 13, 2007, the City Council approved an amendment to the Old Coach Specific Plan (SPA 89-0lA) to incorporate a 122.5-acre site and five additional residential lots, ranging in size from one to 3 .5 net acres, within the specific plan area boundaries. The addition of five residential lots increasegs the maximum number of residential lots within the specific plan area boundaries from 156 to 161 and increases the total area from 708 acres to 830.5 acres. 13 of 128 1-1 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11On January 18, 2022, the City Council approved an amendment to the Old Coach Specific Plan (SPA-21-002) to allow a transfer of development rights and the subdivision of six lots immediately . north of Espola Road. Specifically, four of the five lots located on approximately 122.5 acres east of Old Coach Road and south of Cascade Crossing in the north-central portion of the Specific Plan area as a part ofSPA89-01A (Sunroad Property) were transferred to a 15.65-acre area (known as the -~Remainder Parcel'~ in this Specific Plan) located in the southern portion of the Specific Plan area, east and west of Old Coach Road just north of Espola Road. Two additional lots resulted from consolidation of lots elsewhere in the Specific Plan area (Tract 89-13 R, Lots 4 7 and 48 of Plat M00-01 and Lots 64 and 65 of Plat M03-01 ). One developable homesite remains on a portion of the approximately 122.5-acre Sunroad Property in the north-central portion of the Specific Plan Area, east of Old Coach Road and south of Cascade Crossing with approximately 120 acres of the 122.5-acre Sunroad Property preserved for open space amending SP A89-01 A. Thus, the transfer of development rights and lot consolidation resulted in a total of six homesite lots in the southern portion of the Specific Plan Area, east and ,vest of Old Coach Road just north ofEspola Road, and one developable lot on the approximately 122.5-acre-Sunroad Property in the north-central portion of the Specific Plan Area, for a total of 161 residential lots in the Old Coach Golf Estates Planned Community. No change in development intensity occurred with this amendment. B. LOCATION The property is located in the northern portion of the City of Poway. It includes approximately 1/2 mile of frontage along Espola Road directly east of the existing community of StoneRidge and extends northward approximately 2 miles. The property is bounded on the north by approximately 500 acres of undeveloped land, on the south by Espola Road, on the west by the development of StoneRidge Estates, and on the east by Old Coach Estates and Mr. Ed Malone's Ranch. The Old Coach Golf Estates Planned Community details the development plan for the 830.5 acres ofland; its areas for golf use, for housing, for creek preservation, for open space preservation, and the roadway network for access to and circulation within the property. 14 of 128 1-2 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11I a SPECIAL STUDY AREAS }'. ( COACH AREA .J ' L-I • ! I , .. L .. I I '-··7 I / I ,I l _______ . I I I I I J I ,,,. ,,,.-.., ./~., _____ _j I i r-··-_, I • • • _______ r··-i . : • I J --, ~ . i ; ~~ UTH POWAY AREA \ )J ~',,,,✓ AREA SHOWN DELINEATES 67/POWAY AD AREA ) ONLY APPROXIMATE BOUNDARIES CITY OF POWAY COMPREHENSIVE PLAN 15 of 128 I-3 OLD COACH GOLF ESTATES PLANNED COMMUNITY II I I December 7, 2021, Item #11C. EXISTING CONDITIONS The site is primarily undeveloped with only a single-family home off Boca Raton Road and a water tank site in the same area. The primary topographic characteristics of the site are two rocky peaks of 900 AMSL, one located just inside the northeast corner of the site and the other located in the south-central portion of the site which supports the Boca Raton reservoir. Bisecting these ridgelines is a southeast to northwest trending valley formed by an intermittent stream, Sycamore Creek. Relatively level area occurs in the center of the north half of the site. A second, relatively level area occurs south of the reservoir and adjacent to Espola Road. The southern portion of the site, i.e., the lowers ±80 acres adjacent to Espola Road, is bisected by the San Diego Aqueduct. D. LEGAL DESCRIPTION The site encompasses approximately 830.5 acres of land. It is legally described as the portion of Sections 18, 19 & 30, Township 13 north, Range 1 west, San Bernardino Baseline and a portion of Sections 24 & 25, Township 13 south, Range 2 west, San Bernardino Baseline. More generally described as, San Diego County Assessor Numbers 273-192-18; 273-100-10; 277-010-02, 05, 22, 23; 277-070-24, 27-31; 277-071-01, 02, 08, 09; 277-140-01, 06, 23, 24, 26; 277-071-05, 14, 15, and 16; and--277-080-04;.-277-171-18: and.-277-171-22. 16 of 128 1-4 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11II LAND USE ELEMENT A. PLANNING OBJECTIVES The basic objectives of this Plan are to enhance the "magic" of the area through careful planning and sensitive design for the location and development of an 18-hole championship golf course and clubhouse; and a community of high quality, detached, single-family homesites on large parcels of land located throughout the site. The plan will provide: • Dedication, preservation, and enhancement of the Sycamore Creek area; • Preservation and enrichment of the existing communities of StoneRidge and Old Coach; • Enhancement of the financial base of Poway through increased assessed valuation for the Redevelopment Agency and Transient Occupancy Taxes; • Dedication and preservation, in perpetuity, of many of the surrounding steep hillsides; • A safe and attractive road system linking all elements of the community. Through the requirements of the City's Comprehensive Plan and the additional regulations within this text, the City and its citizens will be assured development of this Plan in the manner desired and expected. B. PLANNING CONCEPTS The concept for the Planned Community is to take advantage of the natural building areas which are created within the environmental constraints of the site, the routing of the golf course and the general plan are applied. The plan relies upon the creation of an 18-hole championship golf course within an envelope of approximately 200 acres of land on one lot; surrounding the golf course are 161 large single-family estate lots. The concept is to have the majority of the homesites front on the golf course or have views over the golf course. Views overlooking the golf course from the adjacent existing single-family residential homes will be enhanced. 17 of 128 II-1 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11Flag lots, contour grading, smooth rounding of manufactured slopes, variation of lot width and depth, and single-loaded streets are all employed throughout the Plan to minimize grading and to design a community which is sensitive to the terrain. The Plan provides for preservation of the riparian area and also ensures that the creek works as a flood control facility. The Plan provides for the development of a major golf fairway, fairway number 22, adjacent and parallel to Espola Road and a 50-foot landscaped scenic setback from the curb to meet the requirements of the Comprehensive Plan for Scenic Highways while providing an attractive entrance to the project. The Plan also provides for the preservation, in perpetuity, of certain steep hillsides through open space easements along the rear portions of the lots within the northern and southern portion of the site, irrevocably offered to the City for dedication. A Conceptual Development Plan is shown in Exhibit 2. C. GOLF COURSE ENVELOPE The golf course envelope contains approximately 200 gross acres of land and consists of one continuous lot. Within the golf course envelope, identified on the Development Concept Plan (see Exhibit 2), will be developed an 18-hole championship golf course, clubhouse, and driving range; additionally there will be two major areas of preservation, i.e., the riparian and certain hillside areas. D. GOLF COURSE The golf course is designed to be compatible with the protection and enhancement of Sycamore Creek. No portion of the creek will be used as part of any of the fairway or the immediate rough area, however, there is one golf hole which will tee across the creek, and will require a single creek crossing. The fringe or transition areas of the creek will be blended with some of the rough areas of the golf course. This will be accomplished through sensitive design and with the consultation of a biologist during construction of the course and in compliance with local, state, and federal regulations. 18 of 128 11-2 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11E p 11-3 OLD COACH GOLF ESTATES PLANNED COMMUNITY 19 of 128 December 7, 2021, Item #11Conceptual Subdivision For Remainder Parcel 20 of 128 11-4 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11The golf course shall have 18 holes of golf and be of championship length and quality, i.e., approximately 7,000 yards for 18 holes, with approximately a par 72 for the 18 holes of golf. The landscaping of the golf course will be with salt tolerant and drought tolerant ground cover and plant material. The irrigation design for the golf course shall use the latest proven techniques for water conservation and shall be so designed as to provide for easy connection to a supply of reclaimed wastewater at such a time as one becomes available in the future. The design of the golf course shall occur within the golf course envelope shown on Exhibit 2. The golf course design shall take into account the accommodation of a clubhouse with meeting rooms, a restaurant and bar, a snack shop, locker room, pro shop and parking, and the provision for a driving range. Where possible, existing mature oak trees will be retained in place or replaced on a one for one basis. The landscaping of the golf course will enhance the site through the installation of suitable trees and groundcover. Lots 1-4, located on the east side of Old Coach Road, immediately north ofEspola Road, will be used as the Project Growing Grounds for the golf course and the site. The Project Growing Grounds will not be permitted to operate as a wholesale or retail commercial nursery. Upon termination of this use the site will be used as four single-family estate parcels. E. THE CLUBHOUSE Within the golf course envelope a building site will be utilized for the development of a clubhouse, parking lot, and driving range. The clubhouse will be designed to be compatible with the residential architecture of the estate homes expected to be built in the area. The design of the clubhouse will go through the Old Coach Estates Architectural Review Committee and the City of Poway Development Review procedure prior to the issuance of a building permit. The clubhouse may include a restaurant/bar, meeting rooms, locker rooms, pro shop, snack shops, and other relate facilities normally found in a golf clubhouse. The parking standards used for the clubhouse will be those of the Poway Development Code, Off-Street Parking Requirements. II-5 21 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11F. NATIVE PRESERVATION AREASHABITAT AND STEEP HILLSIDE AREAS Native habitat, including riparian area and coastal sage scrub, and There are hvo areas of preservation within the Planned Community. They are the riparian area and certain steep hillside areas will be protected in the Planned Community. The major portion of the riparian area will be included as part of the golf course lot and designed as open space; the remainder of the riparian area, namely Thompson Creek, will be designated as an open space lot and dedicated to the City of Poway. The steep hillside areas will take the form of undisturbed and disturbed, but revegetated open space. Each will be dedicated as open space easements along the rear portions of the single-family parcels. In the case of the open space easements, that portion of the residential lot will be irrevocably offered in dedication to the City of Poway as open space. The open space area will be identified by a low-lying, marker system, so that it is clear to the homeowner where their "use area" ends. Relative to the 122.5-acre Sunroad Property, development may occur as one (1) developable unit (Single Development Lot) as described below (see Section G. Residential Neighborhoods). Approximately 120 acres of open space (Preserved Area) covering the remainder of the 122.5-acre Sunroad Property shall be preserved. This Preserved Area shall remain undisturbed to protect native habitat and steep slopes. As part of the Development Review process for the Single Development Lot, the applicant shall identify and map the Preserved Area, which shall be reserved as open space and for the purpose of future mitigation land for the sale of mitigation easements and/or the sale of mitigation credits as a designated mitigation bank (collectively "Mitigation Bank") for coastal sage scrub habitat, except where otherwise designated for mitigation for the Single Development Lot. The eligible service area for the Mitigation Bank shall include the entirety of San Diego County including the incorporated cities and the unincorporated San Diego County. As-a part of any future development plan approval on the 122.5-acre Sunroad Property, the two oak trees along the frontage of Old Coach Road would be retained. Signs and fencing shall be installed adjacent to the portions of the undisturbed Preserved Area delineating the developable lot and the limits of the undeveloped native habitat/steep slope area. II-6 22 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #1111-7 23 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11G. RESIDENTIAL NEIGHBORHOODS The plan has two basic residential neighborhoods: the North Neighborhood and the South Neighborhood Area. The minimum lot size throughout the majority of the emi-re-development is 1 acre2 with the largest lot over 11 acres in size. For the 15.65-acre Remainder Parcel located on the southern portion of the South Neighborhood Area, east and west of Old Coach Road just north of Espola Road, the minimum lot size is 0.5 acres. The regulations for the development of homes on iliese-the majority of the lots within the Specific Plan area will generally follow the requirements of the Rural Residential C (RR-C) Zone, but more restrictive, as shown in the Property Development Standards included in Section VII A, herein. Development of the 15.65-acres Remainder Parcel will follow the Residential Single Family 2 (RS-2) Zone. This Specific Plan allows development in the 122.5-acre Sunroad Property, which is located in the southern portion of the North Neighborhood, of one (1) residential unit within a maximum developable area of two acres and within a single lot of approximately six ( 6) acres in area. Prior to development of the residential unit, two separate lots shall be created through a process determined acceptable by the Director of Development Services. A single lot shall be created for the development of the Single Development Lot. A maximum of two (2) acres may be disturbed for development of the Single Development Lot, including building pad, and Fire Fuel Management Zones. An additional half-acre is permitted for an access drive to the Single Development Lot. An additional area shall be included within the Single Development Lot to allow for mitigation of impacts to native habitat. As a result, the Single Development Lot would be approximately six (6) acres. The Preserved Area shall be created covering the remainder of the 122.5-acre Sunroad Property. This Preserved Area shall remain undisturbed to protect native habitat and steep slopes. As part of the review process for the Single Development Lot, the applicant shall identify and map the remaining Preserved Area, which, approximately 120 acres, shall be preserved as open space for the purpose of future mitigation land for the sale of mitigation easements and/or the sale of mitigation credits as a designated mitigation bank II-8 24 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11(collectively "Mitigation Bank") for coastal sage scrub habitat (See Section II. F., Preservation Areas), except where otherwise designated for mitigation for the Single Development Lot. 11-9 25 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11The Single Development Lot shall meet the following requirements: (i) Located at the western portion of the property; (ii) Meet all City regulations relative to development in or for preservation of steep slopes; (iii) Include mitigation area, to be placed in a biological conservation easement;;-(iv) Include Fire Fuel Management Zones; and (v) Meet requirements for a legal lot. The area covering the remainder of the 122.5-acre Sunroad Property shall be reserved as open space (Preserved Area) for the purpose of future mitigation land for the sale of mitigation easements and/or the sale of mitigation credits as a designated mitigation bank (collectively "Mitigation Bank") for coastal sage scrub habitat. except where otherwise designated for mitigation for the Single Development Lot. The Mitigation Bank shall be managed and maintained by an entity acceptable to the City and resource agencies, such as California Department of Fish and Wildlife and U.S. Department of Fish and Wildlife. The neighborhoods have been designed to create small units of micro-neighborhood~ through the extensive use of cul-de-sac streets. Views to the site from the adjacent StoneRidge Estate development will be preserved and/or enhanced through careful grading and sensitive siting of future homes (see Exhibit J~D~ 11-10 26 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11N - -;; Old Coach :: Golf Estates N--------00 no:w·r· 5 7 800 noad "G" I Jill o·ShJnlCf 011 ! , . .;.tJ".,._ "< • I ~--. I . •''11,. lot St I -'t t \" S'!}hll 11io . --~.J,1 •r., ·! -t. ~,-, ·, ~ ,:..~J I •• P• J 4 ~ ~,=:fl l!~.Jf~ .~ . l'l_ :, -. .., .~~ ---., I ~ .. , l JmO'S I I Section B· 11-11 IOIIIII·' I 041 iru• Coun1r1Club 3 I i : -I -~~ OLD COACH GOLF ESTATES PLANNED COMMUNITY Ck.lb A-A&B-B December 7, 2021, Item #11Old Coach ~ Go lf Estates 0 ...., -11. N 00 SO' oo· SO' oo· 600 noad"N Cloudctolt Dir l I o· I noa•!· I I"-.. '.(' LO 'J,\ ,. ,,fh . 'h - :.~~;,, .......... 3· lol l.111 ,. .... " ....... --• ... -... ._... .. ,. Old Co:tdl Goll (sl:tl Section C-C '""'::-,....., •\~~-~ •'>-..... c· i''\I' l. J 1·1 ., ~ ~ ,, ,,. 75· .. ~ ,,...._., , '"1" , _11 ~ •i 1:.50· -·-_,._.' ~ -- n,.. 't Clll•J1O-O 11-12 . OLD COACH GOLF ESTATES PLANNED COMMUNITY e Ro C-C & D-D December 7, 2021, Item #11Old Coach Golf Estates oo· 29 of 128 Section E-E II-13 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11III TRANSPORTATION ELEMENT A. OBJECTIVES The purpose of this Transportation Element is to outline the circulation requirements of the Development Plan. The circulation system for the planning area links with and would amend the Circulation Element currently delineated by the Poway Comprehensive Plan. The purpose of the system is to provide safe and convenient access to the homesites proposed within the community without creating conflicts with the basic operation of Old Coach Road and Espola Road. In addition, two of the stubbed streets, Boca Raton Lane and Tam 'O Shanter Drive, would be used only for emergency vehicle access, Indian Trail Lane would be vacated, and Del Paso would be extended for access to 7 parcels. B. EXISTING ROAD SYSTEM The Old Coach Planned Community area currently has access from Old Coach Road, Espola Road, Del Paso, Tam O' Shanter, Indian Trail Lane, and Boca Raton. Espola and Old Coach Roads are both shown on the City of Poway Circulation Element as master planned roadways with Espola Road shown as a major arterial west of Old Coach Road and a secondary arterial east of Old Coach Road; Old Coach Road is shown as a Collector Road. Regional access to this portion of the Poway area is provided via Interstate 15 from the Rancho Bernardo Road/Espola Road exit and from the Pomerado Road exit. Currently Old Coach Road is paved to the Old Coach Estates homes for an approximate distance of 1 1/2 miles. Old Coach Way intersects with Old Coach Road approximately 3/4 of a mile north of the intersection of Old Coach Road and Espola Road. Old Coach Way continues north and exits the site at the northern boundary of the project. 30 of 128 III-1 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11C. PROPOSED ROADS There are three types of roads planned for this site. They are 1) Residential Collector, 2) Local Feeder and 3) Private Roads. Specific standards for the development and improvement of these roads will follow the standards of the City of Poway, except for Old Coach Road. Specific standards for Old Coach Road are to use a 40-foot road section for the travel area, with concrete curbing at specific locations where the City Engineer determines it necessary for drainage; a hard shoulder of 10 feet on both sides of the roadway would also be installed. Sidewalks would not be required on Old Coach Road, but an equestrian trail system will be used. Additional roadway width and curbing would be used at the intersection of Old Coach Road with other streets. The Local Feeder Roads and the Private Roads will conform to the adopted street standards for the City of Poway. Old Coach Road, the only Residential Collector proposed for the site, is proposed to traverse along its present general alignment. Old Coach Way has been relocated approximately 800 feet to the east of its current location and meanders back to its present alignment as the road reaches the northernmost boundary of the site. The realignment is necessary in order to accommodate the golf course. Old Coach Road as a Residential Collector road on the Poway General Plan, is proposed to terminate at approximately the Thompson Creek crossing. At this point, Old Coach Road would become a private road serving only the residents of the Old Coach Golf Estates, Old Coach Estates and the residents and property owners now having their legal access from Old Coach Road. Old Coach Road will not be designed as a through road to Highland Valley Road except for emergency vehicles. All other roads within the site are proposed to be private roads since they do not serve any other areas except those within the Planned Community. To enhance the safety and security of the homeowners, access to the roads will be via controlled entry points. At those entry points there will be a gate and an electronic control device. If there are design and grading challenges that cannot be met to the satisfaction of the Departments of Safety Services and Engineering Services, some or all of the gated entries will be eliminated. Maintenance of the private road system will be through the Old Coach Golf Estates Homeowners Association. The public portion of Old Coach 31 of 128 III-2 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11Road and Espola Road will be maintained by the City of Poway. Street sections are shown on Exhibit 24. D. PEDESTRIAN SYSTEM Since all of the road system serving the homesites will be gate controlled entrances, and the streets will be private, automobile traffic and speeds will be relatively low and controlled. It is proposed that the private streets, along with equestrian/pedestrian trail system, will be the primary means of access for the pedestrians within the development. E. GOLF CART PATHS Within the golf course there will be continuous paved paths for the golf carts. These paths will traverse the entire golf course and provide safe and convenient access for the golfer seeking access to the clubhouse and/or other parts of the development. F. EQUESTRIAN/PEDESTRIAN TRAILS There are two kinds of trails provided within the development. One is the Regional Trail connecting to the San Dieguito River Valley System on the west and the Blue Sky Trail on the southeast. The other is the local feeder trail system connecting to the StoneRidge Trail on the north and the Lake Poway Trail on the south. These trails will be developed in accordance with the adopted standards for the trails by the City of Poway. Exhibit ~~ depicts a typical trail. There is a staging area proposed near the intersection of Old Coach Road and Espola Road for the off loading of pedestrians and equestrians alike. 32 of 128 111-3 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11\ 01 -ol 33 of 128 ESIJ1 :,:.=iE.._, 811 ;,1.......,-.