Item 5 - TTM 86-01 - J. L. RobertsI of 23
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A enda Report'
March 1>8, 1986
Page 2
BACKGROUND
A. Project Description
on February 4j, 1986 the City Council heard Tentative Tract Map 85-02.
that proposed the creation of 88 lots on 12:7 .acres: located west of
Espola Road and south. of Del Poni.ente Road The project was derived
based on inconsistencies with the Circulation Element of the General.
Planr project density as; it related to slope., traffic impact asso
ciated with the Espola Road./Del Poniente Road intersection. and ndivi- 1
dual parcel access to MidlandRoad.. The applicant has submitted a new
map TTM. 86-01, that follows the: basic design of TTM 85-02., but has
been modified to,address the issues that led to the denial of the
previous map.-
Tentative Tract Map: 86-01 is. composed of 83 lots ranging in size from 1
to 18 acres. The subject. site is characterized by rolling terrain
with several prominent, knolls. Two drainage coursesr with riparian
vegetation traverse the east and. central sections of the: project. The
drainage courses have been placed in dedicated open space easements
to preserve the creeks and associated riparian vegetation as
required by, the environmental impact report prepared for this project.
The conventional design of the subdivision whose oversize average. '
slope is 1.4.89 percent is consistent with Section. 17.081.170 of the
Zoning Development Code that requires a minimum one acre parcel'on
slopes, less than 15 percent .and. a. two -acre parcel on slopes that
range from: 15 to 2.5 percent
Lot 88, which is located. west of. Midland. Road, exceeds 2.5 percent,
slope and requires a four -acre minimum parcel The'l.ot is 18 acres
in size and contains 'a large open, space easement to preserve a.
drainage course, the associated riparian vegetation, and archaeol.o
gical _slites. Lots -36, 73,, 74, 7-61 77, and: 80r range from 15 to 25
percent slope and have been enlarged to two acresto comply with the
City, Is slope requirements.
Surrounding properties are designated for single family residences
on logs approximately one. -half acre or greater in size. The proj;
ect site is bordered by RR -C and RS -2 to the north.. RS -Z' to the:
east, QS' (Twin Peak Elementary School): and RS -2 to the south, ancT
RR -A and RR -3 to the! west.
B. Development Facilities
The: project is divided into: three units. Unit 1 is located in the
f 32 lots Unit 2 is
northeast corner of the pro�;ect and consists o
located south and adjacent to Unit 1 and contains 38 lots. Located
within the westerly 40 acres. is Unit 3, comprised of 13 lots.
3 of 23 Nine
Agenda Report
March 25, 1986
Page 3
Access to the property will primarily be from Del Poniente Road. An
additional, access, point will. occur via the extension of Midland: Road.
south to Twin Peaks Road. The internal circulation is based on a long
cul--de-sated road, Midland Road, and across lateral which intercon-
netts. the two roadways. Midland Road, through the length of the pro-
ject., shall be dedicated to a 60 foot width and improved to 46 feet of
paving with concrete curb, gutter, and sidewalk., The extension of
Midland Road south to Twin Peaks Road shall be improved to a width of
2`8 feet and include asphalt. berms.. The road extension will lie: within a
30 foot wide sewer easement between Del Poniente and.Midland.Road.
The alignment. of the easement is currently being plotted. The entire
length of Midland Road from Del Poniente to Twin. Peaks Road should be
constructed- prior to the issuance of building permits. for unit 2. of
the: proposed subdivision.'
The remaining interior roads: shall be improved to 36: feet wide and
5
shall include concrete curb and gutter. Although this, project abuts
the west side of the: North County Estates subdivision and three
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separate roads Hat Creek;, Old Station, and F ddletownIr none of the _.
roads will interconnect with the interior roads, proposed in this sub-
division.-.
A 40 foo . wide emergency vehicle: access: will be provided between the
knuckle- at the Tierra Bonita/Fddletown Road intersection and the end
of the cul-de-sac for Street: B of the proposed subdivision.,7' Within
this: 4G foot easement will be a pedestrian access way providing convenient
access for children and others to Tierra. Bonita Road, and the adjacent �=
schools..
The applicant hass provided that no lot adjacent to Midland Road. except..
Lot 83 will take direct access: onto Midland road. The width of. Del
Poniente. Road will be increased to accommodate the additional traffic
generated by the project. The Espola/Del Poniente Road intersection
will be improved tol provide the ability for simultaneous: left. and/6'r
right turns.. The City is also proposing to create a left turn pocket
for north -bound traffic at the intersection.
