Item 4 - EA, TPM 86-03 and DR 86-08 - R & R Partners - Powayz
AGENDA REPORT of
1� W
CITY OF POWAY
-j
THE C��r
TO:
Honorable Mayor and Members of Ahe City Council
FROM:
James L. Bowersoxr City Mana
,.
INITIATED -BY:
Reba W Touw.. Director of Planning Services r
g
DATE:-
May 20, 1986
SUBJECT:
Environmental Assessment, Tentative Parcel Map -86-03,
and Development Review 86-08 - R:& R Partners -
Poway, Applicant: A request for a. ten (10) parcel
division of land and development review for a Gemco
commercial center of`2190,800 square feet on land
located at the southeast corner of Twin Peaks Road
and Pomerado Road.
ABSTRACT
PROJECT PLANNER: John E. Bridges,
Assitant Director of Planning 9
Services
PARCEL SIZE:,
Approximately 19.5 acres
GENERAL PLAN DESIGNATION: Commercial General
ZOO=
Commercial General
•
SURROUNDING DESIGNATIONS: (See Attachment 5)
RELATED CASES:
Nome
CORRESPONDENCE
RECEIVED: Mone
ENVIRONMENTAL RECOMMENDATION: Issue a Negative Declaration
STAFF RECOMMENDATION: Approve subject to conditions
ACTION:
MAY 2 0 1986 ITEM
Agenda Report
May 20, 1986.
Page 2
BACKGROUND
A. Project Description
The proposed project consists of a Gemco commercial shopping center
to be located at the southeast corner of Twin Peaks Road and
Pomerado Road on an approximately 19.5 acre triangular parcel of
land which will be created by the construction of State Route 56.
The applications for this project include a tentative parcel map
(TPM 86-03) for a 10 parcel division of the project site and a
development review (DR 86-08) for a 219,800 square'foot commercial
center anchored by Gemco. The applications do not include the
northerly .7 acre parcel within the site which is owned by San
Marcos Development; however, that parcel would become a part of the
commercial center in the future.
The property is presently bordered on the north and west sides,
respectively, by Twin Peaks Road and Pomerado Road. Its south side
will be formed by State Route 56.which, when constructed, will pro-
vide a connection with the two other-�existing roads. In the
future., SR 56 will extend southwesterly through Carmel. Mountain
Ranch to connect with Interstate 15.
This site was designated and zoned Commercial General as part of
the 1983 comprehensive plan process. On January 14, 1986, the City
of`Poway/Poway Redevelopment Agency approved a disposition and
development agreement for the project site with the applicant.
The, proposed project will ultimately include the 10 parcels pro-
posed by this tentative map and the San Marcos Development parcel.
As described below, and on Attachment 6, one building will be
constructed on each Parcel=
Building Number Building lding Site
1
2
3
4
5
6
7
8
9
10
11
Total
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120,000 sq. ft.(Gemco)
28,100 sq. ft
7,500 sq. ft.
8,000 sq. ft.
6,000 sq. ft.
4,000 sq• ft
5,000 sq. ft.
12,000 sq. ft.
8,100 sq. ft.
5,000 sq. ft.
16,100 sq. ft.
219,800 sq. ft.
Agenda Report
May 20, 1986
Page 3
The proposed project will have a general aPearance,-coloring, and
roofing style which provides architectural compatibility with
surrounding single family residential development. The buildings
will be low profile with a maximum height under 30 feet. Primary
coloring will include a mixture of earthtones, beige, and off-white
for the roof, columns, walls, and wood trim. Brighter colors,
such as blues, greens, yellows, and reds are only proposed for
accents, awnings, and signs. The roofs of the building will include
extended mansards over covered walkways and false hipped styling,
both utilizing a flat concrete tile. (See Attachment 7)
Landscaping which includes trees, shrubs, vines, and groundcovers
will be provided throughout the site. Particular emphasis will be
placed on all street frontages, the main entry from Pomerado Road
and _the area adjacent to the street along the north and east faces
of ,Gemco (see Attachment 8) As shown in Attachment 9, the
intersection of Twin. Peaks Road and SR 56 will be approximately 25
feet higher than the commercial center elevation. This difference
in elevation will decrease to aero as each road intersects with its
respective driveway entry to the center. Dense trees and shrubbery
will be provided along both roads where this elevation difference
exists to act as screening for the Gemco roof.
B. Development Facilities
The site will have access from three major roads Twin Peaks,
Pomerador and State Route 56. Street improvements will include the
widening of Twin Peaks Road and Pomerado Road along the project
frontage and the -construction of the full width of SR 56 along the
southeast side of the project. Landscaped medians will be
installed on all three streets and traffic signals will be required
at the main entrance on Pomerado Road and at the intersections of
R 56 with Pomerado Road and Twin Peaks Road. Primary driveway
access to the center will occur at one main entrance on each of the
three streets. In addition to these primary access points, two
additional secondary drives without median openings will occur
along Pomerado Road. A riding and hiking trail will be constructed
along the southeasterly side of SR 56. Meandering sidewalks will
be provided along a majority of all street frontages. To meet
Caltrans requirements for the intersection design, of SR 56 and Twin
Peaks Road, it may be necessary to adjust the proposed location of
SR 56 to the south and east. Should this occur, a portion of the
retaining wall proposed behind the Gemco may be eliminated.
The project site will require fill material for that half of the
site nearest Pomerado Road to create a pad area generally level
with that road.' This material is available from the adjacent
Standard Pacific site Excavation will occur generally in the
ON
4OF3)4
MAY 20 1986 ITEM
Agenda Report
May 20, 1986
Page 4
northeast corner of the site wheretheGemco building will be
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located.
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Drainage improvements will include the extension of the double
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96 -inch pipe beneath the parking area to the Rancho Arbolitos park
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site south of the project. other public services, such as water,
sewer, and utilites necessary to serve the development, will also
be installed as part of this project.
C. Environmental Review
The existing site consists of previously disturbed land which
generally slopes downward from surrounding properties and streets
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into.a southerly flowing drainage course. Existing plant life con-
sists of disturbed riparian habitat along the drainage course with
coastal sage, eucalyptus trees, and non-native grasses elsewhere.
Small mammals, reptiles, and birds are generally found within this
type of habitat.
A general environmental analysis and environmental impact report
(EIR) was done ;for the 1953 Compehensive Plan. The plan proposed
commercial development for the project site and the EIR analyzed
j
the impacts of that proposed land use in terms of its impacts on
topography, soils/geology, seismicity, groundwater, surface water
andflooding,flooding, biological resources, air quality, scenic resources,`
population/socio-economic characteristics, land use;
traffic/circulation, cultural resources, noise, energy consumption,
and public services. Staff has also conducted an environmental
assessment of the specific project now proposed and conducted an
on-site inspection.
As a result of the project -specific assessment/inspection, ; staff
finds that there are -four areas of potentially significant impact,
however, all four ,may be reduced to a revel of insignificance by
the: inclusion of conditions which must be met for the project to go
forward. The first of these relates to soil and geology. The
project area is known to contain expansive soils which can inhibit
development. Soils and geologic testing will be conducted as part
of the grading permit process to highlight problems and recommend
remedial: measures to insure soil and geologic stability of the
finished "graded site.
The second area relates to drainage. Additional run-off will occur
with the introduction of impermeable surfaces when development
occurs. Both on-site and off-site drainage system improvements
will be: required to handle drainage associated with the project
site. In addition, a fee is required to be paid as a contribution
to area -wide drainage improvements associated with the broader flood
zone area.