-""""'-~'~·..:: -::-... ~· ~ 40' f'VT. ROAD & PUBLIC UTILITY M1 13' 13' Street "A" (Private) Typical R.oad\~ a III-4 ESI.H OLD C: OACH GOLF ES'IATES PLAN TED COMMUNITY December 7, 2021, Item #11· po a F-F Cro ~ ~ec io1 ID-~ OLD C ACH GOLF EST A TE PLA .. "41\°:ED .01, .,.:.JTIY 34 of 128 December 7, 2021, Item #11w u, 0 ..., -N 00 E n e q p e -..., Svcamorc I recs rees g qucstsrian & Pedestrian Trail u e s t r i a n & d e s t r i a n t r a i I s k e t C 11 Roci Outcrooornas o, 111-6 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11IV PUBLIC FACILITIES ELEMENT A. WATER FACILITIES The Old Coach Golf Estates Planned Community is located within the Poway Municipal Water District (PMWD) which was incorporated into the City of Poway in 1980. The planned community has a portion of it~.:S lower area which the Metropolitan Water District Aqueduct traverses. Water to the site is currently be provided via well water and a 20 inch line in Old Coach Road traversing approximately 1500 feet northerly from Espola Road. The existing City of Poway Master Plan of Water System Facilities establishes two water pressure zones in the community; one at the southwestern portion of the site and the other served by the Espola-Old Coach Road pipeline. Irrigation water for the golf course will be planned for ultimate reclaimed water. Agreements for the provision of reclaimed water will be sought with the City of San Diego from their treatment plant north of the site as the primary source of irrigation water for the golf course. The secondary source of water for irrigation of the golf course will be through water wells drilled onsite within the golf course lot. The third source of water will be through the untreated Aqueduct water. B. SEWER FACILITIES Within the area of the site there are two pump stations, one located in the StoneRidge golf course on Valle de Lobo and the other, Camino Del Valle, located at the City's western boundary south of Rios Road. The pump stations pump the sewage south and west via various roads to the Penasquitos outfall, where they join the City of San Diego lines. The effluent is eventually carried to the Point Loma plant for treatment. The Plan proposes to use five lift stations and 11 individual sewer pumps on lots 106, 119, 120, 138, 140, and 144. Sewer pumps may also be used on the Remainder ParceL if necessary. Elsewhere, t+he use of individual sewer pumps is stronly discouraged. Every effort will be made to design the system to allow gravity flow from the homes to the public sewer mains. Specifications for the individual pumps will be determined at the time of building permit issuance. Specification of the public sewer lift stations will be prepared by the project developer's engineer to the satisfaction of the City Engineer, prior to Final Map approval. IV-1 36 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11C. DRAINAGE Most of the drainage of the site comes from three large east-west oriented drainage basins located to the east of the site. The flow is carried north and west through the site via Sycamore Creek to drain into Lake Hodges, the San Dieguito River, and eventually the ocean by way of the San Dieguito Lagoon. The major drainage feature of the site is the Sycamore Creek with Thompson Creek as a tributary. There are other less significant, though important runoff areas which also contribute to the site. The Plan provides for the maintenance of the Sycamore and Thompson Creek areas via open space lots and open space easements. New bridges at the crossing of Old Coach Road and the two creeks will be constructed. These bridges will be enhanced beyond their hydraulic carrying capacity to function as design elements of the community along Old Coach Road. Onsite drainage will be designed in such a manner as to collect and store the storm water for future use as irrigation within the golf course. The design of the onsite system will be to the satisfaction of the City Engineer and to the latest accepted and proven engineering standards for drainage design. Standard storm drain facilities will be provided in conformance with City requirements. Storm water facilities will also provide for water quality in accordance with City requirements. Plans for these facilities will accompany the final engineering submittals as each lot develops. D. POLICE PROTECTION The City of Poway contracts with the County Sheriffs Department on an annual basis for police protection. The site is served from an existing sheriffs station located near the intersection of Poway Road and Pomerado Road. The average response time to the site is approximately 10 minutes. Units do not regularly patrol the site due to its undeveloped condition, however, there are patrols of the adjacent StoneRidge development. Access to the site will be improved with the development of the site. Entry to the community, through the electronically controlled gates, will be via access code or card provided by the developer and/or HOA. IV-2 37 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11E. FIRE PROTECTION Fire protection in the community is currently provided via Fire Station No. 2, located on Old Coach Road within the boundaries of the site. With the provision of improved roads within the site, safe and convenient access will be available for the community. It may be necessary for Fire Station No. 2 to expand their services to include paramedics upon the completion of the development. Currently paramedic service from Poway comes from Station No. 1 on Community Road in south Poway. F. SOLID WASTE MANAGEMENT The City of Poway does not provide solid waste collection service. Private collectors are issued permits which allow the services to collect solid waste in the City. Laidlaw Disposal currently serves the StoneRidge community. Waste collected by Sanitainer is disposed of at the Miramar Sanitary Landfill. G. ENERGY San Diego Gas and Electric has been advised of the development plans for the area. SDG& E's ability to serve future projects in their territory will depend upon the supply of fuel and other essential materials and on their obtaining government authorization to construct the needed facilities. In general, all gas and electric lines will be installed underground. In areas where there is a substantial difference between the cost of overhead and underground main feeder lines, consideration should be given to overhead lines in locations which are not visually obtrusive. H. TELECOMMUNICATIONS • 38 of 128 Telephone: Currently, the site is surrounded on the east and west with service by Pacific Bell. Specific service plans will be made during final engineering to assure telephone service to the community. IV-3 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11• Cable Television: Cable television is currently being provided in the StoneRidge area via Signal Master. Cox Cable also has provisions for service in the area. The cable companies will be permitted to install their conduit system within the utility easements. I. SCHOOLS The community lies within the jurisdiction of the Poway Unified School District. The property is located within the attendance boundaries of the following existing schools: Chaparral Elementary School on Tannin Drive, Twin Peaks Middle School on Tierra Bonita north of Twin Peaks Road, and Poway High School on Espola Road at Titan Way. The current capacity of the schools are operating at or above capacity, however, with the opening of the new Bernardo Heights Middle School and the new Bernardo Heights High School, both now under construction, design capacities of the middle school and high school should not be exceed. IV-4 39 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11V COMMUNITY DESIGN ELEMENTS A. OVERALL DESIGN CONCEPTS AND GUIDELINES The overall design concept for the Old Coach Golf Estates is to create a golf oriented residential community of the highest quality. Views of the golf course from the residential parcels are maximized while providing reasonable areas on each lot for the location of specifically designed custom homes and associated facilities. The Development Concept Plan shown in Exhibit 2, graphically depicts each of the elements of the Plan which give the character and quality to the development. The Plan is conceptual in nature and subject to refinement through the building design and final engineering process; some of the features will be adjusted and refined to suit each particular location and condition, pad areas may be adjusted slightly and reconfigured based upon the final soils report. With respect to the golf course grading and development, it is inherent in this kind of work that the golf course architect and/or representative maintain full-time supervision during the grading operation in order to assure compliance with the approved plans. Careful and modest adjustments and refinements will occur to accommodate onsite conditions which are difficult to fully anticipate in the conceptual design of the course; the integrity of the golf course design will be preserved and enhanced as a result of these refinements. B. DESIGN CONCEPTS AND GUIDELINES The following design concepts and design guidelines will regulate the development of the community. The guidelines presented in this section are intended to ensure an aesthetically pleasing, well integrated development of the highest quality. While it is expected that the grading will proceed over the entire site for the installation of utilities and roads, final parcel grading, together with finish grading of certain streets, may proceed in phases together with the development of the custom homesites. Minor additional grading by individual lot owners may occur on some parcels in order to fit their particular home design and appurtenant features to the specific site. 40 of 128 V-1 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11The golf course will be developed concurrently with a residential element. Since the community consists of residential homesites as the primary order of development, the guidelines are very specific to the style and character desired by the developer with respect to community level elements and to specific lot level improvements. 1. Land Use There are eight land uses within the Old Coach Golf Estates development. They are as follows: • Golf Course/Clubhouse and related facilities • Custom Single-Family Parcels and Individually Designed Homes _• __ Public Uses such as the fire station and the water tank site • • • • • Residential subdivision (Remainder Parcel) Trails, both regional and local Project Growing Grounds Quasi-Public uses such as the mini park, the scenic overlook, and the sewer pump stations Qpen Space Preserve/Mitigation Bank (Preserved Area) All of the land uses within the community are secondary to the single-family residential. Each of the land uses listed above are to provide some form of service to the residential of the Planned Community. As stated within the Poway Comprehensive Plan," ... The Old Coach area should be oriented toward rural residential land uses or a resort recreational facility that would include a variety of residential uses such as golf courses and equestrian centers." The land use plan for the community was designed on the basis of minimum impact upon the topography and the environment. The road network is private and has four gated entries, two off Old Coach Road, one on Old Coach Road, and one on Del Paso. The road network was planned to minimize grading of the site and located in areas best suited to serve the residential homesites. The golf course was laid out within an envelope that would afford the best views from the homesites while creating a quality championship golf course having challenging play and beauty. The intent of the design of the development was to avoid, as much as possible, areas identified as environmentally sensitive, such as the riparian area, and maximize the potential of the site for views of the valley, the golf course, and the surrounding hillsides. Minimal access off the public 41 of 128 V-2 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11portion of Old Coach Road is achieved through having only twe-three street access points and no private home driveways, except for Lot +6 of the Remainder Parcel which maintains an access point on Old Coach Road. Access to the residential lots will be spaced so as not to conflict with the smooth and efficient flow on the private streets. Access to the golf clabhouse will be acroJs an attractive lake located prior to the gate controlled entrance to the rear (north) portion of the site. 2. Streetscape Guidelines Other than the existing site landscaping, the streetscape proposed will create the "feel and character" of the community. The intent of the Planned Community is to create a development which has the highest quality of design and development within Poway and San Diego County. The site lends itself to the stated intent through its existing landscape features and topographic conditions. The streetscape concept is to provide a continuation of this existing character through the introduction of a streetscape easement along all of the interior road systems within the development. There will be a 10-foot streetscape easement, which will be maintained by the Homeowners Association (HOA). This area will be part of each of the residential lots but will be planted by the developer and maintained by the HOA. The planting will be "informal", i.e., the streets will not be lined up in a row, but grouped to give a more natural look and to provide vistas into and from the residential lots. In addition, there will be portions of the private Old Coach Road which will have raised landscape medians in order to add interest as well as direct traffic flow. In order to maintain the quality and elegant feel of the community, direct view and access from the street to the residential garage doors will not be permitted except for Lots 1 through 5 on the Remainder Parcel._ Garng@ @@@rs will b@ l@@at@d @tt tk-@ fots s@ as te mittimiz@ visibility f:rnrn tk-@ rmbli@ stre@t This can be accomplished through side access garages, garage courtyards, and rear access garages. Excepting therefrom within the Remainder ParceL located in the southern portion of the Southern Neighborhood, gGarage doors will be located on the lots so as to minimize visibility from the publicstr~~t 42 of 128 V-3 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #113. Entry Points There are three levels of entry points within the community; one at the intersection of Old Coach Road and Espola Road, the second at the terminus of the public portion of Old Coach Road (approximately at the Thompson Creek crossing), and the third at two points off Old Coach Road and one off Del Paso. The purposes of these entry points are to provide project identification, create a sense of place or arrival, to make a statement as to the quality of the development, and to control the access to the development. The entry point at Old Coach Road and Espola Road is designed using many of the onsite features of the site and features of the proposed community. The entry is composed of a double level curved wall with a dark granite tile band, capped with stone. Native stones are used within the curved wall introducing an informal arrangement of boulders which provide a foundation for a cascading water fall and pond. Ornamental plantings of shrubs and colorful groundcover are proposed with the use of specimen size sycamore, coast live oak and pine trees. A raised landscape median to separate the traffic will have similar trees, shrubs, and groundcover. Setback from the double curved wall will be two decorative pilasters made of the same material as the walls to aesthetically complement the curved entry wall feature, and to announce the formal entry into the Old Coach Golf Estates community. A graphic exhibit of this entry is shown on Exhibit 16. The entry point at the terminus of the public portion of Old Coach Road, approximately at the crossing of Thompson Creek, will be a gate secured entrance to the north portion of the community. The design of this entrance mimics the primary entry to the development; this design incorporates the same wall, stone cap, granite tile band, pilasters, and landscape pallet but also has gates and a guard house. The gated entry is located after the entrance to the golf course clubhouse and will require a code or card to gain access. Residents of the Old Coach Estates and other existing residents and owners will be given continued access through this point, subject to the same terms and conditions as the residents of the Old Coach Golf Estates. A graphic exhibit of this entry is shown on Exhibit ~+. 43 of 128 V-4 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11t 0 ""h ~ N 00 Tl 3 J 0 n t r y ' " I C h Roc k Ou1c, g V-5 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11.i::i,. U1 0 ...., ...a. N 00 Ornamental Water F m a j o Community Them lonumcnt Sycamore T Coast Li e n t r y p rees Trees 0 Concrete Wall a n V-6 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11.i:=,. 0\ 0 ...., --' N 00 Pin 11 Cap Rock Outc-roppino Colorful Grounacover g s t e d camo,c Trees Decorative Iron Gal II ' \~-'· ', ~ n t y s k t C V-7 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11The third level of entry are designed in the same manner as described above but without the guard house. These entry points occur at the two private street accesses from Old Coach Road and the extension of Del Paso. 4. Street Identification Street identification within the community will be through a monument style type of signing (see Exhibit 2.8). The sign will be located out of the line of sight for the intersection but within easy viewing for the driver. The sign will be approximately 4 feet in height and will have a two level wall arrangement. The wall will be similar in design to the entries with the use of the stone wall cap and the granite tile band. Landscaping will consist of specimen size oak and pine trees with the use of native rocks and colorful groundcover. The street names will be in an easily readable typeface and made of a durable material, and lighted. The maintenance of the street signs will be the responsibility of the HOA. 5. Equestrian and Pedestrian Trails There are two levels of trails within the community. There is the Regional Trail, running along Old Coach Road and portions of Sycamore Creek to connect with the San Dieguito Regional Park Trail on the west end and connecting to the Blue Sky Trail on the east end. There is the Old Coach Trail connecting with the Espola Trail on the south and leading to the Stoneridge Trail on the north. The trails within the community have been designdesigned to be complementary to the other features of Old Coach Golf Estates. When the trails are located along the side of the roads, there will be landscaping and a two or three rail fence between the trail and the travel lane. The pedestrian/equestrian will walk/ride on the native ground, graded to the standards for trails for the City of Poway. The trails will be maintained by the City of Poway. 47 of 128 V-8 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11.i:. 00 0 ~ ...a. N 00 Ston Ro Colorful Groundcover s t r I e n e s C C V-9 t o n OLD COACH GOLF ESTATES PLANNED COMMUNITY Pinc cs \/val, December 7, 2021, Item #116. Mini-Park and Scenic Overlook A mini-park and scenic overlook are located within the southern portion of the site. The purpose of the mini-park is to provide an area for the residents to use for primarily passive activities. While there will be a grassy area available, it will not be large enough to encourage a full range of games, but of such a size to permit the playing of catch of other similar activities. The mini-park will have a trail for jogging or walking and will incorporate native open space and the tank site within its boundaries. The scenic overlook will take access from the private road and intersect with the extension of the Regional Trail. The path to the overlook will not be paved and no motorized vehicular access, other than for maintenance purposes, will be permitted. The scenic overlook, at 83 5 AMSL, will be in the open space Lot A. Maintenance of the mini-park will be through the HOA, while the maintenance of the scenic overlook will be through the City of Poway. 7. Open Space Preserve and Mitigation Bank The transfer of density to the Remainder Parcel shall provide that one (I) developable unit shall remain on the Sunroad Property located east of Old Coach Road and south of Cascade Crossing in the north-central portion of the Specific Plan area. The maximum amount of habitat impact is limited to two acres within a single lot of approximately six (6) acres in size. The developable area shall meet the following criteria: The Single Development Lot shall meet the following : (i) Located at the western portion of the property; (ii) Meet all City regulations relative to development in or for preservation of steep slopes~ (iii) Include mitigation area, to be placed in a biological conservation easement (iv) Include Fire Fuel Management Zones; and 49 of 128 V-10 OLD COACH GOLF EST A TES PLANNED COMMUNITY December 7, 2021, Item #11(v) Meet requirements for legal lot. The are covering the remainder of the 122.5-acre area and created to protect native habitat and steep slopes shall be reserved as open space for the purpose of future mitigation land for the sale of mitigation easements and/or the sale of mitigation credits as a designated mitigation bank (collectively ';Mitigation Bank") for coastal sage scrub habitat except whereas otherwise designated for mitigation for the Single Development Lots. The eligible service area for the Mitigation Bank shall include the entirety of San Diego County including the incorporated cities and the unincorporated San Diego County. As part any future development plan approval on the Sumoad Property, the two oak trees along the frontage of Old Coach Road would be retained. Signs and fencing shall be installed adjacent to the portions of the lot to be left undisturbed delineating the developable lot and the limits of the undeveloped native habitat/steep slope area. ~+. Lighting Lighting within the community will be of two kinds, one will be the street lighting along Old Coach and Espola Roads, and the other will be lighting at the private street intersections. The lighting along the public portion of Old Coach and Espola Roads will be the City standard, while lighting proposed for the interior of the project will be incorporated within the street sign monument, and maintained by the HOA. 98. Architectural Guidelines This section contains design concepts and guidelines related to architectural form, massing, aesthetics, and materials. To give the homeowner enough flexibility, the guidelines are conceptual in nature and allow a variety of options. These guidelines, though conceptual, should be followed as closely as possible to ensure that the intended community design quality is implemented and maintained. so of 128 V-11 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11An Old Coach Golf Estates Architectural Review Committee shall be established by the applicant. The committee shall consist of representatives of the applicant with the purpose and intent of implementing the guidelines established herein and within this entire text. • Site Design Principles: Buildings within the community should be designed to respond to each respective site's characteristics, as well as the functional needs of the owner. Views, both of the site and from the structure are important characteristics to be considered in the initial design studies. In reviewing each residential site plan, the Architectural Review Committee will consider such criteria as: Site topography and protection of steep slopes. View orientation and view protection of adjacent properties. Access to the proposed residence. Natural site amenities such as rock outcroppings, trees, and natural drainage channels. • Grading: Buildings should be designed to fit into the pregraded pad provided by the developer. The pad has been created in such a manner as to fit into the topography and to maximize views of the golf course. Modifications to the pad grading to increase or reconfigure the pad should be done with sensitivity to the same criteria. Terraced split-levels, to accommodate homes, gardens, etc. to reduce lot coverage should be encouraged. Contour grading should be used to restore slopes to a more natural configuration and appearance. Typical lot grading is shown on Exhibit lQ-9. In those cases where proposed individual lot grading exceeds 50 cubic yards, 1 foot of fill and/or 2 feet of cut; a grading plan must be processed through the City of Poway Engineering Services Department. Natural drainage channels should be preserved. If changes to the natural channels are proposed, it shall not cause downstream damage. In those cases where proposed individual lot grading exceeds 50 cubic yards, 1 foot of fill, and/or 2 feet of cut, a Grading Plan shall be processed through the City of Poway Department of Engineering Services. • Architectural Character: All proposed buildings are subject to approval by the Architectural Review Committee prior to submittal to the City of Poway for development review and building permits. The design of the buildings should minimize continuous, unbroken flat wall surfaces. Features such as patios, balconies, terraces, room extensions, dormers, pop-outs, etc., and other means by which the first and second stories of homes can be varied are suggested. The community does not have a particular architectural style which is desirable. The intent is to present a varied, yet compatible, architectural mix of the highest order compatible with the beauty of the site. 51 of 128 V-12 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11• • Building Materials: Standard building materials commonly used in residential development are acceptable within this community. Building materials normally found in the development of industrial and commercial development, such as reflective glass, exposed steel, aluminum, polished and reflective metal are unacceptable. Materials such as wood, decorative metals such as copper, adobe, stucco, brick, stone, or a combination of these materials used in an aesthetic manner are acceptable. Roofs: Because much of this site is either viewed from lots within the development and/or from the adjacent development, it is important that the design of the roofs for the homes be carefully and aesthetically done. Appropriate roof types are: gable, hip, and shed. In cases where it can be shown that there are limited views from adjacent development to the flat portion of the roof, flat roofs, mansard, and gambrel roofs are acceptable. Roofing materials shall be flat, barrel or "S" clay or simulation tile, simulated slate tile, wood shake or shingle, decorative metal, or heavy composition. Natural colors such as terra cotta of clay, the grey, black, brown, tans are permitted. Variegation of color within the same color range is encourage but not to the point of creating a checkerboard roof pattern. Roof materials and colors within the Old Coach Golf Estates Development shall vary, be compatible and complementary to adjacent structures, and shall be subject to Development Review by the City of Poway. • Walls and Fences: The open feel of the community shall be preserved by permitting only visually open fencing within the front setback area. At the boundary of the streetscape easement a fence or wall, no higher than 6 feet in height, may be erected. However, the fence or wall shall have the upper 3 feet visually open. Pilasters and/or posts to support the fence or wall up to 6 feet in height are permitted. The Architectural Review Committee may permit variations in the above standards where site conditions warrant changes and when found to be compatible with the surrounding building conditions. Where aesthetically appropriate, sideyard and rearyard fencing/walls shall be constructed in such a manner as to step with the change in contours of the land in even increments so that the tops of the fence/wall remain level. Fences/walls should be offset to provide relief and areas for planting. • Lighting: In general, outdoor lighting must be directed downward and screened so as not to be visible from any adjoining property or street. Exterior lighting fixtures shall be compatible with the architectural design of the building which they serve. • Solar Panels: Solar collector panels for solar hot water should be integrated into the roof design, if attached to the roof. Installations which require angles of degree greater than the roof slope should be avoided. Freestanding panels should be designed to be compatible with the site plan of the residence, integrated into the landscaping by the use of earthen berms or natural slopes. All panels should be dark in color and non-reflective. 52 of 128 V-13 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #1110-9. Grading Grading, in all cases, will comply with the City of Poway Grading Ordinance and grading standards. Where there is blasting of rock anticipated, a pre-blast survey will be performed in accordance with the City standards and policies. Alternative grading techniques will be employed in order to minimize the extent of blasting. Burial of excess rock from the blasting and grading operation shall be permitted in the area of the golf course envelope. The lots have been designed to follow the contours of the existing topography and to minimize grading. The applicant will provide a minimum 12,000 square foot graded pad area for each lot one acre in size or larger. For the Remainder ParceL where minimum lot sizes of 0.5-acre are required, the minimum graded pad area shall be 10,000 square feet. Individual lot grading by future owners may exceed the initial grading but in no case shall there be grading within the open space easements identified on the tentative map. Grading within the site will be limited to those areas of slopes which are less than 45 percent, except where it is unavoidable in order to permit reasonable street access to a development area. A 2: 1 lot depth.=.-to.=.-width ratio has generally been followed as the standard for the lots. Widths and depths have been varied to reduce or substantially limit a uniform appearance. In some cases, single loaded streets will be used to minimize grading and to enhance view potential. However, for the minimum 0.5-acre lots located on the Remainder ParceL lot depth-to-width can be more uniform to allow flexibility in graded pad location and size and home orientation. In all cases, thThe siting of homes will be varied to give a more natural appearance. Fill and cut slopes will be rounded and contour graded to have more of a natural appearance. Driveways to the pads will be designed in such a way as to limit and/or minimize excessive cuts and fills. All exposed graded slopes greater than 3 feet in vertical height will be landscaped and irrigated for erosion control. 