Grading for the project shall be Limited to that which is necessary
fo:r building pad,: streets, driveways, and. utility improvements. 3
The dashed lines within each lot located on the tentative map repre.-
sent the building setbacks and. does not represent the extent of
grading. The actual extent of grading will be determined during
Development Review or Minor Development Review. Drainage for the pro
ject will be directed either into the street or toward the drainage
channels --depending upon pad, locations. Street drainage will be
directed southeast to the storm drain system Located under Fiddletown
Road.
A public water and sewer system shall be designed and constructed by
lots within the
the developer to serve all subdivision.
3
3 of 23 Nine
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Agenda Report
March •25 , 1986 t
Page 4
Pursuant to the City's Master Plan. of Trails, a number of regional and,
community trails will traverse the property. The regional trail from.
North County Estates: shall be extended north along the project's: east
property line to Del. Poniente Road. The community trail will then
follow along the south side of Del. Poniente Road west to Midland Road,
where it will turn south and follow along the east sde,of Midland
Road.. Thefourth trail segment will. bisect. the Del Poniente� Road
(between Lots 19 and 204and traverse the east side of the. creek.: The.
trail proposed. for ° Del Poni.ente Road will be located within the public
right-of-way. The applicant has proposed that the sidewalk required
on the south side of Del Poniente be relocated off' -site to. the north
side of the road to accommodate! the equestrian trail. and landscaping
proposed for this project.
Tentative Tract Map 86-01 will be served by the City fire and police. {
Utilities will. be provided by the respective utility companies
(Pacific Bell and 'San Dieqd Gas and "Electric) Educational services
will be provided by the Poway Unified. School District
D
C., Environmental Review
The Planning Servi..cea staff completed an Initial Study of potential
environmental impacts which could occur as a result of the proposed
project.. On May 28, 1985, the City Council conducted a public
hearing to obtain public comment on the: project. The Council,
determined that: a focused EIR addressing
following the hearing, e g
_po.tential impacts in the areas, of soils and geology, hydrology and
water quality, biology, archaeology, and traffic circulation should
be prepared. After reviewing and considering the draft EIR prepared
by the City's; environmental. consultant for the project., the City
Council on February 4, 1986 certified the Environmental Impact Report.
D. Correspondence
Public notices regarding consideration of this project were sent: to
all property owners within. 500 feet of its boundaries, and notice
was advertised in the Poway News Chieftain. No.correspondence, either-
written
itherwritten or oral, has been received by the Planning Services Department
as of March 1.4, 1985:
}
FINDINGS
The proposed project is consistent with the City's -Comprehensive
Plan in terms of its design and improvements. The site is physi
cally suitable for the type and density of development proposed..
The design of the subdivision and 'proposed improvements will not,
cause serious.health. problems because City services. will be pro-
vided, nor,will they cause substantial environmental damage because
conditions to mitigate such impacts are included in the attached
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resolution. The subdivision design: will not conflict with: any,
t public access easements.
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Agenda Report
March 25, 1986
Page
RECOMMENDATIONS
It is recommended that the City Council approve Tentative Tract Map
86-01 subject to the mitigation measures and additionalconditions
contained in the attached resolution.
JLB:JEB::JHL:is
Attachments:
1.. Proposed` Resolution: (TTM 86-01)
2. Standard Conditions (TTM 86-01)
3. Site Plan. (TTM 86-01Y
4. Surrounding Zoning and General Plan.
5.> Slope Calculation
6., Proposed Alignment of Midland Road Extension.