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MAY 20 1986 ITEM
Agenda Report
May 20, 1986 -
Page 5
A third area of impact involves traffic and circulation. This pro-
ject will be responsible for a number of improvements to mitigate
that impact. SR 56, Pomerado Road, and Twin Peaks Road are major
streets which will require construction, widening, signalizaton
landscaped medians, turn lanes, sidewalks, bicycle lanes, bus
benches, and riding and hiking trails. The project will also be
required to contribute to the traffic ` mitigation fund for city -,aide
circulation system improvements.
The final impact area is . noise and most of that impact occurs with
the increase in traffic on the three major streets surrounding the
project. This impact is not reduced by project improvements., but
is mitigated by the inclusion of sound.reducing materials for resi-
dential construction and the use of physical separation of the
traffic from residential uses by distance, earthen berms, and noise
attenuation walls. 3
With the inclusion of the improvements and other measures described
above as project requirements, the environmental impacts resulting
from the project will be adequately mitigated and reduced to a.
level of insignificance; therefore, the issuance of a Negative
Declaration (no significantenvironmental impacts) is recommended..
a D. Corres2ondence
Notice of -the public hearing regarding this project were sent to
allproperty owners and residents within 500 feet of the project
boundaries;. The.notice was also published in the Poway News
Chieftain.
FINDINGS
All findings required for the approval of the proposed tentative
parcel map and deTelpment review can be made and are specified' in
the attached resolutions.
RECOM14ENDATION
It is recommended that the City Council approve Tentative Parcel
Map 86-03 and Development Review 86-08 subject to conditions con-
tained in the -attached resolutions and issue a Negative
Declaration. 1
JLB:RWT:pn
Attachments:
1. Proposed Resolution (TTM 86-03) 6. Proposed Site Plan
2. Standard Conditions 7. Architectural Elevations
3 Proposed Resolution (DR 86-08) 8 Proposed Landscape Plan
4. Standard Conditions 9. Cross Sectional E1eva
5. Surrounding General Plan and tions
r Zoning 10. Proposed Tentative Parcel
Map
Or a 4 MAY 2o 1986 ITEM 4
RESOLUTION NO P-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING TENTATIVE PARCEL MAP 86-03
WHEREAS, Tentative Parcel Map No. 86-03, her "Map" sub-
mitted by R & R PartnersPoway, applicant, forzthe purpose of
subdividing the real property situated in. the City of Poway, County
of San Diego,- State of California,' described as a portion of
Section`2 township 14 south, range 2 west, San Bernardino Meridian-
in
eridianin the City of Poway, County of San Diego, State of California into
ten (10) lots, regularly came before the City Council for public
hearing and action on May 20, 1986; and
WHEREAS, the Director of Planning Services has recommendedi
APPROVAL of the Map subject to all conditions set forth in the j
Planning Services' Department report; and
j
WHEREAS, the City Council has read and considered said report
and has -considered other evidence presented at the public hearing.
NOW, THEREFORE, the City Council of the City of Poway does
resolve as follows:
Section 1: Findings:
The: City Council makes the following findings, in regard to,;
Tentative Parcel No. 86-03 and the Map thereof:
a. The tentative parcel is consistent with all applicable
general and specific plans, in that the general plan
designates the site for commercial development;
b. The design or improvement of the tentative parcel is con-
sistent will all applicable general and specific plans, in
that all' propsed parcels are designated for 'commercial use
and are greater than the minimum lot size for such
development;
C. The site is physically suitable for the type of, development
proposed, in that improvements required to be constructed
will provide a site physically prepared for commercial -
development
d. The site is physically suitable for the density of the
development proposed, in that the improvements required to
be constructed enable the site to accommodate the inten
Sity of the proposed commercial development.-
0F
evelopment;0f
Resolution No. P
Page 2
e. The design of the subdivision is not likely to cause
substantial enviromental. damage and avoidable injury to
humans and wildlifeor their habitat, in that improvements
required to be constructed will adequately mitigate and
reduce to a level of insignificance all potentialy signi-
fcant environmental impacts.
f The tentative parcel is not likely to cause serious public
health problems, in that the improvements required to be
constructed will prevent any such problems.
g. The design of the tentative parcel will not conflict with
any easement acquired by the public at large, now of
record, for access through or use of the property within
the proposed subdivision, in that all such easements will
be vacated and alternative easements will be dedicated.
h. That this project will not create adverse impacts on the
environment and a Negative' Declaration is issued, in that
the improvements required to -be constructed will ade k
quately mitigate and reduce to a level of insignificance r
all potentially significant environmental impacts.
Section 2
Tentative Parcel Map No. 86-03, a ..copy.. of which is on file in
the Planning Services office, is hereby approved -subject to
all of the following conditions:
STREET IMPROVEMENTS
1 Pomerado Road and Twin Peaks Road shall be improved',
to the satisfaction of the City Engineer,
Improvement shall include, but not be limited to,
street widening, construction of medians, curb,
gutter, and sidewalks.
2. Route 56 from Pomerado Road to Twin Peaks Road
southeasterly of the development shall be designed
and constructed to the satisfaction of the City
Engineer and CALTRANS. It shall be designed to t
accommodate two (2) vehicle lanes and a bicycle lane.
for the northeasterly bound traffic with a right turn
lane to Twin Peaks Road, and. three (3) vehicle lanes
and one bicyle lane for southwesterly bound traffic
with a storage lane pocket for left turn traffic to {
Pomerado Road. Provide PCC sidewalks, curbs, gutter,
a median island, and a 10 foot riding and hiking
trail on the southeast side. No acceleration lane
from the development to Route 56 shall be provided.
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MAY 2o 1986 ITEM 4
f.
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MAY 2 0 1986 ITEM
Resolution No. P
Page 3
3.
The southerly lane on Twin Peaks Road on the
eastbound traffic shall be designated "RIGHT TURN
E'
ONLY" lane. No acceleration. lane on Twin Peaks Road
for outgoing traffic from the development shall be
provided.
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4.
Design of all median island pockets shall.be based
upon storage requirements. A traffic study will be
necessary to determine volumes,- distribution, and
storage requirements.
5.
Meandering- sidewalks -shall be five (5) feet wide and,
shall be located within fifteen (15) feet from the
face of `curb. No trees shall be planted between
curbs and sidewalks, except where the distance is
greater that seven (7) feet.
6.
Provide'a right turn lane to Route 56 on the
northbound traffic of Pomefado Road,
7'.
Twin Peaks Road shall be reconstructed as necessary
to accommodate Route 56 intersection. :Caltrans
requires that the maximum crossfall at intersection
be 4%. To meet this Caltrans requirement it may be
necessary to adjust the proposed alignment. of SR 56'.
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to the south and east. If required, said adjustment
shall be deemed to be in substantial conformance to
the tentative map -and site plan. If the adjustment
becomes necessary, the resulting additional site area
eliminate retaining walls
primarily shall be used rimaril to g
_
and may be used to add parking spaces and no more
than 10,000 square feet of additional floor area.
WATER
1.
Prior to issuance of building permits, the developer
shall install a water and fire protection system
_through the site. The actual size, location and
details of the system shall be subject to the appro-
val of the City'Engineer and Safety Services
Department, and shall be based upon an engineering
study of the existing water facilities and the fire
supply demands of the propsed development. The new
system shall include installation of fire hydrants at
all locations designated. by the City Fire Marshall.
A water easement, a minimun of twenty ` (20) feet in
width, shall be dedicated to the City either on the
map or by a separate instrument, it shall be made
prior to issuance of a building permit.