53 of 128 V-14 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #1154 of 128 ' • • , t . . . . ., T pie V-15 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11---------.. , ' T pi L 55 of 128 V-16 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11I 56 of 128 V-17 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11VI RELATIONSHIP TO POWAY COMPREHENSIVE PLAN The Old Coach Golf Estates Planned Community is the planning link between the City's Comprehensive Plan and the tract map and planned community application submitted to the City for the review and approval prior to development. The Planned Community , as required by the zone (see Appendix A) establishes the specific rules, regulations and guidelines by which all of the development of the Old Coach Golf Estates Planned Community must follow. Such items as building height and the ability of the City to provide services, may not be abrogated. Associated with this Planned Community is a Draft Environmental Impact Report (EIR), prepared by a consultant to the City, that provides information relative to the effect that the proposed Planned Community will have upon the environment. Together, the Planned Community and the EIR are the basis by which the goals, objectives and policies of the Comprehensive Plan are translated into a reality for the Old Coach Golf Estates Planned Community. The Poway Comprehensive Plan designates this area as a Special Study Area (see Exhibit 1 ). The Plan states: "Special study areas should be designated in outlying areas to provide the necessary specific planning of appropriate land uses, public facilities, and financing mechanisms ..... Land use changes in the outlying areas shall be required to prepare a specific plan of land use or a planned community development plan that discusses appropriate land uses, public facilities, financing mechanisms and the provisions for environmental quality based upon the following: • Old Coach Area: The Old Coach area should be oriented to rural residential land uses or a resort recreational facility that would include a variety of residential and recreational uses such as golf courses and equestrian centers." In the preparation of the Poway Comprehensive Plan, a Planned Community Zone was written specifically for the purpose of implementing the Special Study Areas. The stated Purposes of the Planned Community zone are to : • • 57 of 128 Promote and protect the public health, safety, and welfare . Implement the objectives and policies of the General Plan . VI-1 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11• Safeguard and enhance environmental amenities and the quality of development. • Attain the physical, social, and economic advantages resulting from comprehensive and orderly planned use of land resources. • Lessen congestion and assure convenience of access; to secure safety from fire, flood, and other dangers; to provide for adequate light, air sunlight, and open space; to promote and encourage conservation of scare resources; to prevent overcrowding of land and undue concentration of population; to facilitate the creation of a convenient, attractive, and harmonious community; to attain a desirable balance of residential and employment opportunities; and to expedite the provision of adequate and essential public services. • Facilitate development within the City in accordance with the General Plan by permitting greater flexibility and encouraging more creative and imaginative designs for major urban development projects subject to large-scale community planning. • Promote more economical and efficient use of the land while providing a harmonious variety of housing choices and commercial and industrial activities, a high level of urban amenities, and preservation of natural and scenic qualities of open space. • Provide a process for initiation, review, and regulation of large-scale comprehensively planned urban communities that affords the maximum flexibility to the developer within the context of an overall development program and specific, phased development plans coordinated with the provision of necessary public services and facilities. According to the City attorney for the City of Poway, this plan does not come under the dictates of Proposition FF, adopted by the voters of the City of Poway in 1988. This Planned Community does not propose any development which could not have been approved prior to Proposition FF and does not propose any increase in the density or intensity of the land use for the area, as designated on the Land Use Map and text for the City of Poway. 58 of 128 VI-2 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11VII OVERALL IMPLEMENTATION PLAN In general, the normal procedures of the City of Poway with regard to development review, conditional use permits, and variances will apply with some modifications as noted below. This section also outlines the procedure for approval by the Architectural Review Committee prior to the approval by the City of Poway. The following pages represent the regulations by which the Old Coach Golf Estates Planned Community must adhere. These regulations act and function with the full force and effect that a zoning regulation has and further act with the full force and effect of the General Plan of the City of Poway. The regulations presented herein are in compliance with the Poway Comprehensive Plan, both the General Plan and the Development Code and specifically the Planned Community regulations of the Development Code (see Appendix A). A. RESDIENTIAL DEVELOPMENT REQUIREMENTS The requirements for the development of residential dwellings on the majority ofhomesites within this Planned Community shall be the requirements of the RR-C zone of the City of Poway.,_ as modified herein. Development of the 15 .65-acres Remainder Parcel will follow the Residential Single Family 2 (RS-2) zone, as modified herein. PERMITTED AND CONDITIONAL USES The following uses shall be permitted; uses where the symbol "P" appears and uses subject to a Conditional Use Permit where the symbol "C" appears in the column beneath each zone designation; the symbol "X" indicate prohibition: A. Residential Uses 1. Single-family dwellings 2. Two family dwelling 3. Guest dv{ellingsAccessory Dwelling Units and Junior Accessory Dwelling Units-ei: VII-1 p X p 59 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #113. accessory living quarters. 4. Second single-family dwelling on the same lot as an existing single-family dwelling (See Section 17.08.190) 5. Mobilehomes on individual Lots, and permanent Foundations which are certified Under the National Mobilehome Const. and Safety Standards Act of 197 4 and which were constructed after Oct. 1976. 6. Group residential, including but not limited to, boarding or rooming homes, dormitories, retirement homes. 7. Multiple dwellings a. Rental b. Condo Conversions B. Agricultural Uses 1. All types of horticulture 2. Animal grazing and raising commercial or noncommercial, only when said property is vacant and 1 acre or greater in size. 3. 4-H or FF A animal raising and/or keeping. 4. The wholesaling of products raised on the premises. VII-2 C X X X X p X X X p 60 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #115. Keeping of equine animals in accordance with Section 17.32.010 of the Poway Development Code and specified lots in the CC&Rs. 6. Keeping of small animals in accordance with Section 17.00.000 of the Poway Development Code and specified lots in the CC&Rs. 7. Keeping of poultry and adult rabbits for noncommercial purposes in accordance with Section 24.11 .400 of the Poway Development Code and specified lots in the CC&Rs. 8. Riding academies and commercial stables. 9. Kennels, commercial 10. Kennels, noncommercial 11. The keeping of wild, exotic or non-domestic animals. 12. Large Animal Hospital 13. Keeping of beehives: a. 1 to 3 beehives b. 4 or more beehives 14. The raising of earthworms. C. Public & Semi-Public Uses 1. Day nurseries, day care schools and nursery schools in single-family detached dwelling: a. Six or fewer children including those who reside at the facility. VII-3 p p X X X X X X X X p 61 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11b. Seven to twelve children C including those who reside at the facility, in accordance with the requirements of Section 17.48.010 of the Poway Zoning Ordinance. C. Greater than 12 children C including those who reside at the facility. 2. Convalescent Homes X 3. Churches, convents, monasteries and X other religious institutions 4. Educational Institutions public or private X schools not including art, business or trade schools and colleges. 5. Public Facilities, including but not C limited to, City headquarters, libraries, parks, public offices, sub-stations, reservoirs, pumping plants, and similar installations. 6. Private recreational facilities, including C but not limited to, country clubs, tennis and swim clubs, golf courses, racquetball and handball. Limited commercial uses which are commonly associated with and directly related to the primary use are permitted. VII-4 62 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11D. Home Occupations 1. Home occupations subject to the p provisions of Section 17 .28 of the Poway Development Code. E. Accessory Uses 1. Accessory structures and uses located p on the same site as a permitted use. 2. Accessory structures and uses located C on the same site as a Conditional Use. 3. Unlighted private recreational courts, p including but not limited to, tennis, paddle tennis, and other uses determined to be similar by the Planning Services Director and the Old Coach Golf Estates Homeowners Association (See Section 17.30). 4. Private recreational courts, including C lighting but not limited to, tennis, paddle tennis, and other uses determined to be similar by the Planning Services Director and the Old Coach Golf Estates Homeowners Association (See Section 17.30). F. Temporary Uses 1. Temporary uses as prescribed in Section p 1 7.26 of the Poway Development Code. 63 of 128 VII-5 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11PROPERTY DEVELOPMENT STANDARDS Prior to the construction of any building or structure on any lot within the Old Coach Golf Estates, an Architectural Review is required pursuant to Section V of this Specific Plan. The following property development standards shall apply to all land and buildings other than accessory buildings. A. General Requirements The following requirements are minimum unless otherwise stated. LOT DEVELOPMENT FOR LOTS I-ACRE AND FOR LOTS LESS THAN STANDARD GREATER IN SIZE 1-ACRE IN SIZE* 4. Density -maximum 1 dwelling unit per acre 1 dwelling unit per 0.5 acre 5. Net lot area -minimum 1 acre 0.5 acre 6. a. Lot width (in feet) 110 lQQ b. Cul-de-sac of odd-30 30 shaped lot width (in feet c. Flag lots (in feet) 20 20 7. Lot depth (in feet) 150 liQ 8. Front yard setback (in feet) 40 30 9. Side yard setback 20 12 each side ( in feet) 10. Side yard setback 20 12 street side (in feet) 11. Rear yard setback ( in feet) 50 40 12. Maximum Lot coverage 35% 35% 13. Building and structure 35 feet or 2 stories, whichever is 35 heights (in feet) less 14. Parking spaces in a garage 2 2. *Applies 15.65 acre Remainder Parcel only. VII-6 64 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11B. Special Requirements 1. 2. 3. 4. Street setbacks shall be measured from the ultimate street right-of-way or the maximum required street width if said street or proposed street is to be private. Each lot or parcel on a cul-de-sac, curved street or dead-end street shall meet the minimum lot width requirement at the required front setback of the zone except for RC and RA zones. (See example below.) Flag lots shall meet the minimum lot width requirement at the termination of the flag. (See example below.) The flag portion of the flag lot shall not be counted toward the minimum lot qrea requirement. 5. Lot coverage shall include all buildings, structures, and accessory buildings and 6. structures. Patio covers, open on three sides, pools, spas and freestanding open air gazebos and patios shall not count toward the lot coverage requirement. Conversions of existing garages into habitable space is permitted only when replaced with the equivalent covered parking that was provided at the time the dwelling was constructed. 7. Driveways shall have a maximum slope of 25 percent. Where the percent of slope 65 of 128 is less than 15 percent the surfacing requirement may be 2 inches of A. C. Where the percent of slope is greater than 15 percent the surfacing requirement shall be 6 VII-7 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #118. inches of P. C. C. The minimum driveway width shall be at least 12 feet but no more than 3 0 feet. Driveway and other concrete or asphalt concrete areas available for parking shall not exceed 50 percent of the required front yard area, unless it is required by State Fire Code and architecturally integrated into the development of the site and structure. PERFORMANCE STANDARDS A. The following performance standards shall be met: 1. 2. Air conditioners, antennas, heating, cooling ventilating equipment, and all other mechanical, lighting or electrical devices shall be so operated that they do not disturb the peace, quiet, and comfort of neighboring residents and shall be screened, shielded, and/or sound buffered from surrounding properties and streets. All equipment shall be installed and operated in accordance with all other applicable ordinances. Heights of said equipment shall not exceed the required height of the zone in which they are located. Required front and street side yards shall be landscaped and shall consist predominantly of trees, plant materials, ground cover, and decorative rocks, except for necessary walks, drives, and fences. All required landscaping shall be permanently maintained in healthy and thriving condition, free from weeds, trash, and debris. 3. For second single family units located on the same lot as an existing single-family a. b. 66 of 128 dwelling, the City of Poway Accessory Dwelling Unit (ADU) standards shall apply. See Poway Municipal Code Section 17.08.1 SO(A). following standards must be :fHet-:. The lot shall be no less than t\vo times the minimum net area required. The lot shall not be further divisible by deed restriction or other means acceptable to the City of Poway and the Old Coach Golf Estates Homeovmer A.ssociation VII-8 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11C. d. e. f. g. 4. The second unit shall be attached to the main residence by a sound structural means approved by the Architectural Review Committee and the Pmvay Building Division. The second unit shall not exceed one story in height unless it is contained 1.vithin or in addition to a two story structure. The second unit shall not encroach into the yard setback area and no variance shall be granted for encroachment into the setback. The second anit shall be similar in constn.wtion, materials, and appearance to the main structure. One additional onsite covered parking space shall be provided. All utility connections shall be designed to coordinate with the architectural elements of the site so as to not be exposed except where necessary. Pad-mounted transformers and/or meter box locations shall be included in the site plan with any appropriate screening treatment. Power lines and overhead cables shall be installed underground. 5. The noise level emanating from any residential use or operation shall not exceed 60 dBA CNEL for the RR, RL and R-1 zones and 65 dBA CNEL for the RC and RA zones, as the acceptable outdoor noise exposure level when measured at the property line. The interior noise levels shall not exceed 45 dBA CNEL for all residential uses. 6. Energy conservation buildings shall be located on the site to provide adjacent buildings adequate sunlight for solar access. All new construction and remodeling shall be preplumbed for solar hot water heating. Buildings shall be designed to minimize energy consumption requirements, and may include, but not necessarily be limited to, the following conservation measures: a. Cogeneration; b. South facing windows; c. Eave coverage for windows; d. Double glazed windows; e. Earth berming against exterior walls; f. Green houses; and VII-9 67 of 128 OLD COACH GOLF EST A TES PLANNED COMMUNITY December 7, 2021, Item #11g. Deciduous shade trees. ACCESSORY STRUCTURES A. B. C. Accessory buildings and structures. Accessory buildings and structures, attached or detached, used either 1.vholly or in part for living purposes, shall meet all of the requirements for location of the main structure, except as herein provided. 1. Accessory buildings or structures that are attached to the main building shall be allowed to encroach into the required rear yard setback up to one-half (1/2) of the distance. 2. A detached accessory structure shall meet the setback requirements of the main building for the front and street side yard areas. 3. A detached accessory structure may be located within an interior side yard or rear yard; provided, that such structure is located no closer than 5 feet to an interior side or rear lot line and is at least 10 feet from the main structure. 4. Accessory structures intended as second single family units located on the same lot as an existing single-family dwelling shall meet the City of Poway Accessory Dwelling Unit (ADU). See Poway Municipal Code Section 17.08.180(A). Canopies, patios and breezeways, canopies, patios, and breezeways, attached to the main building or connecting the main building with a detached accessory building, may extend into a required rear or interior side yard provided that portions of such structures extending into the yard: 1. Shall not exceed 15 in height or project closer than 5 feet to an interior side yard or rear lot line. 2. Shall be entirely open on at least three sides for patios and canopies except for necessary supporting columns. A roof connecting main building and an accessory building shall be open on two sides. Other Structures, porches, steps, architectural features, such as eaves, awnings, chimneys, balconies, stairways, wing walls or bay windows may project not more than 4 feet into any VII-10 68 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11required front or rear yard area, nor into any required side yard area more than one-half of said required side yard. WALLS AND FENCES A. In any required front yard or side yard adjacent to a street, a solid wall or solid fence shall not exceed 3 6 inches in height , except as herein provided. B. A wall or fence not more than 6 feet in height may be maintained along the interior side or rear lot lines. A 6-foot wall or fence may extend into a required front yard or side yard adjacent to a street when the upper 50 percent of the wall or fence is wrought iron, or open decorative fencing. Solid pilasters 6 feet in height is permitted. C. A wall or fence adjacent to a driveway or street providing vehicular access to an abutting lot or street shall not exceed 36 inches in height within 15 feet of the intersection of said driveway and the street right-of-way. Corner cut-offs may be required in special circumstances for safety and visibility (see examples belm:v). PICTURE SIGNS No signs or outdoor advertising structure shall be permitted within the Specific Plan except as provided herein and in accordance with the Poway Sign Ordinance, whichever is more restrictive. B. GOLF COURSE DEVELOPMENT REQUIREMENTS The requirements of the development of the golf course shall follow generally accepted standards for the development of golf courses. Specifically, the grading for the golf course shall be in accordance with the concept plan presented herein. Final grades of the golf course must be within 1 foot of the grading plans presented to the City prior to the issuance of a grading plan or as-built drawings will be provided upon completion of the golf course. Onsite conditions during the grading process may require field changes in the design of the golf course in order to avoid excessive rock, accommodate drainage, preserve vegetation, etc. In those cases, the City Engineer and the Planning Director shall have the authority to jointly approve field design modification of VII-11 69 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11the golf course up to a change in grade of a maximum of 20 feet when processed as a construction change, in compliance with this Specific Plan, the EIR, and the City's Grading Ordinance. In all cases, grading of the golf course shall not abrogate the dictates of this Planned Community, the golf course concept, or good engineering practices. C. OLD COACH GOLF ESTATES ARCHITECTURAL REVIEW COMMITTEE The developer shall establish an Architectural Review Committee to guarantee the quality of design of the homes proposed within the community and to ensure that the placement of the homes on the lots conform to the Development Concept Plan and text. Approval of all building plans for homes and accessory structures shall be given by the Review Committee prior to submittal to the City of Poway for development review and building permits. Accessory structures shall include such things as detached garages, guest homes, cabanas, tennis courts, swimming pools and spas, gazebos, maintenance buildings and the like. D. CONDITIONS OF APPROVAL 1. Review and approval of the clubhouse site plan, architecture, landscaping, uses, parking, hours of operations, and other related items and uses, shall be subject to the City of Poway Development Review process and subject to the Conditional Use Permit requirements delineated in the Poway Development Code as they exist today and as they may be amended later. 2. Construction of the golf course may commence upon the approval of a bulk grading plan. Specific final grading plans will be submitted as as-builts, upon completion of the construction of the golf course. The golf course grading shall substantially conform to the conceptual grading plan presented as part of this Planned Community. 3. 70 of 128 All requirements of the City of Poway Sign Ordinance, Subdivision Ordinance, and Grading Ordinance shall apply. VII-12 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #114. Regulations for the development of homes shall comply fully with the requirements of the Rural Residential C Zone as detailed in Appendix R except as otherwise specified for the Remainder Parcel. 5. Requirements not delineated in the Poway Development Code or the General Plan for the City of Poway shall be established by this PC text and carry the full force and effect of the law. 6. Amendments to this PC text and PC Development Plan shall follow the amendment procedures set forth in the Specific Plan Ordinance for the City of Poway, and any amendments thereof. 7. The Old Coach Golf Estates project shall be developed in full compliance with the provisions of the following City documents: a. City of Poway resolution certifying the Final Environmental Impact Report (SCH #90010015) for the Old Coach Golf Estates Project. b. City of Poway resolution approving General Plan Amendment GPA 90-01 A. c. City of Poway ordinance approving Zone Change ZC 90-01 A. d. City of Poway resolution approving the Old Coach Golf Estates Planned Community Specific Plan 89-01. e. City of Poway resolution approving Tentative Tract Map 89-13. f. City of Poway approval documents and/or entitlements which may be subsequently adopted by the City with regard to the subject project. 8. Within 30 days following the City's approval of the above noted documents, the developer shall submit for City review and approval Specific Plan 89-01, addended to comply with the conditions of approval, including, but not limited to, modifications to Specific Plan text/development concept plan, and the tentative map. Conditions of approval of the Specific Plan and tentative map shall be included in the addended Specific Plan text. Once the addended submittals are approved by the City, the developer shall provide the City one reproducible original of the Specific Plan text and map graphics, and one copy of the text in Word Perfect format for the IBM computer. 9. A copy of the Covenants, Conditions and Restrictions (CC&Rs) and/or Articles of Incorporation of the Homeowners Association and Architectural Review Committee VII-13 71 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11(if adopted) 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 prior to building permit issuance. The CC&Rs shall incorporate, by reference, the approved Specific Plan 89-01 and shall specifically identify all development guidelines, conditions, and requirements that apply to the individual lots. 10. The Old Coach Golf Estates Planned Community final map(s) shall be limited to a maximum of -8-6-16 l_numbered lots for single-family residential development and one numbered lot for the golf course, for a total of -l-§+-162 numbered lots. Alt residential Residential lots shall be no less than 1 net acre in size, except for the residential lots in the south neighborhood on the Remainder Parcel associated with Tentative Tract Map 21-004, which shall have residential lots no less than a one-half acre. All open space areas shall be identified on the final map(s) as lettered lots separated from the numbers lots. 11. The Old Coach Golf Estates Planned Community shall be subject to Ordinance No. 283 passed by the voters of the City of Poway on November 8, 1988, and adopted by the Poway City Council on December 7, 1988. Ordinance No. 283 enacted Proposition FF, and said ordinance added, in part, the following provisions to the Poway General Plan and Zoning Development Code concerning the Old Coach Planned Community. 72 of 128 General Plan Objective 18. Special Study Areas Once established by the City Council, the residential density of the Old Coach Area shall not be increased unless the voters approve such a change. Policy 18.a. No change to the Old Coach Planned Community Development Plan or the Poway Municipal Code which would increase the residential density or increase the commercial or manufacturing use within the Old Coach Planned Community shall be adopted unless and until such change is approved by ordinance adopted by the voters of the City at a special or VII-14 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11general election, or approved first by the City Council and then adopted by the voters in such an election. Zoning Development Code Section 17.20.130.H. In order to preserve the very low density and intensity of development in the Old Coach Planned Community, no property located within the Old Coach Planned Community shall be rezoned to a zone, nor shall the Poway Municipal Code or the Old Coach Planned Community Development Plan be amended in such a way which would increase the residential density or increase the commercial or manufacturing use permitted within the Old Coach Planned Community until and unless such rezoning or amendment is approved by ordinance adopted by the voters of the City at a special or general election, or first approved by the Poway City Council and then adopted by the voters of the City at a special or general election. 12. Deed Restrictions. A deed restriction shall be recorded on each lot to the benefit of each other lot in this subdivision which states that no General Plan Amendment, Zone Change, tentative subdivision map or other discretionary land use decision shall be adopted with respect to the property which would increase residential density or intensity of use or would permit an industrial or commercial use other than that as permitted by the Rural Residential zoning in effect on the property on November 8, 1988, unless and until such action is approved by ordinance adopted by the voters of the City at a special or general elections. The developer shall cause to be included as part of each deed of sale, a covenant for each parcel of property sold, the restrictions that: (a) Each lot as shown on the approved tentative and final tract maps for the Old Coach Golf Estates shall be restricted to the use of one single-family dwelling unit and shall exclude any form of commercial, business, professional, industrial or multi-dwelling use except for those commercial or business uses normally associated with residential use and as permitted herein, and related specifically to the golf course as designated in the Planned Community Plan; (b) The covenant shall be binding upon all heirs, assigns, or successors in interest VII-15 73 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11and shall run with the land; ( c) The covenant shall be for the benefit of each and every individual lot owner or his heirs, assign, or successors; and ( d) each Deed of Sale shall contain this covenant. VII-16 74 of 128 OLD COACH GOLF ESTATES PLANNED COMMUNITY December 7, 2021, Item #11RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 21-004 FOR A SIX-LOT SUBDIVISION, RESCINDING TTM06-02 ALLOWING FOR ONE SINGLE-FAMILY RESIDENTIAL LOT TO REMAIN AND TRANSFERRING A FOUR-LOT DENSITY FROM TTM06-02 TO TTM21-004 WITH APPROXIMATELY 120 ACRES OF OPEN SPACE TO REMAIN; ASSESSOR'S PARCEL NUMBERS 277-171-22, 277-071-05, 277-071-14, 277-071-16, 277-071-19, AND 277-080-04 WHEREAS, the City Council considered Tentative Tract Map (TTM) 21-004; a request to subdivide one parcel totaling 15.65 acres into six single-family residential lots located north of Espola Road, east of Westling Court, south of Butterfield Trail and bisected by Old Coach Road, in the Old Coach Golf Estates Specific Plan (OCGESP) area (Remainder Parcel), rescind TTM06-02 and allow for the development of one single-family residential lot at the former TTM06-02 site east of Old Coach Road approximately one mile north of Espola Road (Sunroad property), and preservation of approximately 120 acres of open space. Four of the five single-family residential lots within TTM06-02 would be transferred to the proposed subdivision TTM21-004. This matter does not include the residential housing design or development review, which would be subject to a subsequent minor development review or development review. Preservation of approximately 120 acres of open space is included; WHEREAS, on December 7, 2021, the City Council held a duly advertised public hearing to receive testimony from the public, both for and against, relative to this matter; and WHEREAS, the City Council has read and considered the agenda report for the proposed project, including the attachments, and has considered all other evidence presented at the public hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows: SECTION 1: The above recitals are true and correct. SECTION 2: A Final Environmental Impact Report (FEIR) was prepared pursuant to the California Environmental Quality Act (CEQA) in conjunction with the OCGESP and was certified on May 15, 1990. A Mitigated Negative Declaration (MND) was approved on January 16, 2007 for the Specific Plan Amendment to amend the OCGESP to add the Sunroad Property into the specific plan's boundary and TTM06-02 was approved that created five residential lots and one open space lot on the Sunroad property. The MND evaluated the environmental effects of adding the 122.5-acre Sunroad Property into the OCGESP and TTM06-02. Based upon review of the current project, none of the situations described in Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines apply. No changes in circumstances have occurred, and no new information of substantial importance has manifested, which would result in new significant or substantially increased adverse impacts as a result of the proposed project. Specifically, the City has determined the following: • There are no substantial changes to the project that would require major revisions to the 75 of 128 ATTACHMENT B December 7, 2021, Item #11Resolution No. Page 2 1990 FEIR due to new significant environmental impacts or a substantial increase in the severity of impacts identified in the 1990 FEIR. • Substantial changes have not occurred in the circumstances under which the project is being undertaken that would require major revisions of the 1990 FEIR to disclose new, significant environmental effects or a substantial increase in the severity of the impacts identified in the FEIR. • There is no new information of substantial importance not known at the time the 1990 FEIR was certified that shows any of the following: 1. The project would have any new significant effects not discussed in the 1990 FEI R. 2. There are impacts that were determined to be significant in the 1990 FEIR that would be substantially increased. 