SF L r 5 i
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RESOLUTION NG., P-
A RESOLUTION: OF THE CITY COUNCIL
OF THE CITY OF' POW.AY', CALIFORNIA
APPROVING. TENTATIVE: TRACT` MAP 816-01
ASSESSOR'S PARCEL NUMBER:: 32:1. -ell -2.0',. 21
32;1-020-72 THROUGH 74 and 3:14-031-06
WHEREAS,. Tentative Tract Map No. 86-01.,. hereinafter "Map" sub:-
{
mitted. by J. L.. Roberts-,. applicant, for' the purpose of subdividing
the real property situated in the City of Poway.. County of San
Diego, State, of California. described as the south, one half of the
northwest quarter and portions of the northwest quarter of the:
southwest, quarter of Section 6 ,, Township 1.4 _ south, Range. 1= west and
the southeast quarter of thenortheast quarter of Section 1,
Townships 14 south, Range: 2; west,. San Bernardino Meridian into 83
lots, regularly came before the City Council for publics hearing and
s�
action on. March' 25 198:6; and:
WHEREAS, the Director' of Planning Services has recommended
approval of the Map. subject to all conditions. set forth in, the
Planning Services Department report, and
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 1s Findings:
The City Council makesT the following findings in regard. to
Tentative Tract No.. 86-01: and the Map thereof:
a. Thetentative tract is consistent with all applicable
general and specificplans because single family
residential lots; are. proposed; for an area designated
by, the General Plan for that use;
b. The design or improvement of the: tentative tract: is
con,sistent will all applicable general, and specific
plans because the lot sizes, arrangements::.,. and
improvements provided meet those required for resi.-
de:ntial development. by the General Plan'
C. The. site is physically suitable for the type or
development. proposed because minimal grading for
building sites are proposed and the: creek channels
and additional areas are retained is open space,
d.. The site: is: physically suitable for the density- of
the development proposed because- all lots are one
acre in size; or larger and consistent with. the
General Plan; requirements: for that area;:
e. The design of the
substantial envir+
tohumans_ and will
damage or injury
sign and the, crea
f The tentative tr&
nihl' n haa7 th: inrn'.
s
Resolution: No. P -
Page 2
,ubdivis.ion.is not likely to cause
imental damage and avoidable injury
Afe or their habitat because such
Ls been reduced through lot reds
..on of open space.areas,
is: not likelyto cause serious.
pma hPna intz- city water and Sewer`
HCl Y.��.Ga cii.-G czv�s�.caasi`, a.ca.v►. ...........�.�...�... — --�'
lots: will be provided,;
g., The design of the tentative tract. will not conflict
with: any easement acquired by the public at. large,
now of record, for access- through or use. of the prop-
erty within the proposed subdiv sIon
h. The effect of subdivision approval. on the. housing
needs of the San Diego region: has been considered and
balanced against the public service needs of Poway
residents, and: available fiscal. and. environmental
resources.x '
i. , The.. design. of the subdivision has provided, to the -
extent feasible, for future passive or, natural
heating or cooling opportunities in the subdivision;
and
j .. That this project. will not. create: adverse impacts on
the. environment: in that the mitigatson.meanures pro-
poses in the Environmental impact Report prepared for
this project and certified on; February 4, 1:9.86 were
sufficient to reduce the. proposed impacts to insigni-
ficance..
Section 2'
Tentative Tract Map No. 56-01, a: copy of which is on, file in
the:
Planning.gervices: office, is hereby approved. subject to all
the
following conditions':::
l.;
Within 30 days of approval,, the applicant shall submit in>
writing that all conditions of approval have been read. and
understood..
2.`
Midland Road shall be dedicated to- a width of 60- feet and
be fully -improved to urban. street standards. with 46 feet
of paving, concrete curbs and gutters, and concrete
sidewalks on both sides.
3..
Midland Roadextension from the project's south boundary
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to Twin Peaks Road,shall be improved to 2.8 feet. with
asphalt, paving and berms.
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Resolution No. P-
Page 3'
4..
Prior to the issuance of building permits for Unit 2:
Midland, Road shall be constructed between. Del Poniente
Road. and Twa. n Peaks Road-.
5.
Del Poniente, Road shall. be dedicated to a width of 65 feet
and improvements completed to urban street standards with
40 feet, of paving, , concrete curb and gutter t and concrete
sidewalk on the. soutth. side to Espola Road
6.
Internal public streets -shall be dedr`cated to a width of
54 feet and be fully improved to urban street standards:
with 36 feet, of paving and concrete curbs and, gutters.
7.
The ends of existing Hat Creek Road, Derringer. Road, Old
Station Road,, and. Fiddletown Road shall be completed with
4.0 foot radius cul-de-sacs or knuckles with concrete curb
and gutter and full structural. section.,
8.
A temporary turnaround shall be constructed to the -satin
faction of the Directors of Safety and Public. Services at
the southerly terminus of Midland Road.. Any streets par-
tially constructed due to phasing shall be provided. with
temporary turnarounds-..
4 ..
Road with the exception of the: northerly 15. feet of Lot. and.
85, the southerly 15 feet of Lot 84., and the; southerly, 20:
feet of Lot 75., Abutter'srights of access shall be. waived
along Del Poniente Road, Hat Creek: Road, Derringer Road.,
Old Station Roads. and, existing Riddletown Road. A11 ocher
driveways shall; be consolidated as; shown on the tentative
_
map and reciprocal access: and maintenance agreements
recorded`.:
10.