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MAY 2 0 1986 ITEM
9 O 3
MAY 2o 1986 ITEM 4
Resolution No. P
Page 4
DRAINAGE
` 1.
A detailed hydraulic/hydrology analysis to determine
the run-off to be produced ,by the development and its
effect on existing drainage devices shall be sub-
mitted to the City. Should the amount of run-off
produced by said development result in an amount that
exceeds the capacity of existing drainage devices,
construction of additional drainage devices will be
necessary to mitigate the effect. Such devices shall
be per City Engineer's approval.
2.
The existing double 86" pipe shall be extended
southerly to a point south of the development. An
easement for storm drain line and appurtenances shall
be dedicated to the City either on the map or by a
separate instrument. Dedication by separate instru-
ment shall be made prior to building permit issuance.
3.
Parcel 2.and Parcel 3 of that drainage easement
granted to the San Diego Flood Control District; as
F/P No. -81-157211, :recorded .May 20, 1981 shall be
vacated prior to map recordation.- The existingten
( 10) foot drainage easement in Lott 5 of Map No. 10258
shall also be vacated prior to map recordation.
EQUESTRIAN AND PEDESTRIAN EASEMENT
1.
Prior to final map approval, the existing 5.00 -foot
equestrian easement on the southerly side of Twin
Peaks 'Road as dedicated. to the County of San Diego on
x:
Map No. 10258 shall be vacated,
MISCELLANEOUS
E 1.
Prior to final«<ap approval, Woodset Lane ofap No.
10258 shall be vacated.
2.
Prior to final Map approval, the abutters' rights of
access appurtenant to lots 1 and 10 of Map No. 10258,
in and to Twin Peaks Road shall be vacated.
3.
Right-of-way; dedication for Route 56 and any addi-
tional' rights-of-way if any for the widening and
improvements of Twin Peaks Road and Pomerado Road
shall be dedicated on the map.
4.
Maintain a 15 foot setback minimum from curb to
right-of-way line
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MAY 2o 1986 ITEM 4
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MAY 2o 1986 ITEM 4
Resolution No. P
Page 5
5..
Driveways into the development from Pomerado-Road,
Twin Peaks Road,and Route 56 shall have a minimum
throat of 80 feet before any driveway isle opening.
A deviation from this requirement.shall be per City
Engineers` approval. A second driveway on Twin Peaks
may be allowed if approved by the City Engineer.
Lr 6.
Construction of the westerly driveway on Twin Peaks
road shall occur only if Lots 234 and 235 of Map No.
8885 are a part of this development.'
7.
The developer shall construct traffic signals at -the
intersection of Twin Peaks Road and Route 56; at
Pomerado Road and Route 56; and at the main entrance
of the development at Pomerado Road. They shall be
constructed in accordance wah a plan to be approved
by the City Engineer, and designed to the latest
state of the art signal standards and criteria. 'The
signal installation shall include the controller,
detector safety lighting, signal interconnect if
required, equestrian crossing buttons where required,
and all other appurtenances. Coordinate traffic
signals with the Pomerado Road/Camino del Norte
master controller. All the signals shall -be
installed and shall be fully operative prior to
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Cit 's granting of occupancy for any of the buildings
¢;
intended to be constructed within the development.
F
The construction of the signals, including its
engineering and design costs, may be credited against
the traffic mitigation fees to be paid for this
I
development. The fee required will be based upon an
f
estimate for the traffic signals to be approved by
the City Engineer and will be .paid prior to building
permit issuance. Upon completion of these signals,
the - developer shall -submit a sworn affidavit,
including true copies of all paid invoices and bills,
to verify the actual construction costs. At that
time any adjustment shall be made in the traffic
mitigation fee payment.
8.
Landscaping within the street right-of-ways shall be
annexed to the Landscape Maintenance District (LMD
83-01) prior tomaprecordation. All costs
appurtenant to annexation shall be borne entirely by
the developer.
9.
All easement holders within the development shall be
notified by the developer and shall indicate what
easements are necessary to be vacated, quitclamed, or
relocated. There shall be no improvements that will
interfere with the easement holders rights unless
permission is obtained and/or easement is vacated,
quitclaimed or relocated.
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MAY 2o 1986 ITEM 4
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Resolution No. P
f
Page 6
10.
Street improvements (curb, gutter, sidewalks median
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islands, etc.) , drainage facilities, water system,
and sewer main installations if any shall be per City
of Poway standards.
11.
Any extension of easements for public utility
purposes outside the development shall be acquired .by
the developer for dedication to the City. A11 costs
shall be borne by the developer. Dedication shall be
made prior to issuance of a building permit.
12.
Tne developer shall construct.a bus shelter northerly
of the main entrance to the development at Pomerado.
Road to the satisfaction of the City Engineer and the
Director of Planning Services. An irrevocable offer
of `dedication for the bus shelter area shall; be
executed prior to issuance of a building permit.
13.
The alignment of Route 56 shall be adopted by the City
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f-
Council prior to final map approval.
14.
No wood fences are allowed along the development's
i
frontage on Route 56 and Twin Peaks Road.`
FIRE PROTECTION
1.
Gemco and Buildings 2 and 11 will require a looped
water system and 'hydrants.
2.
The water system for the remainder will require
hydrants every 300 feet.,
3.
All fire access drives will be _a minimum of 24 feet
in width.
4.
All buildings over 5000 square feet shall be equipped
with an automatic fire sprinkler system.
5.
A "Knox box." emergency access system shall be
installed.
IMAY 2 0 lZ786 ITEM. 4
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STAND. -,D CONDITIONS (F PF3OVAL
Subject:--,
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Applicant:Al
--�1I�OLi��
jr Location:
) :,\ THE G
Those items checked are conditions of approval.
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MY Of POWAY I. APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING AND BUILDING
SERVICES REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
I _
` A. SITE DEVELOPMENT
h
1 Site shall be developed in accordance with the approved site
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plans on file in the Planning Services Department and the
f
conditions contained herein.
k 2. Revised site plans and building elevations incorporating all
conditions of approval shall be submitted to the Planning
s Services Department prior to issuance of building permits.
3. Approval of this request shall not waive compliance with all
f
sectionsofthe Zoning Development Cade and all other
applicable City ordinances in effect at the time of building
Permit issuance.
4. The developer shall provide a minimum of 258 of the lots with
adequate sideyard area for recreation vehicle storage pursuant
to City standards, and the C.C.SR.'s shall prohibit the
F storage of recreational vehicles in the required front yard
setback.
S. Mail boxes, on lots 10,000 square feet or less in size and in
E
areas where sidewalks are required, shall be installed and
I located by the developer subject to approval by the Planning
L ServicesDepartment.
6. The developer shall integrate an appropriate variety of
rk iPproved roof materials and colors into the design of the
residential development in a manner which is both compatible
and complementary among each of the residential units.
7. Trash receptacle multifamily developments shall be enclosed
by a 6 foot high masonry wall with view -obstructing gates
pursuant to City standards. Location shall be subject to
approval by the Planning Services Department.
8. All roof appurtenances, including air conditioners, shall be
architecturally integrated, shielded from view andsound
buffered from adjacent properties and streets as required by
the Planning Services Department.
9. Prior to any use of the project site or business activity
being commenced thereon, all conditions of approval contained
herein shall be completed to the satisfaction oftheDirector
of Planning Services.
E` 10. The applicant shall comply with the latest adopted Uniform
Building Code, Uniform Mechanical Code, Uniform Plumbing Code,
National Electric Code, Uniform Fire Code, and all other
applicable codes and ordinances in effect at the time of
building permit issuance.