3. There are additional mitigation measures or alternatives to the project that would substantially reduce one or more of the significant effects identified in the 1990 FEIR. 4. There are additional mitigation measures or alternatives that were rejected by the project proponent that are considerably different from those analyzed in the 1990 FEIR that would substantially reduce any significant impact identified in the 1990 FEIR. An Addendum has been prepared in accordance with Section 15164 of the CEQA Guidelines. The Addendum includes analyses to demonstrate that environmental impacts associated with the project are consistent with the 1990 FEIR. In accordance with the Addendum to the FEIR prepared by RECON dated August 25, 2021, the provisions in the Specific Plan along with adherence to the City's Grading Ordinance, General Plan policies, and the mitigation measures in the Community Design Element of the Specific Plan were determined to reduce the impacts related to land use and planning considerations to below a level of significance. SECTION 3: The findings, in accordance with the State Subdivision Map Act (Government Code Section 66410 et. seq.) for TTM21-004, are made as follows: A. That the proposed subdivision map is consistent with the objectives, policies, general land uses and programs of the General Plan in that it proposes to create six residential lots at a density that is consistent with the General Plan designations and Poway Municipal Code (PMC) standards. 8. That the design of the proposed subdivision is consistent with the General Plan in that the approved lot sizes and configurations adhere to the development standards of the General Plan and PMC. C. That the site is physically suitable for the type of development in that the site is large enough to provide six lots meeting size standards. D. That the site is physically suitable for the proposed density of development in that the site is large enough to provide six residential lots meeting size standards. E. That the design of the subdivision is not contrary to the policy of the State legislature as stated in Chapter 1, commencing with Section 21000, of the State Public Resources Code, and will not likely cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat in that the project site has been previously graded and developed with a sales office and does not contain any native habitat. No development is proposed as a part of this project, except the demolition of one existing sales office, 76 of 128 December 7, 2021, Item #11Resolution No. Page 3 grading for future building pads, and installation of retaining and noise walls. F. That the design of the subdivision is not likely to cause serious public health problems in that City water and sewer services are available to the site. G. That the design of the lot division will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision in that the subdivision can occur without obstructing or otherwise impacting existing or new easements. SECTION 4: The findings, in accordance with Government Code Section 66020 for the public improvements needed as a result of the proposed development to protect the public health, safety and welfare, are made as follows: A. The design and improvements of the proposed development are consistent with all elements of the Poway General Plan, as well as City Ordinances, because all necessary facilities will be available to serve this project. 8. The construction of public improvements is needed as a result of the proposed development to protect the public health, safety and welfare as identified below: • Sewer line • Street improvements • Storm drain improvements • Block wall • Trail improvements • Landscaping C. In accordance with the Poway General Plan, the project requires the payment of development impact fees, which are assessed on a pro-rata basis to finance public infrastructure improvements, which promote a safe and healthy environment for the residents of the City. SECTION 5: The City Council hereby rescinds TTM06-02 and allows for the development of one single-family residential lot on the Sunroad Property within a maximum developable area of two acres and within a single lot of approximately six (6) acres in area. Four of the five single-family residential lots within TTM06-02 are hereby transferred to the proposed subdivision TTM21-004. Preservation of approximately 120 acres for open space on the Sunroad Property is required. The preserved approximate 120 acres of open space may be used for the purpose of future mitigation land for the sale of mitigation easements and/or the sale of mitigation credits as a designated mitigation bank (collectively "Mitigation Bank) for coastal sage scrub habitat, as permitted by the Habitat Conservation Plan. SECTION 6: The City Council hereby approves TTM21-004, as shown on the approved plans incorporated herein by reference and stamped as "Exhibit A" dated December 7, 2021 (Exhibit A hereinafter) on file with the Development Services Department, except as noted herein and subject to the following conditions: A. The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, 77 of 128 December 7, 2021, Item #11Resolution No. Page4 including reasonable attorney's fees, collectively the "Claims" against the City or its agents, officers, or employees, relating to the issuance of any aspect of the project approval set for in this resolution, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval (including but not limited to TTM06-02 and TTM21-004) and any environmental document or decision made pursuant to CEQA. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation-related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by applicant. Notwithstanding the foregoing, no indemnity shall be required for claims resulting from the exclusive gross negligence or willful misconduct of the City. B. This approval is based on the existing site conditions and proposed project details represented on the approved plans stamped "Exhibit A" and on file at the Development Services Department. If actual conditions and details vary from representations on Exhibit A, the approved plans must be changed to reflect the existing site conditions and proposed project details. Any substantial changes to the approved plans must be approved by the Director of Development Services and may require approval of the City Council if the Director of Development Services finds that the proposed changes do not substantially conform to approved plans. This matter does not include the residential housing design or development review of any of the residential lots, which would be subject to a subsequent minor development review or development review permit approval. C. Prior to issuance of any permit, the applicant shall (1) submit in writing that all conditions of approval have been read and understood; and (2) the property owner shall execute a Covenant Regarding Real Property notarizing and recording said document. In order for the City to prepare the Covenant the applicant must first submit a legal description of the subject site. D. The conditions for the project shall remain in effect for the life of the subject property, and shall run with the land and be binding upon future owners, successors, heirs, and transferees of the current property owner. E. The developer is required to comply with the Poway Noise Ordinance (Chapter 8.08 PMC) requirements that govern construction activity and noise levels. A Construction Noise Management Plan (CNMP) shall be prepared and submitted to the City of Poway Planning Division for its review and approval. Prior to the issuance of a Building Permit, construction plans shall also include a note indicating compliance with the CNMP is required. The CNMP shall be prepared or reviewed by a qualified acoustician (retained at the project applicant/owner or construction contractor's expense). F. Future development of the Sunroad Property will allow for one single-family residential lot with a maximum developable area of two (2) acres within approximately six (6) acres and approximately 120 acres to be reserved for open space, which may be used for the purpose of future mitigation land for the sale of mitigation easements and/or the sale of mitigation credits as a designated Mitigation Bank for coastal sage scrub habitat. 78 of 128 December 7, 2021, Item #11Resolution No. Page 5 G. Prior to Final Map approval, unless other timing is indicated, the following conditions shall be complied with: (Engineering) 1. Within thirty (30) days after tentative map approval, the applicant shall submit in writing to the City's Planning Division that all conditions of approval have been read and understood. 2. This approval is based on the existing site conditions represented on the approved tentative map. If actual conditions vary from representations, the approved tentative map must be changed to reflect the actual conditions. Any substantial changes to the tentative map must be approved by the Director of Development Services and may require approval of the City Council. 3. The final map, together with the supporting data and documentation, shall be submitted to Engineering Division for review and approval. The appropriate map checking fee shall be paid by the applicant. 4. The final map shall conform to City standards and procedures, the City Subdivision Ordinance, the latest edition of the Subdivision Map Act, and the Land Surveyors' Act, and all other applicable laws, regulations and ordinances. 5. The applicant shall include provisions in their design contract with their design consultants that, following acceptance by the City, all construction drawings or technical reports accepted by the City (exclusive of architectural building plans) shall become the property of the City. Once accepted, these plans may be freely used, copied or distributed by the City to the public or other agencies as the City may deem appropriate. An acknowledgement of this requirement from the design consultant shall be included on all construction drawings at the time of plan submittal. 6. A mylar copy of the Final Tract map shall be provided to the City within three months of its recordation or prior to building permit issuance, whichever comes first. A cash deposit to the City, in an amount equivalent to $100.00 per sheet of the Tract Map, for the mylar reproduction of the recorded Tract Map shall be posted. 7. Within 30 days after City Council approval of the Final Tract Map, the subdivider shall pay the City the sewer connection fee. 8. The applicant shall pay the drainage impact development fee in effect at the time of subdivision. 9. The project requirements for fire protection specify the installation of fire hydrants and expansion of the public water system necessary to support the installation of the hydrants. A Water System Analysis is required for final design of the proposed public water system expansion. Applicant has paid for the cost of preparing the analysis. The water system analysis shall be completed prior to submittal of improvement plans. The improvement plans shall be revised, if needed, based on the results of the water system analysis. 79 of 128 December 7, 2021, Item #11Resolution No. Page 6 10. Improvement plans prepared on a City of Poway standard sheet at a scale of 1" = 20', unless otherwise approved by the City project engineer, in accordance with the submittal and content requirements listed in the PMC shall be approved. Submittal shall be made to the Department of Development Services Engineering Division for review and approval. The improvement design shall be 100 percent complete at the time of submittal and ready for approval. The applicant shall pay the improvement plan check fees according to the latest adopted master fee schedule. The plan shall include, at a minimum, the following features: a. The extension of the public sewer main so that sewer fronts all six proposed lots in the subdivision; b. Public water improvements including a fire hydrant and related appurtenances connecting all six lots to the public water main in a looped system in Old Coach Road. 11. The applicant shall coordinate a joint use agreement for the proposed public sewer main over the San Diego County Water Authority transmission line. 12. The abandoned water main must be removed where any structure is proposed on top of the main. 13. The public improvement plan shall be approved. The applicant shall enter into a Standard Agreement for public improvements for the work to be done as part of the Public Improvement plan. The applicant will be responsible for posting securities for monumentation and public improvements. (Planning) 14. The public improvement plan shall include improvements shown on "Exhibit A" fronting Espola Road and Old Coach Road and shall include the following: 80 of 128 a. The bus stop along the Espola Road frontage of the property shall be improved. An accessible slated bench with non-sleep bars, a bus shelter per City standards, and a trash receptible per EDCO standards shall be required. A turn-out is not required; however, this requires a concrete sidewalk pad adjacent to the curb (no landscaping between) that measures a minimum eight to ten feet deep and 25 feet long, with a maximum two percent slope from curb to back of sidewalk. Ensure that the path of travel between the bus stop and the intersection (and crossing) is accessible (ADA compliant). Submit civil drawings to MTS for review and approval of proposed bus stop improvements. b. Street trees shall be provided per the Landscape and Irrigation Design Manual. A minimum of one fifteen-gallon tree shall be provided per every 30 lineal feet of street frontage. Existing trees shall be considered and included to meet this requirement. c. ADA compliant ramps and an enhanced, high visibility, ADA compliant crosswalk shall be required across the new private street along Old Coach Road. d. The General Plan designates Espola Road as a scenic roadway and as a result, December 7, 2021, Item #11Resolution No. Page 7 an open space easement is required and proposed along the Espola Road frontage of the property which expands the scenic landscape and building setback. A five-foot wide landscaped parkway strip, a five-foot wide concrete sidewalk and an eight-foot-wide meandering trail with landscape throughout the easement area is required on the north side of the Espola Road right-of-way along the project's frontage and within the easement area and shall be shown on the improvement plans where appropriate. Lodge pole fencing shall be provided along the south side of the trail. 15. If the project will be phased, the applicant shall be responsible for presenting a phasing plan to the satisfaction of the Development Services Director prior to sale, lease, or financing. 16. Covenants, Conditions and Restrictions (CC&Rs) or other agreement approved by the City shall be submitted to the City for review and approved to the satisfaction of the Director of Development Services and shall be written to the satisfaction of the Director of Development Services and the City Engineer. The CC&Rs shall include the conditions herein to the satisfaction of the Director of Development Services and shall be recorded prior to or concurrent with the final map and shall include, but not be limited to, the following: 81 of 128 a. The formation of a homeowner's association (HOA) with maintenance responsibilities is required, unless project site is under single ownership (Single-Owner herein). b. A Best Management Practices (BMP's) and a Private Driveway and Drainage Maintenance Agreement to the satisfaction of the City Engineer. The maintenance and the preservation of drainage and BMP facilities shall be included. c. The CC&Rs shall identify and implement the BMP's identified in the SWQMP prepared for this project and state that the Developer, Current and Future Property Owners shall comply with the recommendations of the SWQMP prepared for this project to the satisfaction of the Water Quality Program Coordinator and the City Engineer. Funding of the long-term maintenance of all facilities required by the SWQMP shall be included in the annual HOA or Single-Owner budget. d. Notarize and record a maintenance agreement for the on-going maintenance of the private street and access improvements and other proposed paved areas, fencing, landscape and irrigation (private and within the public right-of-way along the property's frontage), and other facilities as specified to be reviewed and approved to the satisfaction of the City Engineer and Director of Development Services. This maintenance agreement shall be adhered to by the Single-Owner or HOA and incorporated into the CC&Rs, if applicable to the satisfaction of the Director of Development Services and City Engineer. e. The CC&Rs shall include on-going maintenance of landscaping and irrigation along the Espola Road, Westling Court, and Old Coach Road frontages. All landscaping shall be well maintained in a healthy growing condition at all times in substantially the same condition as approved in accordance with the approved landscape and irrigation plans. All landscaping, including areas within the adjacent public right-of-way, shall be December 7, 2021, Item #11Resolution No. Page 8 adequately irrigated, and permanently and fully maintained by the owner at all times in accordance with the requirements of the City of Poway Landscape and Irrigation Design Manual. Trees shall be encouraged and allowed to retain a natural form. Pruning should be restricted to maintain the health of the trees and to protect the public safety. Trees should be trimmed or pruned as needed to develop strong and healthy trunk and branch systems. Tree maintenance and pruning shall be in accordance with "American National Standard for Tree Care Operations" latest edition (ANSI A300). Trees shall not be topped, and pruning shall not remove more than 25 percent of the trees' leaf surface. f. Within a year of new single-family residential property transfers, landscaping and/or appropriate ground cover shall be installed in compliance with PMC regulations. g. Immediate removal of graffiti and any other type of offensive debris is required. h. Maintain the drainage facilities and any access easements (where they occur) on the property. i. The CC&Rs shall clearly establish the responsibilities of the individual homeowners and the HOA or Single-Owner with regard to the continuing maintenance and preservation of the project. j. Amendments to the CC&Rs that affect any requirement of this resolution shall require express written consent of the City. k. RV and trailer parking is prohibited except when within a fenced rear or side privacy yard. H. Prior to Grading Permit issuance, unless other timing is indicated, the following conditions shall be complied with: (Engineering) 1. Submit precise grading plans for the development of the lot prepared on a City of Poway standard sheet at a scale of 1" = 20', unless otherwise approved by the City project engineer. Submittal shall be made to the Department of Development Services Engineering Division for review and approval. The grading design shall be 100 percent complete at the time of submittal, ready for approval and issuance of permit. Incomplete submittals will not be accepted. All technical studies as required by Chapter 16 of the PMC shall be submitted. The applicant shall pay the grading permit and plan check fee according to the latest adopted master fee schedule. 2. Applicant shall incorporate Low Impact Development (LID) design features into the site development. These shall be clearly shown and identified on the precise grading plans and be appropriately sized for the proposed level of development. 3. A drainage study addressing the impacts of the 100-year storm event prepared by a licensed Civil Engineer is to be submitted and approved. The study shall evaluate existing and proposed hydrologic and hydraulic conditions to the satisfaction of the City project engineer. 82 of 128 December 7, 2021, Item #11Resolution No. Page 9 4. Water Quality Control -Design and Construction The project shall comply with the City and Regional Water Quality Control Board stormwater requirements. The project is considered a Priority Development Project and will be subject to all City and State requirements. Two copies of a final Storm Water Quality Management Plan (SWQMP) prepared by a registered Civil Engineer is to be submitted and approved. Once the final SWQMP is approved; a. Provide two copies of an Operation & Maintenance (O&M) plan in accordance with Chapter 16.104 of the PMC, and a signed PDF version. b. Property owner shall execute an approved Storm Water Management Facilities Maintenance Agreement accepting responsibility for all structural BMP maintenance, repair and replacement as outlined in the Operations and Maintenance plan. The operation and maintenance requirements shall be binding on the land throughout the life of the project as outlined in section 16.104 of the PMC. 5. Water Quality Control -Design and Construction The project shall comply with the City and Regional Water Quality Control Board stormwater requirements. The project is considered a Standard Development Project and will be subject to all City and State requirements. A Standard Project SWQMP is to be submitted, consisting of the forms listed in the Poway BMP Design Manual, Section 8.1.1. 6. Water Quality Control -Construction Storm Water Management Compliance The project proposes to disturb an area greater than one acre, therefore, proof of coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity shall be provided to the City along with a copy of the Storm Water Pollution Prevention Plan (SWPPP). 7. Grading securities shall be posted with the City prior to precise grading plan approval per section 16.46.080 of the PMC. A minimum cash security of $2,000 is required in all instances. 8. The applicant shall pay the storm water pollution inspection fee according to the latest adopted master fee schedule. 9. Following approval of the precise grading plans, posting of securities and fees, and receipt of four copies of the approved plans, the applicant shall attend a pre-construction meeting at the Department of Development Services. The scheduling request shall be submitted on a City standard form available from the City's project engineer along with four copies of the approved grading plans. The applicant's action plan that identifies measures to be implemented during construction to address erosion, sediment and pollution control will be discussed. Compliance for sediment control shall be provided as directed by the project inspector. 10. Prior to start of any work within a City-held easement or right-of-way, a Right-of-Way Permit shall be obtained from the Engineering Division of the Development Services 83 of 128 December 7, 2021, Item #11Resolution No. Page 10 Department. All appropriate fees shall be paid prior to permit issuance. 11. Construction staking is to be inspected by the Engineering Inspector prior to any clearing, grubbing or grading. At a minimum, all protected areas as shown on the approved grading plans are to be staked under the direction of a licensed land surveyor or licensed civil engineer and delineated with lathe and ribbon. As applicable, provide two copies of a written certification, signed and sealed in accordance with the Business and Professions Code, by the engineer of record stating that all protected areas have been staked in accordance with the approved plans. (Planning) 12. The proposed Project shall comply with all mitigation measures established under the certified FEIR as specified in the MMRP for the OCGESP and associated permits and the MND as specified in the MMRP for Zone Change ZC06-01 and General Plan Amendment GPA06-01, except that the development of the Sunroad Property shall be limited to approximately 2.5 acres of the 122.5 acres. On-site mitigation of the Sunroad Property shall include mitigation for the permanent removal of Coastal Sage Scrub (CSS) at a rate of 2: 1 and Non-native Grasslands at a rate of 1: 1. 13. The impact of 0.35 acres of coastal sage scrub shall be mitigated accordingly: A BCE over 0.68 acres shall be recorded over coastal sage scrub habitat within the TTM area east of Old Coach Road and outside of the boundaries of Lot 6. The BCE shall be approved by the City Attorney and shall be notarized and recorded with the County of San Diego. The applicant shall be responsible for preparing a BCE legal plat map and description, submittal of this information to the City, and City easement plan check fees. Advisory Note: In compliance with the PSHCP, the City, independent of TTM21-004, shall process a General Plan Amendment and Zone Change to change the land use and zoning designation of the area of the BCE to Open Space-Resource Management (OS-RM) to ensure its permanent preservation. 