11. Prior to the issuance of building permits for combustible
t construction, evidence shall be submitted to the Director of
Safety (Services that water supply and facilities for fire
protection is available. Whereadditionalfire protection is
required by the Director of Safety Services, it shall be
serviceable prior to the time of construction.
12. For a new residential dwelling unit(s), the applicant shall
pay development fees at the established' rate. Such fees may
include, but not be limited to: Permit and Plan Checking
a Fees, School Fees Cin accordance with City -adopted policy
and/or ordinance), water and Sewer Service Fees. These fees
shall be paid:
G a. Prior to final map approval.
f r` b. Prior to building permit issuance. MAY 20 1986 ITEM L
J , F 3 4
6. All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
MAY 2 0 1986 ITEM
Woo
13.
For a new commercial or industrial development, or addition to
an existing development, the applicant shall pay development
fees at the established rate. Such fees -may include, but not -
be limited toe Permit and Plan Checking Fees, Water and Sewer
Service Fees. These fees shall be paid:
a. Prior to (incl map approval.
b. Prior to building permit issuance.
1.4.
This approval shall become null and void if building permits
are not issued for this project within one year from the date
of project approval.
15.
Street names shall be approved by the Planning Services
Department prior to the recordation of the final maps and
street addresses shallbe provided prior to the issuance of
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building permits.
16.
Building identification and/or addresses shall be placed on
all new and existing buildings so as to be plainly visible
from the street or access roads color of identification and/or
addresses shall contrast with their background color.
B. ;PARKING AND VEHICULAR ACCESS
1.
All parking lot landscaping shall consist of a minimum of one
fifteen (15) gallon size tree 'for every three (3) parking
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spaces. For parking lot islands, a minimum 12 inch wide walk
adjacent to parking stalls shall be provided and be separated
from vehicular areas by a 6 inch high, 6 inch wide portland
concrete cement curbing.
2.
Parking lot lights shall be low pressure sodium and have a
maximum height of eighteen (18) feet from the finished grade
of the, parking surface and be directed away from all, property .
lines', adjacent streets and residences..
3.
All two-way traffic aisles shall be a minimum of 24 feet wide
and. emergency access shall. be provided, maintained free and
t
clear, a minimum of `24 feet wide at all times during_
construction in accordance with Safety Services Department'
requirements.
i 4.
6
All parking spaces, shall be double striped.
C. LANDSCAPING`
1.
A'detailed landscape and irrigation plan shall be submitted to
and approved by the Public Services_ Department and Planning
Services Department prior to the issuance of building permits.
2.
A Master Plan of the existing on-site trees shall be provided
to the Planning Services Department prior to the issuance of
building permits and prior to grading, to determine which trees
shall be retained.
3.
Existing on-site trees shall be retained wherever possible and
shall: be trimmed and/or topped. Dead, decaying or potentially
dan9erous trees: shall be approved for removal at the discretion
of the Planning Services Department during the review of the
Master Plan of existing on-site trees. Those 'trees which are
approved for removal shall be replaced on a tree -for -tree basis
as required by the Planning Services Department.
4.
Street trees, a minimum of 15 gallon size or larger, shall be
Installed in accordance with the City of Poway Ordinance and
shall be planted at an average of every 30 feet on interior
streets and 20 feet on exterior streets.
S.
A minimum of 50 trees per gross acre, comprised of the
-
following sizes, shall be provided within the developments 20%
- 24`" box or. larger, 701 - 15 gallon, and 104 - 5 gallon to the
satisfaction of the Director of Planning Services and in
accordance with the approved landscape plan in all multifamily
and PRD projects.
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6. All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
MAY 2 0 1986 ITEM
D. SIGNS
1
Any signs proposed for this development shall be designed and
approved in conformance with the Sign Ordinance.
2.
A Comprehensve,Sign Program for this development shall be
submitted to the Planning Services Department for their review
prior to issuance of building permits. Approval shall be by
the City Council.
E.
RECREATION
1.
On lots having a private or public equestrian/pedestrian
trail on or adjacent to their property, the developer is f
required to have contained within the C.C.&R.'s the following
statement:
In purchasing the homer I have read the C.C.&R.'s and understand
€
that said lot is subject to an easement for the purpose of
allowing equestrian/pedestriantraffic.
2.
The developer shall improve the equestrian/pedestrian trail j
system in accordance with the adopted sign standards and to
the satisfaction of the Directors of Public and 21 -ma ftq Gotsicf'�/a/�T
ServicesA40AA:Y 7W,05' �417WE 'T"
i`
a. Prior to.final map approval.
b.. Prior to building permit issuance.
30
An open space easement shall be granted to the City over,
upon, across and under the area 'defined on the final maps as
an equestrian trail and'no-building, structures or other
things shall be constructed, erected, placed or maintain ed
on:subject easements except for the construction and .
maintenance of said trail and structures appurtenant to the
trail.
4.
Dedicate the Master planned` equestrian/pedestrian trails to
the satisfaction of the Directors of the 'Departments of
Public and Planning Services in accordance with the Master
Plan of Trails Element.
So
Parkland Dedication or -payment of Park Fees at the
-established rate shall be made:`
a. Prior to final map approval.
b. Prior to building permit issuance.
F.
EXISTING STRUCTURES
I.
Provide compliance with the Uniform Building Code for
property line` clearances considering user area and
fire -resistiveness of existing buildings,
2.
Existing building(s) shall be made to comply with current
building and zoning regulations for the intended use or the
building shall be demolished.- -
3.
Existing sewage disposal facilities shall be removed, filled
and/or capped to comply with appropriate grading practices
and the Uniform Plumbing Code.
G. ADDITIONAL APPROVALS REQUIRED
I.
Development Review or Minor Development Review shall be
accomplished prior to the issuance of a building permit.
2.
Development Review or Minor Development: Review shall be
accomplished prior to recordation of the final subdivision
map.
3.
This Conditional Use Permit is granted for a period of _
month(s) at the end of which time the City Councilmayadd or
delete conditions, or revoke the Conditional Use Permit.
4.
The developer shall display a current Zoning and Land. Use Map
. r :Z
in the sales office at all times, and/or suitable alternative r
�.
to the satisfaction of the Director of Planning Services.
S.`When public or private equestrian/pedestrian trails are
required as a part of the subdivision, the developer shall
display a map in the sales office, of said subdivision,
Indicating the trails.
6. All sales maps that are distributed or made available to the
public shall include but not be limited to trails, future and
existing schools, parks, and streets.
7. The developer shall provide a noise display board in the sales
office to the satisfcation of the planning Services Director.
The display shall include the site plan and noise study.
8 Working drawings shall include a certification by a recognized
acoustical expert that the requirements of the City of Poway°s
noise ordinance will be met.
9. At the completion of construction, and prior to occupancy,
interior and exterior CNEL shall be determinel by field'
testing at•developer's`expense. Tests to be conducted by a
recognized acoustical expert. No occupancy permits Shall be
granted until Condition G'-7 is met to the satisfaction of the
Building Code (latest ad opted edition) 'Sound Transmission
Control.'
10. The applicant shall provide verification of State Hoard
of Equalization notification and that appropriate reviews
and/or approvals have been accomplished to the satisfac-
tion of the Director of Administrative Services.
II. APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
r
H. GRADING
1. Grading of the subject property shall be in accordance with
the. Uniform Building Code, City Grading Ordinance, approved
grading plan and geotechnical report, and accepted grading r'
practices.
Z. The grading plan shall contain a•certificate signed by a
registered civil engineer that the grading plan has ;preserved y
a minimum of 100 square feet of solar access for each dwelling
unit and for each future building site within the subdivision.
3. A soils report shall be prepared by a qualified engineer
licensed b the State of California to
y perform such work: _
a. Prior to 6&nal map
b. Prior to 'building permit issuance.
E
4. A geological report shall be prepared by ,a qualified engineer
or geologist and submitted at the time of application for
grading plan check.
05. The final gracing plan shall be subject to review and approval
by the Planning Services and Public Services Department and
shall be completed prior to recordation of the final
subdivision map or issuance of ,building permit, whichever
comes first.
6. A pre -blast survey of surrounding property shall be conducted
to the satisfaction oof the City Engineer prior to any rode
blasting. Seismic recordings shall be taken for all blasting
and blasting shall occur only at locations and levels approved
by the City Engineer.
I. STREETS AND SIDEWALKS
1. All Circulation Element roads shall be dedicated and improved
to Circulation Element road standards and to the specifications
of the Director of Public Services.
6 OF 34 MAY 20 1986 ITEM 4
d. Non -dedicated -rural streets
DET16. The developer shall pay the Traffic Mitigation Fee at the
established rate:
x a. Prior to final map approval.
M 'Z, ttlAY 20 1966 ITEM 4
b. Prior to building permit issuance.
2. The dt'`�'' oper shall pay a pro -rata share foef"N-he installation
or moi.:-_ication of the traffic signals at
t
_ _
a. Prior to final map approval.
b.Prior to building permit issuance.
3. Vehicular access rights to Circulation Element roads shall be
�$
dedicated to the City of Poway and labeled an the final map to
the satisfaction of the Director of Public Services or by
separate document.
t
4. All interior and exterior public streets shall be constructed
to public street standards.-
S. Sidewalks (4.3 /--94 feet in width shall be required on`
!both/one) side(s) of
6. Reciprocal access and maintenance and/or agreements shall be
provided insuring access to all parcels over private roads_#
drives or parking areas and maintenance thereof to the
satisfaction of the Director of Public Services.
7. Street striping and signing shall be installed to the
satisfaction of the Director ofPublicServices.
S. All street structural sections shall be submitted to, and
approved by the Director of Public Services.
9. Street improvement plans prepared.on standard sizesheetsby'a
Registered Civil Engineer shall .be submitted for approval by
the Director of Public Services. Plan check and inspection
expenses shall be paid by the developer.
10. All exterior street improvements` shall beconstructed prior to
issuance of building permits-, to the satisfaction of the
Director of Public Services.
UT11. Street improvements that include, but are not limited to:
P" a. Sidewalks e. Cross gutter
— ko" b. Driveways( CTA f . Alley gutter
rt
;
c. Wheel chair rams �r Street paving
d. p h. Alley
Curb and gutter paving
shall be constructed prior to the occupancy of the units to the
satisfaction of the Director of Public Services.
M�12. All damaged off-site public works facilities.including parkway
`
trees, shall be repaired or replaced prior to exoneration of
bonds and improvements, to the satisfaction of the Department
of Public Services. ,
13 Prior to any work being performed in the public right-of-way,
an encroachment permit shall be obtained from the Public
Services office and appropriate fees paid, in addition to any
other permits required.
14. The developer shall pay one half the cost of a City approved
landscaped median along the project frontage(s):
a. Prior to final map approval.
b. Prior to building permit issuance.
IS. Street improvements and maintenance shall be made in accordance:
with City ordinance standards for:
a. Urban streets
b. Semi -rural streets
c. Dedicated rural streets
d. Non -dedicated -rural streets
DET16. The developer shall pay the Traffic Mitigation Fee at the
established rate:
x a. Prior to final map approval.
M 'Z, ttlAY 20 1966 ITEM 4
b. Prior to building permit issuance.
J. DRAINAGE AND FLOOD CONTROL
1. Intersection drains will be required at locations specified by
the Director of Public Services and in accordance with
standard engineering practices.
2. The proposed. project falls within areas indicated.as subject
to flooding under the National Flood Insurance Program and is
subject to the provisions of that program and City Ordinance.
3 A drainage system capable of handling and disposing of all
surface water originating within the subdivision, and all
surface waters that may flow onto the subdivision from
Adjacent lands, shall be required. Said drainage system shall
include any easements and structures as required by the
Director of Public Services to properly handle the drainage.
4. Portland cement concrete cross gutters shall be installed
where grater crosses the roadways.
S. The Master Plan of Drainage Fee shall bepaidat the
established rate in accordance with the Drainage Ordinance:
a. Prior to final map approval.
i
b. Prior to building permit issuance.
6 Concentrated flows across driveways and/or sidewalks shall not
be permitted.
K. UTILITIES
1. All proposed utilities within the project shall be installed
underground including existing utilities along Circulation
Element roads -and/or highways less than 34.5 KV
2. Utility easements shall be provided to the specification of
the serving utility companies and the Director of Public
Services.
k6{6 G.
I.. -
t WO, 3. The developer shall be responsible for the relocation and -'
undergrounding of existing public utilities, as required.
d. Water, sewer, and fireP rotection systems plans shall be
designed and constructed to meet requirements of the City of
Poway and the Health Department of the County of San Diego.
S. Prior to acceptance of property for sewer service, annexation
to the sewer improvement area shall -occur.
6. The applicant shall pay for a water system analysis to
establish the proper size and location for the public water
system. The amount will be determined by the cost of the
analysis and shall be paid:
14
a. Prior to approval.
b. Prior to building permit issuance.
7. The applicant shall, within 30 days after receiving approval
of the tentative tract map, tentative parcel map, use permit,
ok development review, apply for a Letter of Availability
(LOA) to reserve sewerage availability and post with the City,
ia.a nonrefundable reservation fee equal to 20% of the
appropriate sewerage connection fee in effect at the time the
LOA is issued.
8. Developer shall construct a light system conforming to City of
Poway Standards at no cost to the public, subject to the
following:
a. Cut-off luminaries shall be installed which will provide
true 90 degree cutoff and prevent projection of light
above the horizontal from the lowest point of the lamp or
light emitting refractor or device.
b. All fixtures shall use a clear, low pressure sodium vapor
light source.
r'y�Ay 20 1986 ITEM
c. Advance energy charges and District engineering charges
shall be paid by ;the developer.
d. Annexation to the lighting district shall be accomplished
and evidence of annexation and payment of lighting fees
_{ shall be presented to the City prior to final map
approval or building permit issuance, whichever occurs
Urst.
9. Cable television services shall be provided and installed
underground. The developer shall notify the Cable company
when trenching for utilities is to be accomplished.
L. GENERAL MUIREMENTS.ARID APPROVALS
1. Permits from other agencies will be required as follows
a. Caltrans —"T ffi�,►f�l�s�Y..
b. San Diego County Flood Control District
c. Other:
2. A copy of the Covenants, Conditions' and Restrictions (CC&R's) '
and/or Articles of incorporation of the Homeowners Association
shall be subject to the review for compliance with conditions
herein, to the satisfaction of the City Attorney and Director
of Planning Services, and shall be filed with the Secretary of,
State, the County Recorder and the City Clerk at the time of
final map consideration.
3. Prior to recordation, a Notice of Intention to form Landscape
and/or Lighting Districts shall be filed with the City
Council. The engineering costs involved in district formation '
shall be borne by the developer.
4. Final parcel and tract maps shall conform to City standards
and procedures.