14. To avoid any significant direct impacts to any nesting birds or their eggs, chicks, or nests during the breeding season, the following measures shall be implemented: 84 of 128 a. Removal of habitat that supports active nests in the proposed area of disturbance should occur outside the breeding season for these species (February 1 to September 15). If removal of habitat in the proposed area of disturbance must occur during the breeding season, a (Addendum to an Environmental Impact Report Old Coach Golf Estates Planned Community Specific Plan Amendment Page 27) Qualified Biologist shall conduct a pre-construction survey to determine the presence or absence of nesting birds on the proposed area of disturbance. The pre-construction survey shall be conducted within three calendar days prior to the start of construction activities (including removal of vegetation) and shall include the limits of disturbance as well as 300 feet (500 feet for raptors) from the area of disturbance. The applicant shall submit the results of the pre-construction survey to the City of Poway for review and approval prior to initiating any construction activities. December 7, 2021, Item #1185 of 128 Resolution No. Page 11 b. If nesting birds are not detected during the pre-construction survey, no further mitigation is required. c. If nesting birds are detected and construction activities are to occur during the breeding season the following mitigation measures shall be implemented: d. No vegetation clearing shall occur within 300 feet of an active raptor nest and 100 feet of an active nest of a non-listed bird species until a biologist has determined that the young have fledged from the nest or that the nest is inactive (i.e., abandoned). e. A mitigation plan outlining active nest avoidance measures in conformance with applicable state and federal law shall be prepared and submitted to the City of Poway for review and approval. f. During construction, active nests shall be monitored on a daily basis to determine the effectiveness of the avoidance measures being implemented. The biologist shall monitor all active nests until all young have fledged or until the nest is determined inactive. g. A minimum 300-foot buffer between the location of an active raptor nest and the nearest construction activity shall be maintained until the young have fledged from the nest or until the nest is determined inactive. For nests of non-raptor birds, a buffer of 100 feet shall be maintained. h. While no specific noise level thresholds have been established for raptors or other non-listed bird species, construction activities that are expected to generate noise levels above the ambient noise level shall be measured by an acoustician technician. The active nest shall also be monitored by a biologist to determine if there is any effect on the breeding behavior of the particular species from the elevated noise levels. If it is determined that the elevated noise level is having an effect on the breeding behavior of the nesting bird species, then the noise generating construction activity shall be suspended in the vicinity of the active nest until such time as all of the young birds have fledged or until the nest is determined inactive. 15. Indirect impacts to nesting coastal California gnatcatcher, southern rufous-crowned sparrow, and/or Bell's sage sparrow can be avoided by restricting construction activities to outside the breeding season or by determining that these species are not present by conducting pre-construction protocol surveys. If any of these species are found to be nesting in the coastal sage scrub in the northeastern portion of the site adjacent to Lot 6 during the pre-construction surveys and construction activities are to occur during the breeding season (February 15 to August 31 ), then a noise study that identifies noise attenuation measures shall be prepared and implemented to the satisfaction of the City of Poway, California Department of Fish and Wildlife, and United States Department of Fish and Wildlife. 16. A cultural monitor from the San Pasqual Band of Mission Indians shall be onsite during the initial brushing and the first grading of the site (not necessarily the entire December 7, 2021, Item #1186 of 128 Resolution No. Page 12 period of grading and recompaction). The cultural monitor must meet with the grading contractors and field supervisors prior to any site activities involving machinery. The cultural monitor will monitor the grading of the project and will have the authority to stop or redirect grading should any cultural resources be discovered. If measures are needed to mitigate impacts from the continuations of grading, these must be completed prior to the grading of the area of the site. 17. The materials and height of the slump block wall shall be indicated on the grading plans. 18. A Tree Removal Permit shall be obtained prior to the removal of all existing trees. If the trees are proposed to be removed during the recognized nesting season for birds (February 15 and August 15), a nesting bird survey shall be conducted by a qualified biologist and report the findings in writing to the City. Between February 15 and August 15, removal of trees containing nests shall be delayed until such time as the nest(s) have been abandoned unless the removal can be completed in accordance with California State codes and the Federal Migratory Bird Treaty Act of 1918. 19. Landscape and irrigation plans shall be submitted for review. The landscape and irrigation plans shall demonstrate compliance with the City of Poway Landscape and Irrigation Design Manual, PMC Chapter 17.41, PMC Chapter 15.24 as it relates to fuel management and defensible space, and all other applicable standards and ordinances in effect at the time of landscape and irrigation plan check submittal. The landscape and irrigation plan submittal are a separate submittal from other project plan check submittals and is made directly to the Planning Division. Contact the Planning Division for copies of applicable City standards, the landscape and irrigation plan submittal checklist and the plan review fee worksheet. Landscape and irrigation plan review fees are required and are the responsibility of the applicant. To the satisfaction of the Director of Development Services, the landscape plans shall also provide the following: a. The widening of the DG trail to eight feet on the north side of Espola road west of Old Coach Road and east of Westling Court. b. Lodge pole fencing adjacent to the south side of the DG trail on the north side of Espola Road with a detail of the fencing. c. A maintenance exhibit showing locations of maintenance responsibility. d. Add a note that no landscape materials over 30 inches in height shall be placed in sight distance restricted areas. e. Landscaping shall be provided to soften the appearance of and/or screen solid walls along Espola Road and Old Coach Road. f. Landscaping shall be provided to screen proposed walls and structures on Lot December 7, 2021, Item #11Resolution No. Page 13 6. g. Appropriate screening shall be provided to adequately screen residential development on Lot 6 from vantage points along Espola Road. h. Street trees along the roadway shall not obstruct the ability of fire apparatus access and fire department aerial operations. Tree height and type should be considered in the ultimate landscape design. 20. Irrigation located in the public right-of-way area along Espola Road provides water to landscape planters west of Westling Court. Any irrigation changes must not affect the planters west of Westling Court and must not disrupt the watering of these planters during construction. 21. The landscape improvements within the Espola Road right-of-way fronting the project site shall be maintained by the Homeowner's Association (HOA) at a level of service "A" which is weekly service done to the satisfaction of the Director of Public Works (e.g., trim plants, weed, check irrigation, pick up trash, trim trees as needed). A maintenance agreement shall be required. I. Prior to building permit issuance, unless other timing is indicated, the following conditions shall be complied with: (Engineering) 1. The site shall be developed in accordance with the approved grading plans on file in the Development Services Department and the conditions contained herein. Grading shall be in accordance with the Uniform Building Code, the City Grading Ordinance, the approved grading plan, the approved soils report, and grading practices acceptable to the City. 2. Erosion control shall be installed and maintained by the developer from October 1 to April 30. The developer shall maintain all erosion control devices throughout their intended life. 3. Applicant shall obtain a precise Grading Permit and complete rough grading of the site. The grading shall meet the approval of the Engineering Inspector and the project's geotechnical engineer. Following completion of rough grading, please submit the following: b. Two copies of certification of line and grade for the lot, prepared by the civil engineer of work. c. Two copies of a soil compaction report for the lot, prepared by the project's geotechnical engineer. The certification and report are subject to review and approval by the City. 4. The applicant shall pay all applicable development impact fees according to the latest adopted master fee schedule at time of permit issuance. (Planning) 87 of 128 December 7, 2021, Item #11Resolution No. Page 14 5. This approval is not inclusive of the design of single-family homes within the project. Separate approval of the home design and footprints shall be applied for through the Development Review/ Minor Development Review Application process prior to issuance of Building Permits. Pursuant to the PMC, a Minor Development Review Application shall be submitted and approved for each of the new residence, or a Development Review application shall be submitted and approved for tract home development of the lots. 6. Development of future single-family homes within the the Remainder Parcel shall be subject to the design guidelines in the OCGESP and the development standards of the Residential Single Family 2 zone as modified by the OCGESP. 7. Applicable school fees in effect at the time of Building Permit issuance shall be paid to the Poway Unified School District (PUSD). 8. The developer is advised that, pursuant to PMC 17.26.100 through 17.26.300, single-family residential development shall provide that 15 percent of the units created shall be affordable to low-income households. The developer may, in lieu of providing required inclusionary housing onsite or offsite, pay an Affordable Housing In-Lieu Fee to the City in accordance with the provisions of the referenced Section prior to issuance of a Building Permit. 9. The landscape plans shall be approved. 10. Interior noise levels shall be reduced in a closed door and window condition by 20 dB in accordance with the Noise Analysis prepared by RECON dated May 27, 2021. 11. Development shall be consistent with the approved Fire Management Plan. (Building) 12. The development shall comply with the current addition of the California Building Code, California Plumbing Code, California Mechanical Code, California Electrical Code, California Residential Code, California Fire Code, California Energy Code and California Green Code at time of submittal to the Building Division. All development shall comply with state structural calculations and seismic safety requirements. J. Prior to occupancy, unless other timing is indicated, the following conditions shall be complied with: (Engineering) 1. The applicant shall execute an approved Private Sewer Lift Station and Sewer Line Construction, Maintenance and Liability Agreement accepting responsibility for maintenance of, and emergency spill response for, the private sewer facilities. 2. An Encroachment Removal Agreement will be required for any private improvements within the public right of way or easement. This includes, but is not limited to, the proposed pervious pavers and private force main along Old Coach Road. 3. The stormwater facilities shall be complete and operational prior to occupancy. 88 of 128 December 7, 2021, Item #11Resolution No. Page 15 4. All applicable easement dedications and maintenance agreements are to be recorded prior to occupancy. 5. All proposed utilities or extension of utilities required to serve the project shall be installed underground. No extension of overhead utilities shall be permitted. 6. All utility services shall be installed and completed by the property owner, and inspected and approved by the Engineering Inspector. All new utility services shall be placed underground. 7. The drainage facilities, driveway, slope planting measures, and all utility services shall be installed, and completed by the property owner, and inspected by the Engineering Inspector for approval. 8. An adequate drainage system around the new building pad capable of handling and disposing all surface water shall be provided to the satisfaction of the Engineering Inspector. 9. The applicant shall repair, to the satisfaction of the City Engineer, any and all damages to public improvements caused by construction activity from this project. 10. After completion of all work, record drawings for both the grading and improvement plans, signed by the engineer of work, shall be submitted to Development Services for review prior to a request of occupancy, per Section 16.52.1308 of the Grading Ordinance. Approval of all record drawings is required prior to issuance of occupancy and release of grading and improvement securities. Initial submittal of record drawings at least three weeks prior to a request for occupancy is recommended. (Planning) 1. Upon establishment of use, all physical elements of the project, excepting improvements for buildings, including public street improvements, shown on the approved building, landscape, grading, improvement and related plans shall be substantially maintained per the approved plans, except as noted herein, to the satisfaction of the Director of Development Services. 2. Landscape, irrigation and exterior site amenities shall be installed except as otherwise determined by the Director of Development Services. All exterior amenities shall be reviewed and approved to the satisfaction of the Director of Development Services and substantially similar or of better quality than conceptual images provided prior to building permit issuance. 3. The private cul-de-sac serving Lots 1 through 5 shall be named. Road name signs shall comply with City of Poway Supplemental Engineering Standards, Street Sign Specifications. K. The following requirements shall be completed to the satisfaction of the Director of Safety Services: 89 of 128 December 7, 2021, Item #11Resolution No. Page 16 1. This project is located within the very high fire hazard area of the City and is new construction; therefore, California Building Code Chapter 7 A and PMC 15.24 will apply. 2. Roadway access, water supply system, and vegetation fuel modification of common roadway access areas shall be completed before a building permit is issued for any parcel within the phase. 3. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to all premises upon which facilities, buildings, or portions of buildings will be constructed. A water analysis shall be performed to establish the adequacy of the existing water main and all necessary system design to serve the project. The main capacity for the project shall not be less than eight inches in diameter and capable of supplying the required fire flow with a maximum flow velocity of 15 feet per second. Costs of the water analysis shall be the responsibility of the applicant. 4. Fire hydrants shall be located within 600 feet of each structure, with spacing between hydrants not to exceed 600 feet, as measured by an approved route of travel that a fire engine would travel. Fire hydrant flow shall exceed a minimum of 1,500 GPM with a residual flow pressure of 20 PSI. 5. Fire apparatus access roads shall have an unobstructed, improved width of not less than 20 feet, except single-family residential driveways serving no more than two improved parcels containing dwelling units shall have a minimum of 16 feet of unobstructed improved width. Access roadways shall have an all-weather driving surface, a roadway interior turning radius of not less than 28 feet, an outside turning radius of not less than 45 feet, and capable of supporting the imposed loads of fire apparatus with a minimum of 13 feet and six (6) inches of vertical clearance. Cul-de-sac turnarounds shall be a minimum of 76 feet in diameter. The Fire Chief, pursuant to the PMC, shall approve the road surface type. Access road grades cannot exceed 20 percent. The angle of departure and the angle of approach of a fire access roadway shall not exceed seven degrees (12 percent). Dead-end access roadways in excess of 150 feet long shall be provided with approved provisions for turning around of Fire Department apparatus. 6. All flammable vegetation within the approved fuel modification zone of a parcel site shall be removed prior to the arrival of combustible material on the parcel site and shall be maintained during the duration of the project until all elements of approved fuel modification zones are installed and approved. 7. Future buildings and structures located within a wildland-urban interface fire area shall be setback a minimum of 30 feet from property lines and biological open space easements unless the PMC requires a greater minimum. When the property line abuts a roadway the setback shall be measured from the farthest roadway edge. 90 of 128 Exception: The less than 30 feet setback from property line between Lots 1 and 5, Lots 1 and 2, Lots 2 and 3, and Lots 3 and 4 is mitigated by the construction of a six-foot tall non-combustible wall. December 7, 2021, Item #11Resolution No. Page 17 The proposed minimum 15-foot setback of the pad of Lot 6 to the east property line is mitigated by the construction of a six-foot tall non-combustible wall spanning the distance of the east parcel boundary. 8. Single-story structures shall be setback a minimum 15 feet horizontally from top of slope to the farthest projection from a roof. A single-story structure shall be less than 12 feet above grade. A two-story structure shall be setback a minimum of 30 feet horizontally from top of slope to the farthest projection from a roof. Structures greater than two stories may require a greater setback when the slope is greater than two to one. 9. The project shall comply with Section Four of the City of Poway Landscape and Irrigation Design Manual and PMC 15.24 as it relates to fuel management and defensible space. A minimum of 10-feet of vegetation fuel modification shall be maintained on both sides of all streets and driveways. Exception: The less than 100 feet of defensible space along the eastern parcel boundary of Lot 6 is mitigated by the construction of a solid six-foot-tall non-combustible wall spanning the distance of the east parcel boundary. The less than 100 feet of defensible space along the northern parcel boundary of Lot 6 is mitigated by the construction of a six-foot-tall non-combustible wall spanning from the eastern parcel boundary to the western parcel boundary at Old Coach Road. This wall may be constructed using a combination of a minimum of three feet of non-combustible concrete block and a maximum of three feet of a non-combustible glass barrier sealed with no openings. The non-combustible glass shall comply with California Building Code ?A. In addition to the six-foot-tall non-combustible wall, a minimum of 60 feet of vegetation fuel modification meeting Zone B requirements is also required. 10. The vegetation fuel management zones for individual parcels shall be determined during the review process for the development and/or construction of structures on each parcel. 11. Each lot of the subdivision will be required to have a minimum one-inch service lateral from the service main to the water meter. 12. All gates or other structures or devices that could obstruct fire access roadways or otherwise hinder emergency operations are prohibited unless they meet the standards approved by the Chief and receive Specific Plan approval. All automatic gates across fire access roadways and driveways shall be equipped with approved, emergency, key-operated switches overriding all command functions and opening the gate(s). Gates accessing more than four residences or residential lots, or gates accessing hazardous institutional, educational or assembly occupancy group structures shall also be equipped with approved emergency traffic control-activating strobe light sensor(s), or other devices approved by the Chief, which will activate the gate on the approach of emergency apparatus with a battery backup or manual-mechanical disconnect in case of power failure. In the event of a power failure, the gate shall be automatically transferred to a fail-safe mode allowing the gate to be manually pushed open without the use of special knowledge or equipment. All automatic gates must 91 of 128 December 7, 2021, Item #11Resolution No. Page 18 meet fire department policies deemed necessary by the Chief for rapid, reliable access. SECTION 6: The approval of TTM21-004 shall be effective on the effective date of Specific Plan Amendment SPA21-002 and will expire two years from the effective date, at 5:00 p.m. The Final Map conforming to this conditionally approved TTM shall be filed with the City so that the City may approve the Final Map before this approval expires, unless at least 90 days prior to the expiration of the TTM, a request for a time extension is submitted to the Development Services Department and a time extension is subsequently granted by the City Council. SECTION 7: The parties are hereby informed that the time within which judicial review of this decision must be sought is governed by Section 1094.6 of the California Code of Civil Procedure. PASSED, ADOPTED AND APPROVED at a Regular Meeting of the City Council of the City of Poway, California on the 7th day of December, 2021 by the following vote, to wit: AYES: NOES: ABSENT: DISQUALIFIED: Steve Vaus, Mayor ATTEST: Carrie Gallagher, CMC, City Clerk 92 of 128 December 7, 2021, Item #1193 of 128 City of Poway Zoning I Location Map Item: SPA21-002/ TTM21-004 .. 0 5001,000 NORTH I--j Feet ATTACHMENT C i OS-RM December 7, 2021, Item #11.i:a,. 0 ..., ..a. "' 00 t'•J'.")... ·, ,,! ''i Ii('·~ ·>~ '\,~',):, i ,, ' -~"s,.,::I'\-(' ~ t'\,'\,, t (EJ ~~•g;Yw~~o ~O.TM09-IJR SCALE: 1• -100' N TENTATIVE ) "-~ ,., ',; •""-~.~ ·, TRACT MAP: 21-004 EARTHWORK NOTE• TiiERE AR£ NO EARTHWOR1< WANTITIES, ALL LOTS HA IJE BEEN PREYIOUSl Y GRADED. HO GRADING PROPOSED AT THIS TIME. AU FUTURE HOMES TO BE 8UIL T Qi EXISTING PADS. AREA or PISJURBANCE • 82,683 s.r. / 1,90 ACRES ~ ~ EXIST. EXJST. RIGHT-<F-WAY PftCP. LOTI.NrtC .. P!IOP. l!U1tDIMG PROP. DRl~WAY PROP. PCT ROAD USCM(NT PROP. EDGE OF PAVEMENT .. Ptt0P.r111£ PROP, 1• WA1£R l«TER PROP, r WATtR MAIN PR()P, I' GAA"'TY SEWER M- PflOP. 4• SCICR LA1£RAl. PROP. rORa SlMllQL ~ ·---s--- ~ PROP. ta• CU.VERT = = = = = = PflOP.CUIIII ~ PltOP. 1• P'tte DftAIN PIPCS PflOP. 00A ~ AREAS, ~[[]@]@][] fU'/;E;j. ,,;.:;?J~ o.EAR SPAa: -~~~~ ,'ih<& -Wfi,.~ ·,, '" , ' . \ \\\··--:·1 ··~,, -✓~ , ....... .. ~ 1o" s SHa..-- - - - • ~ :-..~ .r :r;..'~ _ __j R/W 3• AC OIJER 6'" BASE 00 PER GEOTECH RECOMMENOATl~S. POOPOSED ,. ,..., sc•H MAI<~ I ~D •· PIIC w•1t• MAI< STREET SECTION @ NOT-TO-SCALE A i &a'IRow ,.,, l ,.,, _._ R/W ',?;_J ' I l y>::C-------r ___ A---r' ----~---I ______ f ____ .. ;---- (E) ~,l',,"'1,.'; ~ ..,_~ ~TIER OLP COACH ROAQ I ' NOT-TO-SCALE SHEET INDEX SHEET1 SHEET 2 SHEET3 SHEET4 TENTATIIJE TRACT MAP TENTATI'-£ TRACT MAP -LARGER SCALE OWNER'S CERTIFICATE SHEET ....1... or ....L SHEETS THE SUBOI\IIOER AGREES TO DEFEND, INDEMNIFY ANO Ha..D HARt.l.ESS lME CITY OF POWAY AND ITS A.CENTS, OfftCERS AHO EMPLOYERS FROM A/4Y ct.AIM. ACTION OR PROCEEOfrilC AGAINST THE QTY OF POWAY OR ITS AGENTS, OFFK:ERS OR EMPLOYCES TO ATTAQ(, SET ASIDE, YOO OR NfrilUL AN APPROVAL FROM Tl-iE CITY CE POWAY CQrilCERNING THE SU801"1SION WHEN SUCH ACTION IS BROUQ-IT WITHIN Tl-iE TIME PERIW SPECIFIED IN COV. CWE SECTION Mi-4Slla.J7. THIS CCRTIFtCATE IS CONDITIONED UPQril THE CITY OF POWAY PA0"1DING PROMPT NOTICE TO THE SUBOI\IIDCR AS PR0\11DE0 BY Tl-iE ACT. (GOV. CCXI( 1647-4.9). SUBDIVIDER'S CERTIF'ICATE WE HEREBY CERTIFY lHAT WE ARE rnr RECORD OWNERS OF THE PROPER'TIES SHO .. Qril THE ATTACHED T[HTATIVE PARCEL MAP ANO THAT SAID MAP SHOWS THE ENTIRE CONTIWOUS o•ERSHP. YE UNDERSTAND THAT PROPERTY IS CONSIDERED CONTIWOJS EVEN IF IT IS SEPARATED BY ROADS. STREETS. UTILITY EASEMENTS OR RAILROAD RIQiTS-ClF-WAY. SUNAOAO HQ.DING CMP. SU801\IISION NAME: SUBOI\IIDER AOORESS: LEGAL DCSCRIPTMJN: MADERAS REM~OER PARCEL SUNROAD Ha.DING CORPORATION 4-4-4~ EASTGATE MAL.L, f-400 SAN DIEGO, CA 92121 1692:i Cl.D COAOt RO POWAY, CA 92015-4 THE REMAINDER PARCEL JN lHE QTY OF POWAY, COUNTY or SAN DIEGO, STATE OF CALIFORNIA, AS SHO¥tl ON PARCEL MAP HO. 17-433, flLEO IN lHE OFFIC£ OF THE COUNTY RECORDER or SA/4 OIECO COUNTY ON OCTOBEA 14, 199-4 AS f'LE NO. 199-4-060$766 OF' OfFIOAL RECORDS. EXCEPTING THEREFROM THAT PORTION LYING WITHN PARCEL A Of CERTif!CATE OF COMPLIANCE BOUNDARY AO.-.,ST.WENT NO. BA U-08, AECOROED FEBRUARY 16, 1H~ AS F'LE NO. 1SISl~-00711Je Of OFTIQAL RECOROS. ASSESSOR PARCEL NUMBER: CALIFORNIA COCIIOINA l!S: MAP TOTAL GROSS ACREAGE: AREA OEYOTEO TO; MINIMUM NET PARCEL SIZE: MAXJMUM NET PARCEL SIZE: AVERA.CE NET: PARCEL SIZE: PARCEL CO\IERAGE: MINIMUM PARCEL SIZE: SETB~~c!\ YARD INTERIOR SIDE YARD STREET SIDE YARD REAR YARD PRESENT USE: PROPOS£0 US£: ACCESS: uTlur::AskR FIAE ELEMENTARY SOIOOL HIGH SCHOO. SQ.AR STATEMENT: 277-171-18 & 277-171-22 310-17~5 15.15 ACRES LOTS• 4.19 AC. HOA COMMON AREAS • 8.13 AC. PU8UC R.O.W. • 2.63 AC. ?.·~:~· 0.70 AC. PLANNED COMMUNITY (PC) N/A N/A OEPEtONG ON ZO\IING REGULATIONS & AVC. SLOPE lO-FEET ~~~g -40-FEET VACAl4T LANO :~~~:ILY RESIDENTIAL ACCESS IS FROM a..o COACH ROAD CHY or POWAY CITY or POWAY QTY or POWAY POWAY UNlflED SOIOOL DISTRICT POWAY UNIFIED SQiOOL DISTRICT ~~~~~~~~AS ORDINANCE. All PARCELS TO HA'tlE AT ~~~~Wo~CE'i~T CE AERIAL SURVEY ON 20115 12/09/2020 05/2D/2021, 08/20/2D21 z 0 I= 0 :J ~ (II z 0 0 a: 0 IL t-o z I >-a: < z j :J w a: a. Cl z 5= ~ g§~ VlU ~~ ~i ~g ~g w.:.i --'< ~~ g::::: .----------------ti~~ TENTATIVE TRACT MAP: 21-004 ~* ~ = ;;:: :RNAROO RO t ~S E THAT] ~~~J~g;::~R~=~OR N'N:0Jj7~7~~~:~ 22 RCE-7911 ;; ® _ a..o COAO. RD -t-"":..----------!111--RAN CHO COAST AL CH SICN CE THE PRCU:CT. s· ·••";~'~, PROJECT NAME. SITE ADDRESS: ~t:, © -YIESTLINC CT ENGINEERING & SURVEYING !'□~\; MADERAS REMAINDER PARCEL Vlcj @ -BUTTERFIELD TRAI,, Sl~GLESOt:RCElll:Vl:LOl'MENTCO~Sllt:l'h~T r--__ ,n,n, ,,. ~ """ $ 16925 OLD COACH RD !!Jz @ -BERNAROO C!NTER °" N JIO .... ~-· CRUZ, f2D5 • ..----,,,,,., ~ •• .-POWAY. CA 92064 \a!!,! (i) -POMERAOO RO T.~FJ __ <_,._oi_ .. _!_~_15~-~-os-/ .. • c~_:o_,i•_;~-~~-"-"3-F_ .. _ ~ EXPIRES: ....!lalaL "~,,. ;•::~,t~· CAUfCftNIA COORDINATE INDEX: 319-1155 ~~ R:\Projecls\7911 -Sunrood Holding\ENGINEERING CAO FILES\7911-TM0l.dwg 10/1/2021 7:22 AM December 7, 2021, Item #11' ~-r-·\'<' ; ; ' ... (i>t ~ ----✓\ ')-.:_:·:.·_ , 'D j~'~\~ /J~~ ,b10✓ -✓~-:-/ ~,. ,· . / ·./ .. , --·-✓bbo· .-(r(/1 """'·/ ,· .·/ .··.·'I• .1/,>ol .. -,,. //. ' ' '01,, IICNTFOII ST '· 1 /. / I 1 ~":w. fo-::-004 !1/i/f7):· . ~~~~ P:,t::-' •c,y r l " ¾ ~ ....._.,J> ,t \ / \\ / \/""( ·--\ \ \ \ -·~-'· \ 0--\------:.. □D . =:ttt ~ ,\'\'\~\I~ --~:.--/.' v' ~<,~\{', t "';, -,$..,-fl.!!L_NOTU; SHEET ....2... or .....L SHEETS ~ \\ \ -_.,.-" ' '--'.....,_,,1, ...., 1. TH$ P110..t:Cl IS LOCAT[D WMN THE \E:RY HtGH f'IIE HAZARD N'ILA Of THE ,\'~\\\~,\ r~•, -~::::'::, -----~-\ 1,r ._____ CTYMOISNCWCONSTRUCTl0N;THU,Cf'ORE,CAUF'ORNIABUU>INCC00[ I \\~\, ~ ......... ·~ ,Jr-........ ~ ----=-------~:::--......._ 1 r -----6'0o _ OiAPT[R 7A ANO POWAY WUNIQPAL COO[ ,~.2• .i. APPLY. \ \\ ,, ......._ -~---_ .--r;:::-i I :+-"-' rL I Jt .,; ', ....._, 2. ROADWAY ACCCSS, WAlC" ....,_y SYSTEM, AND VEGETATION FVO. MCDflCATION '----••o:_____, i :::::: ::.=.:~::::0.,:o ~-:: -.. -_ . • "'-f'OR f'K PROTECTION SHM.l BE PRO\IIOED TO .tiU PROlt'5ES UPON INCH ----620_.._ ~. ~~~AL~All.ORa:':~0:.:0 ~~~= ~QU~T~ ~ --s~-~-~~ -~--''-=~1;:~:;~;~~E~~~Eo~ ry.•4.Jo~~--J .. ~.~ ~~•:..:v:s~ ~OW n:1"~~~ ~='!.,~a, 1Ht: ,rr" -U0 ~ ~':-, " nfllE H'IOIANT'5 SHAU. IE l..OCATED WDM eoo FUT Of EACH S1"UCTUM:, WTH ---~_. ---:-----... . 5PACINC 8[~[fil M'l'ORANTS NOT TO EXCX[D HO FUT, AS WCASUAED IIY AN -.......... ·--.-.. APP9'0\0l IIIOUT[ Cl n.AYCL THAT A fWII[ [NQHE WOUlD n.A"1CL n.E ..._-......:_·--. H'IO!tANT '1.0W SHALL E>CCUD A II~ Of 1500 O"N WTH A flE:SOUAL "LOW ~ ~ .... ,, PAESSUAE OIF 2CIPSI. .-:-~-&~--~,~>. :I. ~ARJ~:;~~~o~t~C:/1\f:SW:.~~~~~W:D ---• -~ :.C'ft:cvsu:~~~H~ATH.;:.=~.o~~:~~~~ _ • -· -lilPRQli£0 'MOTH. ACCCSS lltOAOWAT5 9-IAU. HAVC AN AU-WEATHER CIAtW.C 660--· -. .... ..._ 5URf"AC(, A "°"°WAY IHl[fllCIIII ~C PIAOIUS Of NOT LESS THAN 21 FCET, _ _.......-__ ----~----~-~~:~~i~":T~ss,;;~~s~iH~~~Of • ....• -• • 1l-fEET, 1-MH'.S Of 'tlERTlCAL. Q..[ARAHCC. 0JT-DE-SAC TURNAROJNOS -~ /~~~~-()~--:~~ -<· -~~:ct~~:~r~~~~~,s:;,: • -·-:· ·'--.......--... ANO M NQ,[ Of ~OACH CJr A f'IIE ACC£5S ftOAOWAY SHALL NOT [xa:co • / ~' ·, . .....,_ SEW::N DECREES (12X). DUO-END ACCESS ROADWAYS fl (>CCCSS CE' 150 f'[[T ~·;,:560.._~~-:,_~. ~.:1~:n.o.~.:~~0'40 PR0\451CWS f'OR TUFNNC AROUND ,,.,,.._,..,: -fl\~ /-,\ •. :-~=~ s!!.'~nc:c.:,i:~ ~ ~D .