5. By separate document prior to the recording of the final
subdivision map, or on the final subdivision map, there
shall be granted to the City, an open space easement over
Lots , common areas Said open space
easement shall be approved as to form by the City Attorney
and shall limit the use of said open space to recreational
purposes, including buildings, structures and improvements.
6. Should this subdivison be further divided, each final
map shall be submitted for approval by the Director of
Public.Services.
7. All provisions of the Subdivison ordinance of the Poway
Municipal Code shall be met as they relate to the
division of land.
8. Those portions of the subject property proposed to be
held under common ownership shall be labeled such and,
identified, by a separate lot number on the final map.
9. Prior to final map approval, all. of the above
improvements and requirements shall be installed and
provided, or deferred by guaranteeing installation
within two years from map recordation or prior to
building 'permit issuance, whichever occurs first, by the
execution of a performance agreement,'secured with
sufficient securities, in a form approved by the city
Attorney. All necessary processing fees, deposits, and
charges shall be paid prior to final map approval.
010. Prior to final map approval, all dedications shall be
made and easements Granted as required above.
11. The tentative map approval shall expire on 4- SO 1ItaAa
unless an application for time extension is rec ivied qj)
days prior to expiration in accordance with the City's
Subdivision Ordinance.
MAY 20 1986 I T E M
�1 3 MAy 2 0 19RG I T E M 4
T
RESOLUTION NO. P-,
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING DEVELOPMENT REVIEW '86-08
WHEREAS, Development Review 86-08, submitted by R&R Partners,
Poway, applicant, requests approval of a 219,80.0 square foot Gemco
commercialshopping center on property located at the southeast
corner of Twin Peaks Road and Pomerado Road, in the CG (Commercial'
General) zone; and
WHEREAS, on May 20, 1986, the City Council held a hearing on
the above -referenced item.
NOW,, THEREFORE, the City Council does herebyresolve as
follows.
^.
Section 1 Findings:
1. That the proposed development is in conformance with the
Poway General Plan, in that" the general plan designates
9
the site for commercial development,
s
2. That the proposed development` will not have an adverse
aesthetic, -health, --safety, or architecturally related
impact upon adjoining properties, in that the proposed
}I
buildings will have a low profile appearance, architectural
,.
` residential
styling compatible with surrouding r.
development, and improvements which protect the health and
safety of adjoining properties..
3. That the proposed development is in compliance with the
Zoning ordinance, in that all development standards will
through project construction.
ro
be met 7
g p
i'
4. That the proposed development encourages the orderly and
harmonious appearance of structures "and property within
the City, in that the proposed building will have a low
profile appearance, architectural styling compatible with
surrounding residential property,. and improvements which
meet the required development standards of the City.
Section 2 Environmental Findings:
i
The City Council finds that this project will not have
significant adverse impact on the environment and hereby issues
a Legative Declaration.
�1 3 MAy 2 0 19RG I T E M 4
Resolution No. P
Page 2
Section 3: City Council Decision:
The City Council hereby approves Development Review 86-08
subject to the following conditions
1. Within thirty (30) days of approval, the applicant shall
submit in writing that all conditions of approval have
been read and understood.
2 Landscaped earthen berming to a minimum height of three
(3) feet shall be provided along all street frontages.
3. All ground mounted equipment and utilities shall be
screened by architectural structures or landscaping.
4. Additional stamped or textured concrete to indicate
pedestrian crossings shall be provided in the driving
aisle areas between buildings 2 and 3, and between
building 3 and the retaining wall east of building 4.
5. All improvements related to TTM 86-03 shall also be
completed for this development review approval-
Section 4 City Council Decision:
The City Council hereby approves Development Review 86-08
subject to the attached Standard Conditions,
APPROVED and ADOPTED by the City Council of the City of Poway,
State of California, this 20th day of May, 1986.
ATTEST:
Marjorie K. Wahlsten, City Clerk
2.1 GE 3 L.
Carl R. Kruse, Mayor
A �11. Prior to the issuance of building p
construction, evidence shall be submitted to the Director of
Safety Services that water supply and facilities for fire
protection is available. Where additional fire protection is
required by the Director of Safety Services, it shall be
serviceable prior to the time of construction.
12. For a new residential dwelling unit(s), the applicant shall
pay development fees at the established rate. Such fees may
include, but not be limited to: Permit and Plan Checking
Fees, School Fees fin accordance with City -adopted policy
and/or ordinance), water and Sewer Service Fees,. These fees n
shall be paid:
F a. Prior to final map approval. �� ig�?T
22 r 2 1
b. Prior to building permit issuance.
_ )F A
STAND RD CONDITIONS
gl:g' -Ve)
Subject: t=t-��fIGE� t-�Of1i1�Ni�L=�,E"
Applicant: s
rJIVIAl
r, �•�
1' } roc
Location: --'
THE
Those items checked are conditions of approval.
C� OF POWAY
CONDITIONSBUILDING
1. APPLICANT SHALL CONTACT THE EWITHMTHE FOLLQWINGPLANNING
COMPLIANCE
SERVICES REGARDING
A. SITE DEVELOPMENT
1. Site shall be developed in accordance with the approved site
Department and the
plans on file in the Planning Services
conditions contained herein.
2. Revised site plans and building elevations incorporating all
to the Planning
conditions of approval shall be submitted
Services Department prior to issuance of building permits.
3. Approval of this request shall not waive compliance with all
Code and all other
sections of the Zoning Development
applicable City ordinances in effect at he time of building ,
;.
Permit issuance. b
4. The developer shall provide a minimum of 25$ of the lots with
vehicle storage pursuant
adequate sideyard area for recreation
to City standards, and the C.C•&R.'s shall prohibit the
front yard
storage of recreational vehicles in the required
setback.
5. Mail boxes, on lots 10,000 square feet or less -in size and in
required, shall be installed and
•
areas where sidewalks are
located by the developer subject to approval -by the Planning
ServicesDepartment.
6. The, developer shall integrate an appropriate variety of
into the design of the
approved roof materials and colors
development in a manner which is both compatible
residential
and complementary among each of the residential units.
7. Trash receptacle '` `Jy de _'_.. _ shall be enclosed
with view -obstructing gates
-
by a 6 foot high masonry wall
pursuant to City' standards. Location shall be subject to
approval by the Planning Services Department.
8. All roof appurtenances, including air conditioners, shall be
sound
{
architecturally integrated, shielded from view and
and streets as required by
r
buffered from adjacent properties
the Planning Services Department.
9. Prior to any use of the project site or business activity
of approval contained
being commenced thereon, all conditions I
herein shall be completed to the satisfaction of the Director
of Planning Services.
10. The applicant shall comply with the latest adopted Uniform
Code, Uniform Plumbing Code,
Building Code, Uniform Mechanical
National Electric Code, Uniform Fire Code, and all other
the time of
applicable codes and ordinances in effect at
building permit issuance.
ermita for combustible
A �11. Prior to the issuance of building p
construction, evidence shall be submitted to the Director of
Safety Services that water supply and facilities for fire
protection is available. Where additional fire protection is
required by the Director of Safety Services, it shall be
serviceable prior to the time of construction.
12. For a new residential dwelling unit(s), the applicant shall
pay development fees at the established rate. Such fees may
include, but not be limited to: Permit and Plan Checking
Fees, School Fees fin accordance with City -adopted policy
and/or ordinance), water and Sewer Service Fees,. These fees n
shall be paid:
F a. Prior to final map approval. �� ig�?T
22 r 2 1
b. Prior to building permit issuance.
3OF34
Q6. All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
MAY 20 986 ITEM �
13.
For a, new commercial or industrial development, or addition, to
an existing development, the applicant shall pay development
fees at the established rate. Such fees may include, but not
be limited tot Permit .and Plan Checking Fees, Waterand Sewer
g
Service Fees. These fees shall be paid:
a. Prior to final map approval.
b. Prior to building permit issuance.
14.
This approval shall become null and void if building permits
are not issued for this project within one year from the date
of project approval.
I5.
Street names shall be approved by the Planning Services
Department prior to the recordation of the final map, and
street addresses shall be provided prior to the issuance of
building permits.
j6.
Building identification and/or addresses shall be placed on
all new and existing buildings so as to be plainly visible
from the street or access road; color of identification and/or
addresses shall contrast with their background color'.
B. PARKING- AND VEHICULAR -ACCESS
1.
All parking lot landscaping shall consist of a minimum of one
fifteen (15) gallon size tree for every three (3) parking
spaces. For parking lot islands, a minimum 12 inch wide walk'
adjacent to parkin stylls shall beg
o66iinchawidee separated
from vehicular areas b a 6 inch hi h Portland
concrete cement curbing. n
2.
Parking lot lights shall be low pressure sodium and have a
maximum height of eighteen (18) feet from the finished grade
of the parking surface and be directed away from all property
lines, adjacent streets and residences.
3.
All two-way traffic aisles shall be a minimum of 24 feet wide
and emergency access shall be provided, maintained free and
clear, a minimum of 24 feet wide at all times during
construction in accordance with Safety Services Department
requirements..
0,4.
All parking spaces shall be double striped.
t
C. LANDSCAPING
,
1.
A detailed landscape and irrigation plan shall be submitted to t
and approved by the Public Services Department and Planning
Services Department prior to the issuance of building permits.
2.
A'Master Plan of the existing on-site trees shall be provided.
to the Planning Services Department prior to the issuance of
building permits and prior to grading, to determine which trees
shall be retained.
3.
Existing on-site trees shall be retained wherever possible and
shall be trimmed and/or topped. Dead, decaying or potentially
dangerous trees shall be approved for removal at the discretion
of the Planning Services Department during the review of the
Master Plan of existing on-site trees. Those trees which are
approved for removal shall be replaced on a tree -for -tree basis
as required by the Planning Services Department.
4.
Street trees, a minimum of 15 gallon size or larger, shall be
installed in accordance with the City of Poway Ordinance and
shall be planted at an average of every 30 feet on interior
streets and 20 feet on exterior streets.
S.
A minimum of 50 trees per gross acre, comprised of the
following sizes, shall be providedwithinthe development; 20%
- 24" box or larger, 70% - 15 gallon, and 10t - 5 gallon to the
satisfaction of the Director of Planning Services and in
accordance with the approved landscape plan in all multifamily
and PRD projects.
3OF34
Q6. All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
MAY 20 986 ITEM �
t
i4 ;
D. SIGNS
1. Any signs proposed for this development shall be designed and
approved in conformance with the Sign Ordinance.
Wr 2. A Comprehensive Sign Program for this development shall be
submitted to the Planning Services Department for their review
prior to issuance of 'building permits. Approval shall be by
the City Council.
E. RECREATION
1. On lots having a private or public equestrian/pedestrian
trail on or adjacent to their property, the developer is
required to have contained within the C.C.&R.'s the following
statement:
In purchasing the home, I have read the C.C&R.'s and understand
- that said lot is subject'to an easement for the purpose of
allowing equestrian/pedestrian traffic. -
2.. The developer shall improve the equestrian/pedestrian trail
system is accordance with the adopted sign standards and to
the satisfaction of the Directors of Public and Planning
Servicess f
a. Prior to final map approval.
b. Prior to building permit issuance.
v 3
3. An open... space easement shall be grantedto the City over,
upon, across and under the area defined on the final maps as
an equestrian trail and no building, structures or other
things shall be constructed, erected, placed or maintain ed
on subject easements except for the construction and
maintenance of said trail and structures appurtenant to the
trail.
4. Dedicate the Master planned equestrian/pedestrian trails to
the satisfaction of the Directors of the Departments of
Public and Planning Services in accordance with the 'Master -
Plan of Trails Element,
S. Parkland Dedication or payment of Park Fees at the
established rate shall be made:
a. Prior to final 'map approval.
b. Prior to building permit issuance.
P. EXISTING STRUCTURES
1. Provide compliance with the Uniform Building Code for
property line clearances considering use, area and
fire -resistiveness of existing buildings,
2. Existing building(s) shall be made to comply with current
building and zoning regulations for the intended use or the
building shall. be demolished.
3. Existing sewage disposal facilities shall be removed, filled x
and/or capped to comply with appropriate grading practices
and the Uniform Plumbing Code. �
G. ADDITIONAL APPROVALS REQUIRED 1
1. Development Review or Minor Development Review shall be
accomplished prior to the issuance of a building permit.
2. Development Review or Minor Development Review shall be
accomplished prior to recordation of the final subdivision
map.
3. This Conditional Use Permit is granted for a period of
month(s) at the end of which time the. City Council may add or
delete conditions, or revoke the Conditional Use. Permit.
4. The developer shall display a current Zoning and Land Use Map
in the sales office at all times, and/or suitable alternative
to the satisfaction of the Director of Planning Services.
MAY 2 0 "966 ITEM
*114
b
MAY 2o 3986 ITEM u
k
S. -When public or private equestrian/pedestrian trails are
required as a part of the subdivision, the developer shall
display a map in the sales office, of said subdivision,
Indicating the trails.
'
6. All sales maps that are distributed or made available to the
'
public shall include but not be limited to trails, future and
existing schools, parks, and streets.
7. The developer shall provide a noise display board in the sales
office to the satisfcation of the planning Services Director.
The display shall include the site plan and noise study.
8 _Working drawings shall include a certification by a recognized
acoustical expert that the requirements of the City of Poway's
noise ordinance will be met. ,
9. At the completion of construction, and prior to occupancy, i.
interiorandexterior CNEL shall be determined by field
testing at•developer's'expense. Tests to be conducted by a -
recognized acoustical expert-. No occupancy permits shall be
granted until Condition G-7 is met to the satisfaction of the
Building Code (latest ad opted edition) 'Sound Transmission
Control..
10. The applicant shalll provide verification of State Board
of Equalization notification and that appropriate reviews
and/or, approvals have beenaccomplishedto the satisfac-
tion of the Director of Administrative Services.
II.
APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
H. GRADING
1. Grading of the subject property shall be in accordance with
the Uniform Building Code, City Grading Ordinance, approved
grading plan and geotechnical report, and accepted grading
practices.
2. The grading plan shall contain a -certificate signed by a
registered civil engineer that the grading plan has preserved
a minimum of: 100 square feet of solar access for. each dwelling
unit and for each future building site within the subdivision.
3.,A soils report shall be prepared by a qualified engineer
licensed by the State of California to perform such work:
a. Prior to final map approval.
b.- Prior to building permit issuance.
9. A geological report shall be prepared by a qualified engineer
or geologist and submitted at the time of application for
€
grading plan check.
I
S. The final grading pian.. shall be subject to review and approval
by the Planning Services and Public Services Department and
shall be completed prior to recordation of the final
subdivision map or issuance of building permit, whichever
comes first.
6. A pre -blast survey of surrounding property shall be conducted
to the satisfaction cof the City Engineer prior to any rock
blasting. Seismic recordings shall be taken for all blasting
and blasting shall occur only at locations and levels approved
by the City Engineer.