=~co:s~ Of -·.,.:..;;..b_' l;' .. jG1 -. ' IIATDIM. ON THE PARCCL SIT( ANO SMALL II[ IIAINTAND DURWtC TH[ /_\. /"'" .. _;.-h'\ ; DURATION Of THE PROJECT UNTIL AU ELEIIENTS OF ~O FUQ. ~ly / ; ;/' \ IICDF1CA11DN ZON(.S NI[ WSTAU.£0 AHO AP'PRO',IEO. ~ . ~J ' If\· }..., 7. FUTURIE IIAONGS ANO STRUCTURIES l..OCATCD WTHIN A -.oLANO-URBAN .. /('~1/~~'\~'. I =~ =s ~ :..~ ~:ocSP:~w:TS 30u~~ ~ PO#AY osfij ( '.'I I Ii ;;_:.1,,.,1, _-..... '· MUNIOPM. COOE IIEOUIRES A GRUTER MNMUM. wt-€N THE PROPERTY l.l'IE ACE [ a.£~~/ 11 ~r.~,';i': All.ITS A ROADWAY THC stT9AOC SHALL BE MEASUM:D ffla.l THE F.MTHEST .) ASOIENT ,~::d -. . ROMJWAY [00(. (0·,..;.~·;_ .. , EXCl:PllON, ·~ \} THELESSTHANJO-f'OOTSETBAO<fllClif PROPERTYLl'IEIETIIEEN\..OTSI ANO / 1;l,c .. ------,. LOTS , ANO 2. '-ors 2 ANO l. AND LOTS J AND .. ,s .. 11cATE0 BY THC J: ' ,.__ ~ ~ CONSTRUCTION ar A SIX-FOOT nu NON-CCleJSTa..E WAU. . ~ ,1 /..~..._..,..,.-:J-S90__ THE PRO'OSEO .. ...._, .. 1,-r001 SETIAOC CE' THE PNJ OF I.OT I TO THC ~~.:___. _, · · .,,. EAST PROPERTY UNE IS .. TlCATED BY THE CONSmucTION (Y A Sl>C-f"OOT TAU. )/ · ~-, •·-:--~-..:.::....;, ::.,~STIit.£ WALL SPNNHC THE DISTANa: CE' THE EAST PARa:L r • I. =-a:~~~:~~~~ BETO ~~:..C~-;--'~~~TnlOW A ROOIF. A SINQ.£-STORY SlRUCTUR[ !HN..l IC LESS THAN 12 FUT A80'1( QltA0C. A TWO-StalY STJIJCTUR[ SHN..l 8[ S[lBAQ( A 11 ... UII CY' lO f'[[l \ HOflZONTAU. T fflc::M TC. (Y S.CPC TO TH[ f'NITHEST PROJECDON f'JIOil A T. 20' 11110[ TR.All. ROOF. SlRUCNRCS GREATER THAN TWO STCRES WAY REOUIRIE A GREATER E=T_~,~· SET8ACK 'aiEN TH[ SLOPE IS GM:ATER THAN TWO TO ONE. , 'D 07-21-2000 t. THC PftOJ!:CT SHALL COMPl.Y MTH S[CTlON 'CUI (7 TH[ QTY 0, POWAT \ ~~TE";cT~~~M~s:N~~Al.0[~~~~~~ ~2" --.-..~---~ .... ,..__,._.._.......__. ____ __,.,.,.~ ... ..," :x~E~ OfAll 'tf:~~ !:1-Ofll~~Tt<Jf SHALL BE MAflTAINED CW 90TH EXCEP'TlON: ~~~~r:!~~lr-!~:c:l~~ r.:r'~MCCL 10 THE 0[1[,._.ATION Of V[(;[TATIQII FlJ£L MANA0EIIOH ZONES fDR HJI\IIOUAl "--~--~-----690 __ 1I. :=:T:~BE ~:=0 ~; ::A:::~SSAf'~: PARCD- ONE-lilOt SER'tK:t LATERAL FROM THE !ER'IICE WA.fl TO lHC WATER METER -_[-' ,--~ -/ ~,-._ -/"'' ·---c-c-f-.-~--~-----«-______ --' __ -·--.__,__":'----::, ____ ,,____ "~~=---.. ~l!ISl!!'!. .. "-~--"'--,,.::- PROJECT NQTES· 12. All CAlES (JI OlHDI STIIIUCTUR[S DR ocw::n THAT COJLD C9SlflUCT f"II[ ACCCSS ROAOWATS OR OTHERWS( tllCJER OIERCENCY OPERATK»IS NIE. ""°"alt.O UN.£55 THCY MEET TH[ STANONIOS APPflO\ICO IT THE OIEf' AND RECEIVE SPEClflC Pl.AN JllflftOVN... All NJTOMAllC CATCS ACROSS FR ACCESS ~~":A:=~~~~~-= r::S'\!:=:!: Al. [ASl:l«NT TH£ CATE(S). CAT[$ ACCESSINC MOflE THAN f'OUR fl£90ENC[5 OR M:SU:NTIAl LOTS, OR CATES AC'CCSSINC HAZNIDCIUS IHSTITUTlONAL, EOUCATlOHAl OR 680 ASSE.._ Y OCO.,,AHCY ~ STRUCTUAES !HALL Al.SO II[ EO,#'PCO ■TH ::~-;--~1.Er*E:~~~~ ~~~:u~S), -_ . . --~-··-. 11,frHUAl-MEQUiNCAl. DtSCOfMCT IN CASE CE POIIEII fAI.UR[. IN THE [YOH AREA PRE-..OUSL Y c:RAOCO. NO GRADING PROPOSED AT THIS TIME. l~~~~ -,-;, ~ ... ~~~~~~ ~ .!':'TolEl["t,~~.:~~~,,:,~ J _______ --~------~ ~ . ;;::=::;--;--~ MUSE f7 Sfl'CCAI. l<N0a..£t)GI[ OR [WNT. ALL AUTc::MATlC CAlIS MUST . ----~ ~~ ==~NT POUCIES DCEMED NE:a:SSMY BY THE CHIEF' f'Oft IUl1'10, a I= 0 ::J ~ (I) z 0 0 a: 0 LL l-o z >-a: < z j ::J i.J a: Q, '-' z ;: '!;! !s~ viu ,¥~ ii ""'-' ~a ~c LIJ_:J -'< ~~ <-.,,_ 8' 0~ ~. l\~7'"' ;;'=_ • i'. • ~'"-;:;:,,,\>-,.,.,,£,6~./~ .. --===~llc, 1·•-~ PERO lMH-1311 ==. Ul\ff·s, /<\\~ -i.-owe. NO. r,.~, ', EAOi LOT TO PRO\IJOE SEPARATE GRADING PLAN • MORA. ON-SITE PRIVATE ROAD TO BE PER-..OUS PAW:M[NT. r--T-E_N_T_A_T-IVE--T-R_A_C_T_M_A_P_--li* CITY Of' POWAY RCE-7911 "1 EAO-t LOT •u PROW>E ll1£1R OWN SEPARATE 910 BASIN FOR STORM WATER TREATMENT at STORAGE, ASSUMED IMPERVIOUS SURf ACE AREA SHOtlN CIIII EAC>i LOT. ~~::~=N!~~~r1:~ TO w~~~ ~ ":~;r:r. II N •o 20 o eo i---c;..;;; ' SCAlE IN FEET SCALE: 1• • ♦0' RANCHO COASTAL EKGI~EERING & SURVEYING Sl:--JC.LE SOI JtCE l>E\'U.Ol'1'11·1'T CO:"IISIJl:l"AVI 310 YIA \€RA atuz, f205 SAN MARCOS, CA. 12078 (710) ,10-31'2 Ph / (710) ,10-31~3 FQJ1 ,«onn~~<'.f£..,. ===--e..TC: ----1.QL2!LlL_ s . " . . APN: 277-171-18 • 22 w-=--20 PR0.€CT NAME • SITE AOORESS: ~c, MADERAS REMAINDER PARCEL 16925 OLD COACH RO POWAY, CA 92064 =m Y,C) '~~ ;!;z ~~ R:\Proj•cls\7911 -Sunroad Holdin9\ENGINEERING CAO FILES\7911-1M02.dwg 10/1/2021 9:10 AM December 7, 2021, Item #11" ~ \ / SHEET _J_ or .....L SHEETS I -- ~ I= 0 :J ~ ~ \~~,:~~MED \ \ \ \ ', ~ ~' I/ ---- i~ \ / 11 I I I I C/1 z 0 0 a:: 0 I,. ... 0 z ~ ', --------"", ', . ~' "'\ ~ ~ "" " "" "" "' ~ "" ~\, \ \ \ \ \ \ ~OA C~MOO ~ ~ 2!1 0 "1 100 1--W ! SCALE INFECT SCALE: 1"' • ~• EASEMENT LEGEND CASEMENTS PlOTTEO PER DOCUMENTS LISTED IN PREU .... ARY Tin.£ REPORT PR0\IIOED BY O-IICACO TITLE COMPANY JJLY 23, 2020 AS ORDER NO. 001J4161-HJ-S02-CFU. Q to' WIDE EASEMENT FOR PUik.iC H9Q1WAY (ESPQ.A ROAD, R.S. ll!i) RCCOAOEO .uNE 9, 1937 IN 80Q( HO, PACE 206, O.R. ANO RECORDED AUGUST 12, 1937 ,. BOO( HI, PACE 484, O.R. ADJACENT ANO SOUTHERLY CE' niE SOUTHERLY BOUNDARY. THE PRIYIL£GE ANO flQ-tT TO EXTEND DRAINAGE STRUCTURES ANO EXCAYATlm. ANO EM8ANKMENT Sl.OPES, 8EYONO THE U .. TS Of THE RIQiT-Of-WAY IS A GENERAL EA5EMEHT MTH NO LOCATION SET FORTH ANO CANNOT BE PlOTlCO HER!:ON. r:l IO' .:>E: EASEMENT F'OR COUNTY HIQiWAY (<l..D COAOI ROAD) RECOROEO JANJNf.Y ~ 5, lll8 IN BOCJ( 721, PACE 312, O.R. PUBUC HIQiWAY YACAlEO PER DOCUMENT REC0RDCD OCTOBER 21, 1171 AS rtl.E NO. 25012!1. RESERWIC TO ANY [)QSTllfC FRNIOilSE OR RENEWALS lH[R((J=' FOR CAS PIPELINES, lElCCRAPHIC OR TELEPHC..E LINC, TRANSPORTATl0N OR CNSTRIBUTION Of ClECTRtCAL. ENERGY, ANO WATERLINES. ALSO AESERWtC THE RIQH TO ~STRUCT, MAINTAIN, ~RATE, REPLACE, REMOVE OR RENEW SANITARY SE'IIERS AHO STORM OAAINS. 0 12!!i' 'MOE AOJCOUCT EASEMENT RECOAOEO NO\E:MBER 21, 1145 1\1 BOOK 1981, PAGE 1, O.R., RECORDED NO'IIEMBER 17, 1949 IN BOOK 3311, PACE 4211, 0.R., RECOROEO APRL 19. Ul!!i!!i IN BOOK ~11. PAG£. 285 O.A .. GJ ~-F~ N~~Sf~~T ~ ~g~,2~g_R~.n~J~1~~~~H~is2}i.~To. 1112475, O.A., RECOROEO MAY 17, 1NI AS FlLE NO. 113393, C.R., RECORDED S(PTEM9ER 3, 1919 AS FlLE NO. 111195, O.R •. 0 ~~~l~f~~ ~': .i!OU:~~ =~A~-~~~i=o R~~· 2R4~·1;J,2>A,:~o NO. 1071130, 0.R., Al.SO lHE PRl'WILEGE AHO RtGHT TO EXTEND OR.V.AGC STRUCTURES ANO EXCAVAllCI\I AHO EMBANKMENT SLOPES BEYCI\ID Tl-£ UNIT OF THE RIQ-IT Of' WAY. 0 20' WIE EASEMENT FOR ROAD PUftPOS[S RECOROED OCTCBER I, 1970 AS FU: NO. 179029, O.A .. r:7 ID' .:lE: EASEMENT FOR COUNTY HtQ-tWA'r (0..0 COAQ-1 ROAD, fl.S. 722) flECOROEO ~ APRIL 20, 1171 AS FILE NO. 71345. O.R, ALSO THE PRIW..CGE ANO RIQ-IT TO EXTEND OAAINAQ'. STRUCTURES ANO EXCAVATICI\I AHO EMBANKMENT SLOPCS BEYCMJ THE LIMIT OF lHE AIQ-IT Of WAY. r:, 12' NOE EASEMENT TO SAN DIEGO CAS 11: ELECTRIC COMPANY AEcamEO AUGUST ~ 1. 1979 AS FlLE NO. 79-32H27, O.A •• [!] ~~\IE~:A2~w::;3 T~S s::c ':.~~ .r-:2:7!~~1;-~ COMPANY RECOROEO ~ ::!,~AUEr!t~~~k'r'~~ :~:::a:rr~~~~ T~o~~~0~3~~t.J.~ Al.SO 'MTI-IN SAID 20' W10E EASEMENT, UllUTY LICENSE AGREEMENT TO COX CCUilllNCATIONS RECORDED OCTOBER 22, 1197 AS OOC:f 1197-0527331, O.R. G ::T~AUE~~~;rRE~~ ~~~~~"~'1~ ~-5e:.~~~5~~;_~., ALSO WTHN SAIC 20° WIDE CASEMENT, UTUTY UCENSC AGREEMENT TO SAN DIEGO g~~ 6: ELECTRIC COMPANY RECORDED AUQJST 12, 1991 AS OOCf 19"-0~'79~4. 15 EASEMENT GRANTED TO AMCNCAN l[l£\4StON AND CO.WUNICATION CORPORATI<»t (YESTI\IG HOW TIME WARP€R ENTERTAINMENT-ADVANCE NDHOUSE PARTNERSHIP) RECamEO MARO{ 4, HK11 AS OOCI IHl-0012007, O.R .. THE EXACT UXA TIO. ANO EXlENT OF SAIO EASEMEHT 15 NOT OISQ.OSEO Of' RECCRO MO THEREFCRE IS NOT SHOWII 04 lHIS MN'. r.:1 GENERAL UTILITY AHO ACCESS EASEMENT QIANlED TO GREYSTONE HOMES, .. c. l!:J RECORDED .U..Y 11, 19N AS OOCf 1991-0J41722, O.R .. " ~ '-"' " --------\~) "" / / --------I,'~----....·-..0--1--..:.._ " ~ f"-.-..1 I / I '-I ~~ "" '----'---- 22 EASEMENT TO SAN DIEGO GAS • ELECTRIC COMPANY RECORDED DECEMBER 18. 1996 AS DOCf 19H-013175J. D.R .• THE EXACT LOCATICIII ANO EXTENT OF SAtO EASEMENT IS NOT OISCl..05£0 OF AECCAO AHO THEREFCRE IS NOT SHOWN CI\I THIS MAP. §I ~r~ :~~:.ArJ:~~E~l~~o~~~4:001~.1:so0~0FPRITu:~ ANO R9Q-IT TO EXTENO ORAINAC[ STRUCTURES ANO EXCAVATI04 ANO EMBANl<MENT SLOPES BEYCJrilO THE LIMIT OF THE AIQiT OF WAY. ~ GRANT OF 5aNtC 'ttEW EASEMENT TO THE QTY OF POWAY RECamEO MAY 8, 11911 AS OOCf lHll-02111185, 0.R .. ~ 10' •DE EASEMENT TO SAN DIEGO CAS II ELECTRtC COMPANY RECCROEO JANUARY 11, 1999 AS DOCf 15191-00146"5, O.R .. ~ EASCMENT FOR SlREET RIQ-IT-Of'-WAY (Wl'.STLINC COUfllT) TO THE CTY CE POWAY RECCROEO JANUARY 21, 11H AS OOCf 1991-0042270, D.R •• ~ GRANT OF ROADWAY EASEMENT (Q.O COAai ROAD) TO TH£ QTY OF POWAY RECCRlEO MAY 22, 2000 AS OOCI 2000-0294702, O.R .. ALSO THE PRIW.CCE AHO RIGHT TO EXTEND ORAINM.E STRUCTURES ANO EXCAVATI04 AHO EMBANl<MENT SLOPES BEYCJrilO THE LIMIT OF THE NQ-IT OF WAY. [!!) GRANT OF ORAINACE EASEMENT TO THE QTY OF POWAY RCCOROEO MAY 22. 2000 AS OOCI 2000-0214 7!!il. O.R .. ~ GRANT OF RECREATIONAL lRAL EASEMENT TO THE QTY OF POWAY RECOU>E:0 ..ULY 21, 2000 AS 00Cf 2000-0315351. O.R •• ~ ~;~:;~ORRC~~o~:~ 1~~~~~a-~9~~-~~s AREAS (TIP.) PROPOSED LOT 6 / 49,495 SQ. FT. < (1.14 AC) I I I I I I I I I // I I / //r/ I I / / // >-a:: < z i :J l&J a:: Q. / I // I~ ;:: ~ ~~ VlU ~~ ~~ ' ~ 'I l2J I ~~ ','><-.,..,. oP. ',,, 1/ 1 .,. / RANCHO COASTAL ~§ / ', ~ ', I I r ENGINEERING & SURVEYING ~:.; /~ ', /,J ,,--~ Sl~Gl~SOUROlllllH)P\H.'fl CO~SllllN'l ;;!~ / / ',, ',,~ i-3~~ \1:AR~:. ~zi~!!i ~~ / / ~ ', / , -t--(710) !!i10-l1!!i2 Ph / (7to) !!i10-l1!!il Fo11 3' 0"· ',, /// I ',,, / RECORD BOUNDARY & ~~ /·,,, ' EASEMENTS !~ / , I I QTY Of' POWAY RCE-7911 W"l / '-...: APN 277-171-18 ilr. 22 ro // ;', PRO.ECT NAME &: SITE ADDRESS: <~ // I MADERAS REMAINDER PARCEL ~; .,. 16925 OLD COACH RO f!jz 11 /''7,G61in 11'-.. ====-TE, ----12.l!1!.fil ., I POWAY, CA 92064 ~~ I Go I -II II CALFORNIA COORDINATE tNOCX: ;)Jp-17:,:, '35: R:\Proj•cll\7911 -Sunrood Hold,ng\ENGINEERING CAO fllES\7911-TM03.dwg 10/1/2021 7:20 AM December 7, 2021, Item #11~ ~s--:-:6' -'JJ \1 \\(\\·>'\/·y,\,i~"'l'•\\tll I --/4 ---f2---Q'\v_,,-v ::;,.-,,::-'<I\ -~---. 1S\ -,:;,11.::_.::1· ,1S/·'l.1Y.(1\'''''\~I \ ---,,,.. __.-_ -/\_\..\ " --:.· o · \6' ·.\-' . 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DIGlt\EERING & SURVEYING MADERAS REMAINDER PARCEL "'o 1-W I sINGU:so11RcEDEVEU>rMU-TCONSULTAXf 16925 OLD COACH RD f!Jz SCALE i• rm 31:.,,"'~~~~ ~!"k:',",;" PO\JAY, CA 92064 ~~ ((JUGJNAI... s~~fi1f s~zt0'1s 2◄XJ6) N <?6G) ,ic-Jl5Z Ph / (?60) ,,o-Ji,J r.. CN...IFORNIA CCXlRDINATC INDEX• :1,0-P,, ~~ R:\Projects\7911 -Sunroo.d Holding\iN\Robert R~lner_202J-JCI-Oi\791I S\.lflr00.ci S\iClMP 1-HYar"o D ◄ B CAD\7911 S1..mroo.a--SVCIMP,. Hyclro D◄.dwg 10/l/i?02l71JJAM December 7, 2021, Item #11RECON 98 of 128 MADERAS REMAINDER PARCEL PROJECT Draft Addendum to an Environmental Impact Report for the Old Coach Golf Estates Planned Community Specific Plan Amendment Poway, California Project Number SPA 21-002/TTM 21-004 Addendum to EIR SCH No. 90010015 Prepared for Sunroad Enterprises 4445 Eastgate Mall, Suite 400 San Diego, CA 92121 Prepared by RECON Environmental, Inc. 3111 Camino del Rio North, Suite 600 San Diego, CA 92108-5726 P 619.308.9333 RECON Number 9812 August 25, 2021 ATTACHMENT E December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report TABLE OF CONTENTS 1.0 Project Location and Description .............................................................................................. 1 1.1 Project Location ................................................................................................................................... 1 1.2 Project Description ............................................................................................................................. 1 2.0 Environmental Setting ................................................................................................................ 7 3.0 Project Background ..................................................................................................................... 7 4.0 Environmental Determination ................................................................................................... 8 5.0 Impact Analysis ............................................................................................................................. 9 5.1 Land Use and Planning Considerations .................................................................................... 10 5.2 Visual Quality/Landform Alteration ............................................................................................ 10 5.3 Biology .................................................................................................................................................. 11 5.4 Transportation/Circulation ............................................................................................................ 15 5.5 Noise .................................................................................................................................................... 16 5.6 Air Quality ........................................................................................................................................... 18 5.7 Cultural Resources ........................................................................................................................... 19 5.8 Public Safety ....................................................................................................................................... 19 5.9 Hydrology/Drainage/Water Quality ........................................................................................... 20 5.10 Geology/Soils .................................................................................................................................... 22 5.11 Utilities and Public Services ........................................................................................................... 23 5.12 Population/Growth Inducement ................................................................................................. 23 5.13 Recreation Facilities ......................................................................................................................... 24 5.14 Socioeconomic Factors .................................................................................................................. 24 5.15 Energy and Scarce Resources ...................................................................................................... 25 6.0 Mitigation, Monitoring, and Reporting Program Incorporated into the Project ........ 26 7.0 Conclusions ................................................................................................................................. 28 FIGURES 1: 2: 3: 4: 5: 99 of 128 Regional Location ............................................................................................................................................. 2 Project Location on USGS Map .................................................................................................................... 3 Remainder Parcel on Aerial Photograph ................................................................................................... 4 Proposed Tentative Tract Map ..................................................................................................................... 6 Fire Management Plan .................................................................................................................................. 21 Old Coach Golf Estates Planned Community Specific Plan Amendment December 7, 2021, Item #11RECON TABLE OF CONTENTS (cont.) TABLES Addendum to an Environmental Impact Report 1: Comparative Analysis ....................................................................................................................................... 9 2: Mitigation Requirements for Impacts to Sensitive Vegetation Communities (acres) ............... 14 APPENDICES A: Text of Specific Plan Amendment B: Biology Analysis C: Tree Survey Letter Report D: Sight Distance Assessment E: Noise Analysis F: Air Quality Calculations G: Fire Management Plan H: Geotechnical Report 100 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report 1.0 Project Location and Description 1.1 Project Location The Maderas Remainder Parcel Project (project) encompasses two areas within the Old Coach Golf Estates Planned Community Specific Plan area: a 15.65-acre area located in the southern portion of the Specific Plan area (known as the Remainder Parcel), east and west of Old Coach Road and just north of Espola Road and a 122.5-acre property located east of Old Coach Road and south of Cascade Crossing in the north-central portion of the Specific Plan area, Tentative Tract Map 20-001 (known as the 122.5-acre property) (Figures 1 and 2). The project site is located approximately three miles east of Interstate 15 (1-15) and is within the Old Coach Golf Estates Planned Community Specific Plan area, which consists of an approximately 300-acre parcel currently containing an 18-hole golf course (Maderas Golf Club). The Maderas Golf Club property comprises golf course fairways, the golf course clubhouse, ancillary golf course uses, and small isolated areas of disturbed brush lands to the north and south. The Specific Plan area is also inclusive of the 161 large single-family estate lots, which overlook the golf course, and a clubhouse with parking. The Remainder Parcel portion of the project site is surrounded by Poway Fire Department Station 2 to the west, and low-density residential development and undeveloped canyons to the north, south, and west (Figure 3). The 122.5-acre property is located in the north central portion of the Specific Plan area and is surrounded by large lot, custom home development to the north and west; and undeveloped property to the east and south. Primary access to the Specific Plan area is provided by Espola Road at Old Coach Road. 1.2 Project Description The project involves an Amendment to the Old Coach Golf Course Estates Planned Community Specific Plan 89-01 (Specific Plan Amendment) to transfer development rights for four of the five lots previously approved for the 122.5-acre property located east of Old Coach Road and south of Cascade Crossing in the north-central portion of the Specific Plan area, Tentative Tract Map 20-001, to a 15.65-acre area located in the southern portion of the Specific Plan area, east and west of Old Coach Road and just north of Espola Road (known as the Remainder Parcel). The Specific Plan Amendment would also document the transfer of two additional development lots to the Remainder Parcel that resulted from prior lot consolidation actions approved by the City of Poway (City). Thus, the Specific Plan Amendment would allow development of six homesite lots at the Remainder Parcel and the development of one homesite lot with a maximum allowed disturbance of two acres on a portion of the 122.5-acre property. Any development on the one homesite lot would require future development review by the City of Poway. The remainder of the 122.5-acre property (approximately 120 acres) would remain open space. No increase in overall residential unit count for the Specific Plan area would result. 101 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 1 December 7, 2021, Item #11CA'MP PE/1/DLETCZiNJ RECON \\s,0200f ~f5\9812\common_gis\fig1 .mxd 5/13/2021 fmm San ·Pa~ual ~Retervation ~ * Project Location Jamul Lake Henshaw Cleveland NF 0 Sycu'an Reservation --.J Miles Sutherland Lake i Mesa Grande Reservatio'n· Loveland Reservoir 5 () FIGURE 1 Regional Location December 7, 2021, Item #11RECON CJ Remainder Parcel CJ SPA Boundary ~:8J:O'f8¥zgnmon_gis\fig2_addendum mxd 6/10/2021 bma 0 Feet 2,000 0 FIGURE 2 Remainder Parcel on USGS Map December 7, 2021, Item #11RECON ~~4S&'f31f2snmon_gis\fig3_addendum mxd 6/10/2021 bma D Remainder Parcel FIGURE 3 Remainder Parcel on Aerial Photograph December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report Remainder Parcel A Tentative Tract Map (TTM) is proposed concurrently with the Specific Plan Amendment on the 15.65-acre Remainder Parcel. The developable acreage within the TTM is approximately 6.82 acres. As shown on the proposed Tentative Tract Map (Figure 4), the Remainder Parcel would be divided into six residential lots on both sides of Old Coach Road. The area on the east side of Old Coach Road outside of Lot 6 would be left as natural open space. The Remainder Parcel was previously rough graded in conjunction with the original approval of the Specific Plan and associated TTM and only minor finish grading would be necessary to develop the proposed six lots. The development areas for the lots would primarily be limited to the existing graded pad in order to minimize impacts to native vegetation. The single-family lot sizes would be roughly one-half acre for Lots 1-5 west of Old Coach Road and about one acre for Lot 6 on the east side of Old Coach Road. The architectural style would be consistent with the Design Guidelines in the Specific Plan and also in keeping with the existing homes in the community. The TTM shows a cul-de-sac access to the five lots (Lots 1-5) on the west side of Old Coach Road and a curb cut access to the one lot (Lot 6) on the east side of Old Coach Road. Associated with the TTM for the Remainder Parcel is a proposed Conceptual Landscape Plan. The Conceptual Landscape Plan would include landscape enhancements to the Regional Trail located along the project frontage of Espola Road and for the pedestrian trail along Old Coach Road, in accordance with the City's Landscape Design Manual. Additionally, the existing entry landscaping at Espola Road and Old Coach Road would be enhanced. Mature trees would be retained wherever possible. Any removal of native trees would be replaced in-kind with the same size and species, provided that they meet the Landscape and Irrigation Design Manual for landscaping requirements. The TTM for the Remainder Parcel would incorporate best management practices (BMPs) that include bio retention basins on the lots and drainage swales that ultimately tie into the existing storm drains in the project streets. Construction BMPs would also be required to reduce any potential impacts from soil erosion during construction. The project's BMPs would comply with the City's Storm Water Standards. Access to the lots would be from Old Coach Road. Access off the public portion of Old Coach Road would be achieved through having two street access points, one of which is a private home driveway serving Lot 6 of the Remainder Parcel which maintains an access point on Old Coach Road. No change in development intensity for the Specific Plan would occur with the proposed amendment. The proposed changes to the text of the adopted Specific Plan are included as Appendix A. 122.5-acre Property The Specific Plan Amendment would allow the transfer of density from the 122.5-acre property to the Remainder Parcel. Relative to the 122.5-acre property, development may occur as one developable unit. A maximum of two acres may be disturbed for development of the one unit, including building pad, access drive, and Fuel Management Zone 1. Area outside the development lot would be contained within a separate lot and be allocated as open space and as mitigation land designated for the sale of mitigation easements and/or the sale of mitigation credits as a designated mitigation bank (collectively "Mitigation Bank") for coastal sage scrub habitat. The eligible service area for the Mitigation Bank shall include the entirety of San Diego County including the incorporated cities and the unincorporated San Diego County. 105 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 5 December 7, 2021, Item #11...a. g Map Source: Rancho Coastal Engineering & Surveying (2021) 0 ...., ...a. N 00 REC ON M :IJO BS5\9812\env\grapili cs\fig4_ addendum afdesig n 08/25i2'1 brna FIGURE 4 Proposed Tentative Tract Map December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report The potential development of the one lot on the 122.5-acre property would be subject to future discretionary review by the City of Poway and is not being proposed at this time. As part of any future development plan approval on the 122.5-acre property, the two oak trees along the frontage of Old Coach Road would be retained. Signs and fencing would be installed adjacent to the open space portions of the site to delineate the limits of the preserved/mitigation area. 2.0 Environmental Setting The Specific Plan Amendment includes two areas within the Old Coach Golf Estates Planned Community Specific Plan: the Remainder Parcel and the 122.5-acre property. The location of the Remainder Parcel is at the intersection of Old Coach Road and Espola Road on the previously graded areas at the entrance to Old Coach Golf Course Estates Planned Community Specific Plan. The site consists of a previously graded area with minimal landscaping to the west of Old Coach Road, a small parking lot and building used as a former sales office for residential sales operations within the Specific Plan community, with associated landscaping to the east of this road, and undeveloped land to the north. The other area affected by the proposed Specific Plan Amendment -the 122.5-acre property -is located in the north central portion of the Specific Plan. The previously approved development on the 122.5-acre property was never built and the site remains ungraded. 3.0 Project Background The Remainder Parcel project is part of the original Old Coach Golf Estates Planned Community Specific Development Plan that was approved by the City of Poway in 1990. The Old Coach Golf Estates Planned Community includes 708 acres, and the Specific Plan allows for the development of a 27-hole golf course and clubhouse, open space, mini-park, riding and hiking trails, and a variety of road improvements. The original approvals also included a maximum of 156 detached rural residential units. The Specific Plan was approved in 1990 along with the Final EIR. The majority of the Specific Plan project was developed in the 1990s. Subsequent to approval of the Old Coach Golf Estates Planned Community Specific Development Plan in 1990, the City Council approved an amendment to the Old Coach Specific Plan (SP 89-01A) to incorporate the 122.5-acre property within the Specific Plan and a Tentative Tract Map to subdivide that area into five residential lots. The addition of five residential lots increased the maximum number of residential lots within the Specific Plan area boundaries from 156 to 161 and increased the total area from 708 acres to 830.5 acres. A Mitigated Negative Declaration (MND) approved on January 16, 2007 included a Specific Plan Amendment to amend the Old Coach Specific Plan to add the 122.5-acre property site into the Specific Plan boundary, and a Tentative Tract Map to re-subdivide the five parcels into five residential lots. The MND is incorporated herein by reference. 107 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 7 December 7, 2021, Item #11RECQN Addendum to an Environmental Impact Report 4.0 Environmental Determination The City of Poway previously prepared and certified the Final Environmental Impact Report (1990 FEIR) for the Old Coach Golf Estates (SCH #90010015). This FEIR addressed the entirety of the Old Coach Golf Estates project site at that time, which encompassed approximately 708 acres. The 1990 FEIR addressed a 27-hole golf course and clubhouse facilities, a maximum of 156 detached single-family units with a minimum lot size of one acre, open space, mini-park, riding and hiking trails, and road improvements. The project was approved in 1990. Incorporation of the 122.5-acre property in 2007 resulted in an increase in the maximum number of residential lots within the Specific Plan area boundaries from 156 to 161 and increased the total area from 708 acres to 830.5 acres. An MND was adopted on January 16, 2007, that evaluated environmental effects of adding the 122.5-acre property site into the Specific Plan boundary and a TTM for development of five residential lots. Based upon review of the current project, none of the situations described in Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines apply. No changes in circumstances have occurred, and no new information of substantial importance has manifested, which would result in new significant or substantially increased adverse impacts as a result of the proposed project. Specifically, the City has determined the following: • There are no substantial changes to the project that would require major revisions to the 1990 FEIR due to new significant environmental impacts or a substantial increase in the severity of impacts identified in the 1990 FEIR. • Substantial changes have not occurred in the circumstances under which the project is being undertaken that would require major revisions of the 1990 FEIR to disclose new, significant environmental effects or a substantial increase in the severity of the impacts identified in the FEIR. • There is no new information of substantial importance not known at the time the 1990 FEIR was certified that shows any of the following: 1. The project would have any new significant effects not discussed in the 1990 FEIR. 2. There are impacts that were determined to be significant in the 1990 FEIR that would be substantially increased. 