I. STREETS AND SIDEWALKS
1. All Circulation Element roads shall be dedicated and .improved
to Circulation Element road standards and to the specifications
of the Director of Public Services.
*114
b
MAY 2o 3986 ITEM u
k
2. The d loper shall pay a pro -rata share foo—the installation
or mo�ication of the traffic signals at
,as Prior to final map approval.
b Prior to building permit issuance.
03. Vehicular access rights to Circulation Element roads shall be ^
dedicated to the City of Poway and labeled on the final map to -
the satisfactionof the Director of Public Services or by
separate document
4. All interior and exterior public streets shall be constructed
�
to public streetstandards.
� P _ta dards.
;. 5. Sidewalks (4.5 / 81 feet in width shall be required on
�} (both/one) side(s) of
,s
6. Reciprocal access and maintenance and/or agreements shall be
provided insuring access to all parcels over private roads,
drives or parking areas and maintenance thereof to the
satisfaction of the Director of Public Services.`
7. Street striping and signing shall be instilled'to the
satisfaction of the Director of Public Services.
8. All street structural sections shall be submitted to, and
approved by the Director of Public Services.
9. Street improvement plans prepared on standard size sheets by -a
Registered Civil Engineer shall be submitted for approval by
the Director of Public Services. Plan check and inspection
expenses shall be paid by the 'developer.
10. All exteriorstreet improvements shall be constructed prior to
issuance of 'building permits, to the satisfaction of the
Director of Public Services.
11. Street improvements that include, but are not limited to:
l
�a. Sidewalks e. Cross gutter
sb.' Driveways f Alley gutter
Vic. Wheel chair ramps g. Street paving
d. Curb and gutter h. Alley paving :F
shall be constructed prior to the occupancy of the units to the
satisfaction of the Director of Public Services.
12. All damaged off-site public works facilites,including parkway
trees, shall be repaired or replaced prior to exoneration of
f bonds and improvements, to the satisfaction of the Department
of Public Services.
13. Prior to any work being performed in the public .right-of-way,
an encroachment permit shall be obtained from the Public
Services office and appropriate fees paid, in addition to any
other permits required.
14. The developer shall pay one half the cost of a City approved
landscaped median along the project frontage(s):
a. Prior to final map approval.
b. Prior to building permit issuance.
is. Street improvements and maintenance shall be made: in accordance
with City Ordinance standards for:
a. Urban streets
b. Semi -rural streets
c. Dedicated rural streets
d. Non -dedicated rural streets
16. The developer shall pay the Traffic Mitigation Fee at the
established rate:
a. Prior to final map approval.
Z GF b. Prior to building permit issuance.
MAY 2 0 ,586 I T E M
J. DRAINAGE AND FLOOD CONTROL
I. Intersection drains will be required at locations specified by
the Director of Public Services and in accordance with
standard engineering practices.
2 The proposed project falls within areas indicated as subject
to flooding under the National Flood Insurance Program and is
subject to the provisions of that program and City Ordinance.
3. A drainage system capable of handling and disposing of all
surface water originating within the subdivision, and all
:surface waters that may flow onto the subdivision from
adjacent lands, shall be required. Said drainage system shall
Include any easements and structures as required by 'the
Director. of Public Services to properly handle the drainage:
4. Portland cement concrete cross gutters shall be installed
where water crosses the roadways.`
5. The Master Pian of Drainage Fee shall be paid at the
established rate In accordance with the Drainage Ordinance:
a. Prior to final map approval.
b. Prior to ;building permit issuance.
6 Concentrated flows across driveways and/or sidewalks shall not
be permitted.
K. UTILITIES
1. Allro osed utilities within the
P p project shall be installed
undergroundincluding existing utilities along Circulation
Element roads and/or highways less' than 34.5 KV.
2. Utility easements shall be provided to the specification of
the serving utility companies and the Director of `Public
Services.
r`
3. The developer shall be responsible for the relocation and
undergrounding of existing public utilities, as required.
4. Water, sewer, and fire protection systems plans shall be
designed and constructed to meet requirements of the City of
Poway and the Health Department of the County of San Diego.
5. Prior to acceptance of property for sewer service, annexation
to the sewer improvement area shall'occur.
6. The applicant shall pay for a water system analysis to
establish the proper size and location for the public water
system. The amount will be determined by the cost. of the
analysis and shall be paid:
ae Prior to final map approval.
b. Prior to building permit issuance.
7. The applicant shall, within 30 days after receiving approval
of the tentative tract map, tentative parcel map, use permit,
ok development review, apply for a Letter of Availability
(LOA) to reserve sewerage availability and post w+t:A the City,
a nonrefundable reservation fee equal to 20% of the
appropriate sewerage connection fee in effect at the time the
LOA is issued.
8. Developer shall construct a Light system conforming to City of
Poway Standards at no cost to the public, subject to the
following;
a.. Cut-off luminaries shall be installed which will provide
true 90 degree cutoff and prevent projection of light
above the horizontal from the lowest point of the lamp or
light emitting refractor or device.
b. All fixtures shall use a clear, low pressure sodium vapor
light source. �
MAY � 0 19.86.��� � ; E 1l'1
2 � � � � �
c. Advance energy charges and District engineering charges
shall be paid by the developer.
i - d. Annexation to the lighting district 'shall be accomplished
and evidence of annexation and payment of lighting fees
shall be presented to the City prior to final mapAgo
..
approval or building permit issuance, whichever occurs
f rst.
Q 9. Cable television services shall be provided and installed
underground. The developer shall notify the Cable company
when trenching for utilities is to be accomplished.
L. GENERAL REQUIREMENTS AND APPROVALS
1. Permits from other agencies will be required as follows;
a. Caltrans
b. San Diego County Flood Control District
c. Other:
2.-A copy of the Covenants, Conditions and Restrictions (CC&R's)
and/or Articles of Incorporation of the Homeowners Association
shall be subject to the review for compliance with conditions
fierein, to the satisfaction of the City Attorney and Director
of Planning Services, and shall be filed with the Secretary of
State, the County Recorder and the City Clerk at the time of
final map consideration.
3. Prior to recordation, a Notice of Intention to form Landscape
and/or Lighting,Districts shall be filed with the City
Council. The engineering costs involved in districtformation
shall be borne by tfe developer.
4. Final parcel and tract maps shall conform to City standards
and procedures.
S. By separate document prior to the recording of the final
subdivision map, or on the final subdivision map, there
shall be granted to the City, an open space easement over
Lots , common areas Said open space
easement shall. be approved as to form by the City" Attorney
and shall limit the use of said open space to recreational
purposes, including buildings, structures and improvements.-
6. Should this subdivison be further divided, each final
map shall be submitted, for approval by the Director of
Public Services.
7. All provisions of the Subdivison Ordinance of the Poway
Municipal Code s :all be met as they relate to the
division of land.
S. Those portions of the subject property proposed to be
held under common ownership shall be labeled such and
identified by a separate lot number on the final map.
9. Prior to final map approval, all of the above
improvements and requirements shall be installed and
provided, or deferred by guaranteeing installation
within two years from map recordation or prior to
building permit issuance, whichever occurs first, by the
execution of a performance agreement, secured with
sufficient securities, in a form approved by the city
Attorney. All necessary processing fees, deposits, and
charges shall be paid prior to final map approval.
10. Prior to final map approval, all dedications shall be
made and easements granted as required above.
11. The tentative map approval shall expire on
unless an application for time extension is received 90
days prior to expiration in accordance with the City's
Subdivision Ordinance.
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