3. There are additional mitigation measures or alternatives to the project that would substantially reduce one or more of the significant effects identified in the 1990 FEIR. 4. There are additional mitigation measures or alternatives that were rejected by the project proponent that are considerably different from those analyzed in the 1990 FEIR that would substantially reduce any significant impact identified in the 1990 FEIR. Therefore, this Addendum has been prepared in accordance with Section 15164 of the CEQA Guidelines. This Addendum includes the following analysis to demonstrate that environmental impacts associated with the project are consistent with the 1990 FEIR. 108 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 8 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report 5.0 Impact Analysis The 1990 FEIR did not identify any significant unmitigated impacts, as impacts related to land use, and planning, visual quality/landform alteration, biology, transportation/circulation, noise, cultural resources/archaeology, soils/geology, hydrology/drainage/water quality, utilities and public services (schools, water, and sewer), and health/safety and nuisance factors were considered significant but mitigated. Impacts determined to be less than significant included air quality, recreation, population/growth inducement, and energy and scarce resources. Greenhouse gas (GHG) emissions were not addressed in the 1990 FEIR. The issue of GHG is not addressed in this Addendum as the courts have established that climate change and GHG do not constitute 0new information° because the effects of GHG on climate change were known when the FEIR was certified in 1990 and, therefore, do not have to be addressed as 0new information" in an Addendum (Citizens Against Airport Pollution v. City of San Jose (2014) 227 Cal.App.4th 788, 806-808). A comparative analysis of the impacts of the proposed project with the impacts analyzed in the 1990 FEIR is presented in Table 1. This analysis has been undertaken, pursuant to the provisions of CEQA, to provide City decision makers with the factual basis for determining whether any changes in the project, any changes in circumstances, or any new information since the 1990 FEIR was certified require additional environmental review. The basis for each of the findings is explained in the analysis that follows. The analysis provides a summary of the impact as reflected in the 1990 FEIR for each issue area followed by an explanation of how the impacts of the project compare. Table 1 Comparative Analysis Environmental Issues 1990 FEIR Impact Proposed Project Project Resultant Impact Land Use and Planninq Considerations Siqnificant and Mitiaated No New Impacts Less than Siqnificant Visual Quality/Landform Alteration Siqnificant and Mitiqated No New Impacts Less than Siqnificant Bioloqy Siqnificant and Mitiqated No New Impacts Significant and Mitiqated Transportation/Circulation Siqnificant and Mitiaated No New Impacts Less than Siqnificant Noise Siqnificant and Mitiaated No New Impacts Less than Siqnificant Air Quality Less than Siqnificant No New Impacts Less than Siqnificant Cultural Resources/ Archaeoloqy) Siqnificant and Mitiaated No New Impacts Less than Siqnificant Soils/Geoloqy Siqnificant and Mitiaated No New Impacts Less than Siqnificant Health, Safety, and Nuisance Factors Significant and Mitigated No New Impacts Less than Significant (Public Safety) Hydroloqy/Drainaqe/Water Quality Siqnificant and Mitiaated No New Impacts Less than Siqnificant Schools/Water/Sewer: Utilities and Public Services Significant and Mitigated No New Impacts Less than Significant Other Services: Less than Sianificant Recreation Facilities Less than Siqnificant No New Impacts Less than Siqnificant Population/Growth Inducement Less than Siqnificant No New Impacts Less than Siqnificant Socio-Economic Factors Less than Sianificant No New Impacts Less than Siqnificant Enerqy and Scarce Resources Less than Siqnificant No New Impact Less than Siqnificant 109 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 9 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report 5.1 Land Use and Planning Considerations 5.1.1 1990 FEIR The 1990 FEIR addressed land use and planning considerations associated with the overall Specific Plan and identified potentially significant impacts associated with hillside grading, sensitive habitats, and the project's compatibility with the surrounding rural residential development. The impacts regarding consistency with the General Plan and the General Plan Old Coach Special Study Area were not considered significant. The provisions in the Specific Plan along with adherence to the City's Grading Ordinance, General Plan policies, and the mitigation measures in the Community Design Element of the Specific Plan were determined to reduce the impacts to below a level of significance. 5.1.2 Project The proposed project involves a Specific Plan Amendment to transfer development rights to the Remainder Parcel which would allow for the development of six residential lots. No increase in overall residential unit count for the Specific Plan area would result. The proposed project would be consistent with the intent of the adopted Specific Plan which indicates that the Old Coach area· "should be oriented to rural residential areas or a resort recreational facility" (Specific Plan 89-01:page 1-1). In addition, the design concepts and guidelines in the Specific Plan would limit building heights to two stories (i.e., approximately 35 feet), and require architectural treatment and themes that are consistent with the golf clubhouse and community as a whole. Adverse land use planning and compatibility impacts would not occur from the proposed Specific Plan Amendment. The proposed project would not impact any open space preserve area and is consistent with all of the Specific Plan goals regarding air quality, water quality, and landform alteration. In addition, the transfer of development rights for four of the five lots on the 122.5-acre property to the Remainder Parcel site would result in an increase in overall open space within the Specific Plan area. With the removal of four development lots by the Specific Plan Amendment, the open space acreage on the 122.5-acre property would be increased by approximately 9 acres. Therefore, the land use impacts would be less than significant. The mitigation identified in the previous environmental document would not apply to the project because the proposed project would not create any new significant impact, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. 5.2 5.2.1 Visual Quality/Landform Alteration 1990 FEIR The 1990 FEIR examined landform alteration impacts associated with the golf course grading and the grading anticipated for the custom lots and concluded that the impacts would be mitigated by the site design measures incorporated into the grading plans and the requirement that the grading be monitored by the City Engineer. Visual quality impacts associated with the public view shed corridor 110 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 10 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report along Espola Road (a scenic road corridor) were also described and determined not to be significant given the on-site open space preservation and the distances to the roadway from the project site. 5.2.2 Project The proposed project involves a Specific Plan Amendment to transfer development rights to the Remainder Parcel, which would allow for the development of six residential lots per the proposed TTM. Additional project-specific design guidelines and development standards are proposed for the Remainder Parcel and incorporated into the Specific Plan Amendment to ensure that development of the six new lots would occur in a manner consistent with the goals and vision of the Old Coach Golf Course Estates Planned Community Specific Plan 89-01. Architectural treatment of future housing development would be consistent with the existing homes and the building heights would not exceed two stories (35 feet) per the Specific Plan Design Concepts and Guidelines. Given these existing Specific Plan design parameters, future development on the lots would not represent a significant aesthetic impact. The proposed project would not affect scenic views and/or scenic corridors designated per the Specific Plan or General Plan, there are no rock outcroppings or historic buildings located on-site, no visually significant trees would be removed, and the project is not located in proximity to a state scenic highway. Therefore, the project would not result in a substantial adverse effect on a scenic vista or resource. The visual character or quality of the site and surroundings would not substantially change as the development of six lots on the Remainder Parcel would be consistent with the Design Guidelines in the Specific Plan. No significant impacts would occur. Additionally, all lighting associated with future development would comply with the City's Municipal Code lighting, landscaping, and zoning regulations. No substantial sources of light would be generated during project construction, as construction activities would occur during daylight hours. Thus, there is no evidence that the project would require a major change to the 1990 FEIR. The project would not create any new significant impact, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. 5.3 5.3.1 Biology 1990 FEIR The Old Coach Estates Project was determined to result in significant impacts to sensitive biological resources, including sensitive habitats (e.g., riparian and coastal sage scrub) and sensitive species. Specifically, the 1990 FEIR found that the Old Coach Estates Project would impact approximately 285.7 of the 511.6 total acres of Diegan coastal sage scrub. The 1990 FEIR found that the biological open space easement may result in potential indirect impacts from grading adjacent to the easement. These potential indirect impacts would be substantially avoided by coordinating final designs with a qualified biologist, staking the biological open space easement prior to grading, and subsequent mitigation monitoring by a qualified biologist. 111 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 11 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report In addition, the 1990 FEIR found that the Old Coach Estates Project would impact the coastal California gnatcatcher (Polioptila californica californica) and provided mitigation measures to reduce impacts. Other biological mitigation measures, including dedication of on-and off-site open space, habitat restoration, and biological monitoring during grading were also required in the 1990 FEIR. These measures were included in the project's mitigation monitoring and reporting program (MMRP) and were implemented as the development of the project was completed. 5.3.2 Project A Biological Resource Report for the Specific Plan Amendment and TTM was prepared by RECON Environmental, Inc. in August 2021 (Appendix 8). Biological impacts were assessed according to the City of Poway Subarea Habitat Conservation Plan/Natural Community Conservation Plan (HCP/NCCP; City of Poway 1996). Mitigation would be required for impacts to sensitive biological resources under these guidelines which were approved subsequent to the certification of the original FEI R for the Specific Plan. Impacts to vegetation communities/land cover types associated with development of the Remainder Parcel would be concentrated on previously graded/developed areas in the southern part of the project area. Similar to the previously adopted 1990 FEIR, impacts to coastal sage scrub and disturbed coastal sage scrub would occur. As addressed in mitigation measure 810-1 below, the City of Poway Subarea HCP/NCCP states that mitigation ratios of 2:1 would be required for impacts to coastal sage scrub and a ratio of 1:1 for impacts to disturbed coastal sage scrub (Table 2) and that mitigation must occur within the City of Poway Mitigation Area. Mitigation for project impacts to coastal sage scrub and disturbed coastal sage scrub, including the minor encroachment into the on-site City of Poway Mitigation Area, would be achieved through the dedication of 0.68 acre of coastal sage scrub habitat within the TTM area east of Old Coach Road and outside of Lot 6. Specifically, prior to the issuance of a Grading Permit or an Administrative Clearing Permit or Final Map approval, whichever occurs first, the applicant shall establish a Biological Conservation Easement (BCE) that will be placed over the 0.68-acre mitigation area. The BCE shall be approved by the Director of Development Services, and shall be notarized and recorded with the County of San Diego at the cost of the applicant. Similar to the 1990 FEIR, the proposed project has potential to result in direct impacts to migratory or nesting birds (including the coastal California gnatcatcher) within the project area if vegetation removal occurs during the typical bird breeding season (February 1 to September 15). Direct impacts to nesting and migratory birds would be considered significant and require mitigation. The Poway Subarea HCP/NCCP describes Poway Mitigation Areas as those lands within the City whose preservation and management may contribute significantly to regional biological conservation and include mostly large, contiguous areas of native habitat. Mitigation measures to avoid direct impacts to migratory or nesting birds and raptors are identified below. Ornamental plantings along the project entry would continue to be maintained and improved as manicured landscaping for trails and entry facilities. There is potential for indirect impacts to the coastal California gnatcatcher, southern rufous-crowned sparrow (Aimophila ruficeps canescens), and Bell's sage sparrow (Artemisiospiza belll) due to noise 112 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 12 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report generated during construction activities that would occur on the project site if conducted during the breeding season. Mitigation measures as described below would be implemented to avoid indirect impacts to these species. Tree Survey A Tree Survey Letter Report was prepared for the Specific Plan Amendment and TTM by RECON Environmental, Inc. on May 7, 2021 (Appendix C). Within the survey area, 31 native trees were recorded, representing three species: western sycamore (Platanus racemosa), coast live oak (Quercus agrifolia), and scrub oak (Quercus berberidifolia). Of the native trees, one coast live oak and three western sycamore trees occur within the project footprint. All four trees occur within areas comprised of ornamental plantings associated with landscaping. Removal of these trees would require a private tree removal permit, subject to approval by the City of Poway. Removal of native trees require in-kind replacement of trees of the same size and species, unless waived or modified by the Director of Development Services. Additional non-native trees observed within the survey area include river red gum (Eucalyptus camaldulensis), African sumac (Rhus lancea), Canary Island date palm (Phoenix canariensis), Italian cypress (Cupressus sempervirens), American sweet gum (Liquidambar styraciflua), Canary Island pine (Pinus canariensis), Peruvian pepper (Schinus molle), and Aleppo pine (Pinus halepensis). The non-native trees all occur within ornamental plantings associated with landscaping from the previous development associated with Maderas golf course and therefore, would not be considered heritage trees with historic or cultural significance that would require a permit for removal. The proposed project would result in similar impacts found in the 1990 FEIR. Mitigation measures have been revised to reflect the City of Poway Subarea HCP/NCCP and California Department of Fish and Wildlife regulations. Thus, there is no evidence that the project would require a major change to the 1990 FEIR. The project would not create any new significant impact, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. In addition, the transfer of development from the 122.5-acre property to the Remainder Parcel would lessen the initial biological impacts found in the previously approved 2007 amendment to the Old Coach Specific Plan (SP 89-01A) which concluded that development of the 122.5-acre property would permanently remove 8.3 acres of coastal sage scrub and 1.1 acres of non-native grassland for a total of 9.4 acres of impact, and preservation of 114.5 acres as open space. The proposed transfer of four lots from the approximately 122-acre property to the Remainder Parcel site and allowing disturbance of a maximum of two acres for one remaining homesite on the approximately 122-acre property would result in an increased preservation of six acres of habitat (120.5 acres with the proposed project compared to 114.5 acres with the previously approved project). The potential development of the one remaining lot on the 122.5-acre property would be subject to future discretionary review by the City of Poway and is not being proposed at this time. Mitigation Measures BIO-1 On-site Preservation of Open Space. The City of Poway Subarea HCP/NCCP states that mitigation ratios of 2:1 shall be required for impacts to coastal sage scrub and a ratio of 1:1 for impacts 113 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 13 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report to disturbed coastal sage scrub (see Table 2) and that mitigation must occur within City of Poway Mitigation Area. Table 2 Mitigation Requirements for Impacts to Sensitive Vegetation Communities (acres) Proposed On-site Total Preservation Vegetation Communities/ Mitigation Mitigation (Inside City of Poway Land Cover Types Impact Ration Requirement Mitiqation Area) Coastal Saqe Scrub 0.33 2:1 0.66 0.68 Disturbed Coastal Sage Scrub 0.02 1:1 0.02 ---TOTAL 0.35 0.68 0.68 Mitigation for project impacts to coastal sage scrub and disturbed coastal sage scrub, including the minor encroachment into the on-site City of Poway Mitigation Area, shall be achieved on-site through the dedication of 0.68 acre of coastal sage scrub habitat within the TTM area east of Old Coach Road and outside of Lot 6. B10-2 Nesting Birds and Raptors. To avoid any significant direct impacts to any nesting birds or their eggs, chicks, or nests during the breeding season, the following measures shall be implemented: • Removal of habitat that supports active nests in the proposed area of disturbance should occur outside the breeding season for these species (February 1 to September 15). If removal of habitat in the proposed area of disturbance must occur during the breeding season, a Qualified Biologist shall conduct a pre-construction survey to determine the presence or absence of nesting birds on the proposed area of disturbance. The pre-construction survey shall be conducted within three calendar days prior to the start of construction activities (including removal of vegetation) and shall include the limits of disturbance as well as 300 feet (500 feet for raptors) from the area of disturbance. The applicant shall submit the results of the pre-construction suNey to the City of Poway for review and approval prior to initiating any construction activities. • If nesting birds are not detected during the pre-construction survey, no further mitigation is required. • If nesting birds are detected and construction activities are to occur during the breeding season the following mitigation measures shall be implemented: 114 of 128 1) No vegetation clearing shall occur within 300 feet of an active raptor nest and 100 feet of an active nest of a non-listed bird species until a biologist has determined that the young have fledged from the nest or that the nest is inactive (i.e., abandoned). 2) A mitigation plan outlining active nest avoidance measures in conformance with applicable state and federal law shall be prepared and submitted to the City of Poway for review and approval. 3) During construction, active nests shall be monitored on a daily basis to determine the effectiveness of the avoidance measures being implemented. The biologist shall Old Coach Golf Estates Planned Community Specific Plan Amendment Page 14 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report monitor all active nests until all young have fledged or until the nest is determined inactive. 4) A minimum 300-foot buffer between the location of an active raptor nest and the nearest construction activity shall be maintained until the young have fledged from the nest or until the nest is determined inactive. For nests of non-raptor birds, a buffer of 100 feet shall be maintained. 5) While no specific noise level thresholds have been established for raptors or other non-listed bird species, construction activities that are expected to generate noise levels above the ambient noise level shall be measured by an acoustician technician. The active nest shall also be monitored by a biologist to determine if there is any effect on the breeding behavior of the particular species from the elevated noise levels. If it is determined that the elevated noise level is having an effect on the breeding behavior of the nesting bird species, then the noise generating construction activity shall be suspended in the vicinity of the active nest until such time as all of the young birds have fledged or until the nest is determined inactive. B10-3 Coastal California Gnatcatcher, Southern Rufous-crowned Sparrow, and Bell's Sage Sparrow. Indirect impacts to nesting coastal California gnatcatcher, southern rufous-crowned sparrow, and/or Bell's sage sparrow can be avoided by restricting construction activities to outside the breeding season or by determining that these species are not present by conducting pre-construction protocol surveys. If any of these species are found to be nesting in the coastal sage scrub in the northeastern portion of the site adjacent to Lot 6 during the pre-construction surveys and construction activities are to occur during the breeding season (February 15 to August 31), then a noise study that identifies noise attenuation measures shall be prepared and implemented to the satisfaction of the City of Poway and Wildlife Agencies. 5.4 5.4.1 Transportation/Circulation 1990 FEIR The 1990 FEIR identified significant traffic circulation impacts and required mitigation measures to reduce the impacts to below a level of significance. Specifically, the project required improvements to Old Coach Road from Espola Road to the project entrance, improvements to Espola Road, and signalization of the Old Coach Road/Espola Road intersection. With implementation of these mitigation measures, the impacts were reduced to below a level of significance. 5.4.2 Project A Site Distance Assessment for the Specific Plan Amendment and TTM was prepared by Linscott, Law and Greenspan (LLG) on July 29, 2021 (Appendix D). The Assessment identified no significant impacts for both the west and east project driveway access points off Old Coach Road. For the west project driveway, there will be adequate intersection corner sight distance if two clear space easements are provided that are free of trees or other sight obstructions and contain low-growing ground cover only. Additionally, a clear space easement is to be provided for the west driveway. 115 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 15 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report These areas are labeled as "Clear Space Easements. No sight obstruction within this space" on the project plans. For the east side access, the sight distance for the southernmost driveway was assessed. The calculated minimum corner sight distance for the right-turn movement is 335 feet. This calculated value is based on the speed of 35 miles per hour (mph) and goes beyond the intersection of Old Coach Road and Espola Road. Due to the proximity of the driveway to the intersection and the assumption that vehicles departing from the intersection towards the project driveway will not be traveling at 35 mph immediately, a sight distance of 246 feet was assumed. Based on the above assessment, the project driveways will have adequate intersection corner sight distance if the clear space easement shown in the figure in red is provided. The clear space area should be free of trees or other sight obstructions and contain low-growing ground cover only. This area should be labeled as "Clear Space Easement. No sight obstruction within this space" on the project plans. The 1990 FEIR identified significant traffic circulation impacts, primarily Old Coach and Espola roads, and required mitigation measures to reduce the impacts to below a level of significance. Since the certification of the 1990 FEIR, these improvements have been carried out. The project proposes a Specific Plan Amendment to allow for a transfer of development rights and ultimately subdivide part of the Remainder Parcel into six residential lots. Specifically, four of the five lots located on the 122.5-acre property east of Old Coach Road and south of Cascade Crossing in the north-central portion of the Specific Plan area would be transferred to the Remainder Parcel. The two additional lots resulted from consolidation of lots elsewhere in the Specific Plan area. Thus, the proposed six custom homesite lots were accounted for in the 1990 FEIR; and there is no evidence that the project would require a major change to the 1990 FEIR. The project would not create any new significant impact, nor would a substantial increase in the severity of impacts occur from that described in the FEIR result. 5.5 Noise 5.5.1 1990 FEIR The 1990 FEIR identified project-related noise impacts from construction and traffic noise on Old Coach Road. Mitigation measures included adherence to the City's Noise Ordinance during construction and verification that there would be adequate setbacks from Old Coach Road for units in the northern portion of the project to ensure that the General Plan noise level standards are met. 5.5.2 Project A Noise Analysis for the Specific Plan Amendment and TTM was prepared by RECON Environmental, Inc. in May 2021 (Appendix E) to address potential noise impacts from the construction and operation of the project. As part of the analysis, noise levels due to vehicle traffic were calculated and evaluated against City of Poway Municipal Code (PMC) General Plan noise standards. In addition to compatibility, the potential for noise to impact adjacent receivers from future on-site sources and construction activity was assessed. The following analysis is based on that study. 116 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 16 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report Construction Noise Project construction noise would be generated by diesel engine-driven construction equipment. Construction noise would potentially result in short-term impacts to surrounding properties. Surrounding land uses include residential development to the south and west, a fire station to the west, and largely undeveloped land to the north and east. The construction noise level limit at residential uses is 75 A-weighted decibels [dB(A)] one-hour equivalent noise level (Leq). As calculated in the noise analysis, construction noise levels are not projected to exceed 75 dB(A) Leq or less at the properties. Although the existing adjacent uses would be exposed to construction noise levels that could be heard above ambient conditions, the exposure would be temporary. As construction activities associated with the project would comply with noise level limits and time restrictions from PMC Section 8.08.100, temporary increases in noise levels from construction activities would be less than significant. Vehicle Traffic Noise On-site Noise Compatibility: The main source of traffic noise at the project site is vehicle traffic on Espola Road and Old Coach Road. According to the General Plan Noise Hazards section, single-family residential uses are considered "normally acceptable" with exterior noise levels up to 60 community noise equivalent level (CNEL) and "conditionally acceptable" with exterior noise levels up to 70 CNEL. The interior noise level standard for residential uses is 45 CNEL. As calculated in the analysis, exterior noise levels are projected to be 60 CNEL or less. Additionally, assuming a 20 decibel (dB) exterior-to-interior noise level reduction, interior noise levels would be 40 CNEL or less. Exterior and interior noise levels would be compatible with City standards and impacts would be less than significant. Off-site Vehicle Traffic Noise: The project would contribute traffic to the local roadways. However, it would not substantially alter the vehicle classification mix on local or regional roadways nor would the project alter the speed on an existing roadway or create a new roadway. Thus, the primary factor affecting off-site noise levels would be increased traffic volumes. According to the California Department of Transportation, a 3 dB change in noise is considered barely perceptible to the human ear and a 5 dB change in noise is considered readily perceptible. Given the existing and future traffic volumes in the project area, the project's contribution of 60 average daily traffic would not result in a doubling of traffic volumes, and therefore would not result in a 3 dB or greater noise increase adjacent to any of the local roadways. Therefore, ambient noise increases due to the project would not be perceptible and impacts due to project traffic would be less than significant. On-site Generated Noise: The noise sources on the project site after completion of construction are anticipated to be those that would be typical of any single-family residential use, such as vehicles arriving and leaving, children at play, and landscape maintenance machinery. On-site operations are expected to also involve noise associated with ventilation, heating systems, and trash hauling. These would be consistent with the noise associated with the existing surrounding environment and are not anticipated to exceed the PMC noise level limits or result in a substantial increase in ambient noise levels. Impacts associated with on-site noise generation would be less than significant. 117 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 17 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report 5.6 Air Quality 5.6.1 1990 FEIR The project was determined to be consistent with the Poway General Plan in the 1990 FEIR and, therefore, consistent with the Regional Air Quality Plans (RAQS). Construction impacts were determined to be less than significant due to dust control measures and emissions only affecting a very limited portion of the basin population. As such, no significant air quality impacts were identified and no mitigation was required. 5.6.2 Project RAQS: The primary goal of the San Diego Air Pollution Control District's RAQS is to reduce ozone precursor emissions. The proposed project would not add housing that was not previously accounted for in the 1990 FEIR. Therefore, the project would not increase the local population; and thus, would be consistent with the growth projections in the region. Thus, the project would not interfere with implementation of the RAQS or other air quality plans. Construction Emissions: RECON Environmental, Inc. calculated construction em1ss1ons for construction of the six homes. As shown in Appendix F, project construction for the six homes would be short-term and construction emissions would not exceed the applicable emissions thresholds. These thresholds are designed to provide limits below which project emissions would not significantly change regional air quality. Therefore, as project emissions would be well below these limits, project construction would not result in regional emissions that would exceed the National Ambient Air Quality Standards (NAAQS) or California Ambient Air Quality Standards (CAAQS) or contribute to existing violations. Additionally, construction emissions would be temporary, intermittent, and would cease at the end of project construction. Operational Emissions: Long-term emissions of regional air pollutants occur from operational sources. RECON Environmental, Inc. calculated operational emissions for construction of the six homes. As shown in Appendix F, project operations would not result in regional emissions that would exceed the NAAQS or CAAQS or contribute to existing violations. In addition, the planned density for the overall Specific Plan would not increase with the SPA. Odor: The project does not include heavy industrial or agricultural uses that are typically associated with objectionable odors. The project would involve the use of diesel-powered equipment during construction. Diesel exhaust may occasionally be noticeable at adjacent properties; however, construction activities would be temporary and the odors would dissipate quickly in an outdoor environment. Based on the project-specific analysis, all air quality impacts for the proposed project would be less than significant and no new mitigation measures are required. Therefore, there is no evidence that the project would require a major change to the 1990 FEIR. The project would not create any new 118 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 18 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report significant impacts, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. 5.7 Cultural Resources 5.7.1 1990 FEIR The 1990 FEIR summarized findings from a cultural resource investigation prepared for the project and identified several archaeological sites that were determined to be significant and required mitigation. In addition to the data recovery and preservation as mitigation for the sites, monitoring of all project grading by a qualified archaeologist was required. These measures were completed during the development of the project. 5.7.2 Project The proposed project involves a Specific Plan Amendment to transfer development rights to the Remainder Parcel, which would allow for the development of six residential lots per the proposed TTM on previously graded and disturbed land within the Old Coach Golf Estates Planned Community Specific Plan area. There is no evidence that the project would result in impacts to archaeological resources beyond what was identified in the FEIR. Although the Remainder Parcel was previously rough graded, the grading to accommodate the six units and associated infrastructure improvements could expose buried cultural artifacts. As such, the archaeological monitoring requirement in the 1990 FEIR would be carried forward in the implementation of the currently proposed Specific Plan Amendment and TTM. Although development of the one remaining lot on the 122.5-acre property is not being proposed at this time, the previously approved amendment to the Old Coach Specific Plan (SP 89-01 A) for the 122.5-acre property concluded that no artifacts, cultural features, or other evidence of archaeological sites were identified on the property. Based on these obseNations and research, the MND concluded that the site contained no resources; therefore, there would be no impacts to cultural resources. 5.8 5.8.1 Public Safety 1990 FEIR The 1990 FEIR identified the environmental issue of safety as it relates to fire due to the proximity of the large expanse of natural vegetation to the proposed development. It was determined that the natural brush lands represent a high fire hazard due to the development's adjacency. A fire buffer (brush management) was required as mitigation along with protection zones and maintenance programs to reduce the fire-related public safety impacts to below a level of significance. 119 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 19 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report 5.8.2 Project The proposed project involves a Specific Plan Amendment to transfer development rights to the Remainder Parcel, which would allow for the development of six residential lots per the proposed TTM on previously graded and disturbed land within the Old Coach Golf Estates Planned Community Specific Plan area. Given the on-site conditions of the six lots, no significant new public safety impacts related to fire hazard are anticipated. The project would be required to comply with all applicable City codes and ordinances relating to fire hazards. A Fire Management Plan was prepared for the Remainder Parcel TTM and is attached as Appendix G. The Fire Management Plan identifies the required fire setbacks and proposed non-combustible 6-foot-tall block walls that would be necessary to mitigate fire hazards (Figure 5). As such, the current project would have a less than significant impact in regard to hazards. Thus, there is no evidence that the project would require a major change to the 1990 FEIR. The project would not create any new significant impact, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. 5.9 5.9.1 Hydrology/Drainage/Water Quality 1990 FEIR Water quality and hydrology impacts for the Old Coach Golf Estates Planned Community Specific Plan project were considered potentially significant, but mitigated. The potential impacts addressed in the 1990 FEIR included increased runoff rates, floodplain encroachments, golf course fertilizer use, erosion during construction, and General Plan policy adherence. In order to reduce impacts downstream, the project proposed mitigation to include the following: • Standard erosion control techniques; • Construction of permanent and temporary detention basins; • Detailed drainage studies; and • Golf course design and collection system and fertilizer requirements. These mitigation measures were implemented as the project was developed and completed. 120 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 20 December 7, 2021, Item #11...a. "' ....a.r---------------------------------------------------------------------. 0 ..... ...a. "' 00 REC O N M:\.JOBS519812\envlgrapl1ics\fig5 _addend um.atdesign 08125/21 brna FIRE MANAGEMENT PLAN NONCOMBUSTIBLE BLOCK WALL (HEIGHT: 6') NOTES: AOOITIONAL FUEL MOOIFICATIOH TEC>INIQIJES /MY BE INCORPORATBl, SUCHAS: · ENHANCED CONSTRUCTION DESIGN • EXPANSION OF BRUSH IMNAGEMEHT ZOHE A · PLACE1"fHT Of FUEL MOOIFICATIOH EA5EM£HT ON ADJACENT PROPERTY FIGURE 5 Fire Management Plan December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report 5.9.2 Project The proposed project involves a Specific Plan Amendment to transfer development rights to the Remainder Parcel, which would allow for the development of six residential lots per the proposed TTM on previously graded and disturbed land within the Old Coach Golf Estates Planned Community Specific Plan area. Development proposed within the subdivided lots would be required to adhere to the applicable state, federal, and City water quality, hydrology, and flood-related hazard regulations. As shown on the TTM, the project design would incorporate BMPs that include bio retention basins on each lot and drainage swales that ultimately tie into the existing storm drains in the project streets. Construction BMPs would also be required to reduce any potential impacts from soil erosion during construction. The project's BMPs would comply with the City's Storm Water Standards. Thus, there is no evidence that the project would require a major change to the 1990 FEIR. The project would not create any new significant impact, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. 5.10 Geology/Soils 5.10.1 1990 FEIR Impacts associated with geology and geologic hazards were analyzed and were found to be less than significant. However, it was found through a soil investigation and geologic reconnaissance that the site contained geological constraints relative to non-rippable granitic rock, alluvium, and near surface groundwater. Detailed geotechnical analyses were required along with a blasting plan as mitigation to reduce the impacts to below a level of significance. 5.10.2 Project A Geotechnical Report for the Specific Plan Amendment and TTM was prepared by NOVA Services, Inc. on January 29, 2021 (Appendix H) to address potential geological impacts from the construction and operation of the project. As described in the Geotechnical Report, the proposed project is located on previously graded and disturbed land within the Old Coach Golf Estates Planned Community Specific Plan area. Blasting would not be anticipated as the mass grading of the six lots has already occurred. Only minor finish grading and excavations for foundations and utilities across the entire site would be necessary to develop the proposed six lots. Thus, there is no evidence that the project would require a major change to the 1990 FEIR. The project would not create any new significant impact, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. 122 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 22 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report 5.11 Utilities and Public Services 5.11.1 1990 FEIR The 1990 FEIR addressed schools, water service, and sewer service. School impacts were determined to be potentially significant and were mitigated by the construction of new schools in the area and the payment of school fees. The project's impact on water service was not considered significant and no mitigation was required. Sewer capacity was available to serve the project. However, the project had a condition of approval to prepare a detailed sewage study which would identify any need for on-and off-site sewage systems that would mitigate any impacts. 5.11.2 Project The proposed project involves a Specific Plan Amendment to transfer development rights to the Remainder Parcel, which would allow for the development of six residential lots. Specifically, four of the five lots located on the 122.5-acre property, east of Old Coach Road and south of Cascade Crossing in the north central portion of the Specific Plan area, would be transferred to the Remainder Parcel. The two additional lots resulted from consolidation of lots elsewhere in the Specific Plan area. Thus, the proposed six custom homesite lots were accounted for in the 1990 FEIR and would not result in a population increase that would generate an additional demand for public services. In addition, the project would not result in a need for a new or expanded police, fire, school, park, library, or other public facility. In regard to utilities, the project proposes to extend water service connections from the existing 10-inch water line on Espola Road north to Old Coach Road and to the proposed cul-de-sac within lots one through five. In addition, the project proposes to connect to the sewer line on the south side of Espola Road. Due to the proposed six custom homesite lots being accounted for in the 1990 FEIR and the proposed utility extensions, there is no evidence that the project would require a major change to the 1990 FEIR. The project would not create any new significant impacts, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. 5.12 Population/Growth Inducement 5.12.1 1990 FEIR In the 1990 FEIR, development of the Old Coach Golf Estates project would increase the population in Poway by 525 persons. The population increase was not considered significant and no mitigation was required. The project also was determined not to be growth inducing and it was viewed as an extension of existing development. 123 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 23 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report 5.12.2 Project The proposed project involves a Specific Plan Amendment to transfer development rights to the Remainder Parcel, which would allow for the development of six residential lots. Specifically, four of the five lots located the 122.5-acre property, east of Old Coach Road and south of Cascade Crossing in the north-central portion of the Specific Plan area, would be transferred to the Remainder Parcel. The two additional lots resulted from consolidation of lots elsewhere in the Specific Plan area. Thus, the proposed six custom homesite lots were accounted for in the 1990 FEIR and would not result in a population increase which would affect population growth in the City. There is no evidence that the project would require a major change to the 1990 FEIR. The project would not create any new significant impact, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. 5.13 Recreation Facilities 5.13.1 1990 FEIR The project components of the golf course, clubhouse and related facilities, mini-park, and equestrian/pedestrian trails were determined to represent an increase in recreation available to the City and no significant impacts were identified it the 1990 FEIR. 5.13.2 Project The proposed project would not affect any existing or planned recreational facilities in the Old Coach Golf Estates Planned Community Specific Plan or elsewhere in the City and would not affect any local or regional trails identified in the Comprehensive Plan. The project proposes a Conceptual Landscape Plan that includes landscape enhancements to the Regional Trail located along the project frontage of Espola Road and for the pedestrian trail along Old Coach Road. In this manner, the project would improve the City's existing trail system. Thus, there is no evidence that the project would require a major change to the 1990 FEIR. The project would not create any new significant impact, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. 5.14 Socioeconomic Factors 5.14.1 1990 FEIR The 1990 FEIR determined that the projected increase on population and housing would not have a significant impact on the City's housing stock and population. In addition, it was expected that positive impacts to property values would occur in the project vicinity, and that there would be a beneficial effect in terms of providing employment opportunities. No significant impacts were identified, and no mitigation was required. 124 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 24 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report 5.14.2 Project Similar to the conclusions for the overall project in the 1990 FEIR, the proposed six homesite lots which were accounted for in the 1990 FEIR would not have a significant impact on the City's housing stock and population. The proposed Specific Plan Amendment and TTM would not result in an increase in density beyond that which was planned for in the adopted Specific Plan. Thus, there is no evidence that the project would require a major change to the 1990 FEIR. The proposed project would not create any new significant impact, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. 5.15 Energy and Scarce Resources 5.15.1 1990 FEIR The increased demand for energy and water was not regarded as a significant impact in the 1990 FEIR as supply was available. The project incorporated energy and water conservation measures to minimize the demand. These measures included water conservation appliances, use of drought-tolerant landscaping species, use of water-conserving irrigation systems, and installation of dual piping for the use of reclaimed water at the golf course and public landscaping. 5.15.2 Project Since the approval of the original Old Coach Golf Estates Planned Community Specific Plan, California Senate Bill (SB) 610 requires water suppliers to prepare a water supply assessment report for inclusion by land use agencies in the CEQA process for large-scale projects. SB 221 requires water suppliers to prepare written verification that sufficient water supplies are planned to be available prior to approval of large-scale subdivisions. As defined in SB 221 and SB 610, large-scale projects include those that would demand an amount of water equivalent to, or greater than, the amount of water required by a 500 dwelling unit project and/or shopping centers or businesses employing more than 1,000 people or having more than 500,000 square feet of floor space. In making these water calculations, 500 equivalent dwelling units are assumed to require 250,000 gallons per day. The developable area of the proposed six lots does not meet the thresholds that trigger the requirement to prepare a water supply assessment under the provisions of SB 610 or a Water Supply Verification report under the provisions of SB 221. In addition, the San Diego County Water Authority's (SDCWA) Urban Water Management Plan (UWMP) provides for a comprehensive planning analysis at a regional level and includes municipal and industrial sector demand projections. The SDCWA's UWMP documents that no shortages are anticipated within its service area. Additionally, Metropolitan Water District's (MWD) UWMP documents the availability of existing supplies and additional supplies necessary to meet future demands. Based on the water supplies that were projected in the SDCWA UWMP and MWD UWMP conclusions, there would be adequate planned water supply to serve the project. 125 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 25 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report As noted above, the project's developable area would not meet the thresholds that trigger the requirement to prepare a water supply assessment. The existing water supply would be adequate to serve the project's water demands based on projections in water supply planning documents. As a result, no new or expanded sources of water supply would need to be developed that could result in physical impacts to the environment and impacts would be less than significant. No mitigation is required. Thus, there is no evidence that the project would require a major change to the 1990 FEIR. The proposed project would not create any new significant impact, nor would there be a substantial increase in the severity of impacts from that described in the 1990 FEIR. 6.0 Mitigation, Monitoring, and Reporting Program Incorporated into the Project As identified by this Addendum, implementation of the proposed project would create significant, but mitigated impacts to biological resources. Mitigation would be required for impacts to sensitive biological resources under the City of Poway Subarea HCP/NCCP (City of Poway 1996) guidelines which were approved subsequent to the certification of the original FEIR for the Specific Plan. Therefore, none of the mitigation measures included within the previously certified 1990 FEIR (No. 90010015) are necessary. The monitoring protocol of the 1990 FEIR will be carried forward as appropriate with the additional mitigation measures below. BIO-1 On-site Preservation of Open Space. The City of Poway Subarea HCP/NCCP states that mitigation ratios of 2:1 shall be required for impacts to coastal sage scrub and a ratio of 1:1 for impacts to disturbed coastal sage scrub (see below) and that mitigation must occur within City of Poway Mitigation Area. Proposed On-site Total Preservation Vegetation Communities/ Impact Mitigation Mitigation (Inside City of Poway Land Cover Types (Acres) Ration Requirement Mitiqation Area) Coastal Saqe Scrub 0.33 2:1 0.66 0.68 Disturbed Coastal Saqe Scrub 0.02 1:1 0.02 ---TOTAL 0.35 0.68 0.68 Mitigation for project impacts to coastal sage scrub and disturbed coastal sage scrub, including the minor encroachment into the on-site City of Poway Mitigation Area, shall be achieved on-site through the dedication of 0.68 acre of coastal sage scrub habitat within the TTM area east of Old Coach Road and outside of Lot 6. BIO-2 Nesting Birds and Raptors. To avoid any significant direct impacts to any nesting birds or their eggs, chicks, or nests during the breeding season, the following measures shall be implemented: • Removal of habitat that supports active nests in the proposed area of disturbance should occur outside the breeding season for these species (February 1 to September 15). If removal of habitat in the proposed area of disturbance must occur during the breeding season, a 126 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 26 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report Qualified Biologist shall conduct a pre-construction survey to determine the presence or absence of nesting birds on the proposed area of disturbance. The pre-construction survey shall be conducted within 3 calendar days prior to the start of construction activities (including removal of vegetation) and shall include the limits of disturbance as well as 300 feet (500 feet for raptors) from the area of disturbance. The applicant shall submit the results of the pre-construction survey to the City of Poway for review and approval prior to initiating any construction activities. • If nesting birds are not detected during the pre-construction survey, no further mitigation is required. • If nesting birds are detected and construction activities are to occur during the breeding season the following mitigation measures shall be implemented: 1) No vegetation clearing shall occur within 300 feet of an active raptor nest and 100 feet of an active nest of a non-listed bird species until a biologist has determined that the young have fledged from the nest or that the nest is inactive (i.e., abandoned). 2) A mitigation plan outlining active nest avoidance measures in conformance with applicable state and federal law shall be prepared and submitted to the City of Poway for review and approval. 3) During construction, active nests shall be monitored on a daily basis to determine the effectiveness of the avoidance measures being implemented. The biologist shall monitor all active nests until all young have fledged or until the nest is determined inactive. 4) A minimum 300-foot buffer between the location of an active raptor nest and the nearest construction activity shall be maintained until the young have fledged from the nest or until the nest is determined inactive. For nests of non-raptor birds, a buffer of 100 feet shall be maintained. 5) While no specific noise level thresholds have been established for raptors or other non-listed bird species, construction activities that are expected to generate noise levels above the ambient noise level shall be measured by an acoustician technician. The active nest shall also be monitored by a biologist to determine if there is any effect on the breeding behavior of the particular species from the elevated noise levels. If it is determined that the elevated noise level is having an effect on the breeding behavior of the nesting bird species, then the noise generating construction activity shall be suspended in the vicinity of the active nest until such time as all of the young birds have fledged or until the nest is determined inactive. B10-3 Coastal California Gnatcatcher, Southern Rufous-crowned Sparrow, and Bell's Sage Sparrow. Indirect impacts to nesting coastal California gnatcatcher, southern rufous-crowned sparrow, and/or Bell's sage sparrow can be avoided by restricting construction activities to outside the breeding season or by determining that these species are not present by conducting pre-construction protocol surveys. If any of these species are found to be nesting in the coastal sage scrub in the northeastern portion of the site adjacent to Lot 6 during the pre-construction surveys and construction activities are to occur during the breeding season (February 15 to August 31) then a noise study that identifies noise attenuation measures shall be prepared and implemented to the satisfaction of the City of Poway and Wildlife Agencies. 127 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 27 December 7, 2021, Item #11RECON Addendum to an Environmental Impact Report 7.0 Conclusions This Addendum concludes that the proposed project is consistent with the previously certified 1990 FEIR and there is no evidence that there are substantial changes requiring major revisions; nor is there new information of substantial importance not known at the time the previous FEIR were certified. Copies of this Addendum to the FEIR, along with the 1990 FEIR and any related documents are available in the offices of the City of Poway Development Services for review by appointment, or for purchase at the cost of reproduction. Community Development Department Date of Report 128 of 128 Old Coach Golf Estates Planned Community Specific Plan Amendment Page 28