The developer shall reimburse: the City for all costs.,
^
including reasonable. interests associated with extending
=°
the sewer south of Manhole No_ 18 to the connection with
Tierra Bonita Road as shown on plans. for TTNf 3551 prior to
approval of 'a final map: for Unit. 1.
11.
The developer shall reimburse the City, for pro rata costs,
including reasonable interest associated. with constructing
the Midland Road.sewer through Unit 3 prior to a.final map
f o.r Unit 3
12.
The developer shall grana su.ffi.cieni right-of-way for the
construction and maintenance of the Midland Road sewer
within 30 days of approval of the final map..
Resolution No. P-
Page 4
13.
Sewer mains in Unit. 3. shall be: redesigned to utilize the
'
Midland Road sewer that will extend south to Twin. Peaks:
Road allowing the elimination of the pump station on, Dei
Poniente; Road and minimizing the impacts; on the Tierra
Bonita Road sewer, lines. :
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1.4:.
The developer shall dedicate a 20 foot wide serer easement
from -the existing pump station north of Lot 83 southerly
r,
through Lot U and continuing southeast to Midland Road.
15.
-.All grading activities,with the exception of that
necessary for streets and driveways, shall be. confined
within the building setback lines unless specifically
allowed by the Directors of Planning and Public Services.
16
Prior to f inal map approval, the. developer's: engineer
shall prepare: and submit a detailed hydrologic and
hydraulic: report on the project and the proposed storm:
drains., Necessary drainage easements: shall be dedicated
on the. final map. §
17'.;
Certain -landscaped areas, not on private property shall be
PI aced in a landscape maintenance,district at the dscre- �I
tion of the, Director of Public Services. This would 1
k'
include specialentrance improvements: along Del Ponientef'
Road..
1&..
A six footwide paved, pedestrian access point shall be-
econstructed
constructedwithin the: 40 foot emergency vehicle access
x
easement: located at the, intersection of Eiddletown aril
Tierra Bonita Road and, the, end of the cul-de-sac: of
Street B..
15.,
trail improved to regional trail
An equestran/�pedestrian p g
standards shall be dedicated and constructed along the
east. side of Lots 3 and; 4:. A community trail shall be
constructed along the south side of Del Ponente Roads r
south and in conjunction with the sewer easement that
starts, between Lots 19 and 20 and along the east side of
Midland Road.
20
A grading and building construction time schedule for each
of the three units shall be provided to the Planning and:
Engineering Services: Departments priori to the issuance of
a grading: permit..
21
The open space easement along the easterly creek shall be
dedicated to the City and placed in a Landscape
Maintenance Dis:tr, ict .; Both sides of the open space ease -
meet: shall be fenced with the location and design to be
subject to the: satisfaction of the Director, of Planning
Ser, vices,.
SAAR P
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Resolution No. P
Page 5
Section 3
The following mitigation measures shall be implemented to
reduce the significant adverse environmental effects of the
project to a level, of insignificance, as identified in the
project' s EIR.
A.., Archaeological Resources _ The following mitigative and/or
test programs; for each of the following archaeological
sitesis required prior, to the issuance of a grading per-
mit and recordation of the final tract. map.
1. SDM-W 2396 Due to the absence of soils around this
site, these: is: no chance of the presence of subsur-
face deposits Thereforer the features shall be
mapped, measured, and photographed. This recording
process will adequately mitigate potential impacts to
the: site:.
2. SDM-W-2395,: Locations 2, 4. 5., 6 and 8; These
features shall. be mapped, measured., and photo
graphed. In addition, auger samples shall, be taken
from around the boulders to make:: certain that no
buried midden is present. Assuming that no deposit p
is found, impacts to -these locations will be miti-
gated by the recording process. Should subsurface`
deposits: be found, further mitigation, will be
recommended. at that time..
3. Locations: 1. and 3: These: features shall be recorded
in the same manneras previously recommended for
other locat.ions`. In addition, a single hand excava-
tion unit shall be placed is the possible midden
so.il.. Barring the appearance of the: unexpectedly
rich deposit, these measures should adequately mit,-
gate impacts to the artifacts.
4. Location 7: The milling features of this camp shall
also be recorded and its midden thoroughly tested.
Testing shall. consists of four one -meter square hand
excavation units dug at this site and placed to
ensure that all. areas. of the midden are tested. In
addition., surface cultural material shall be mapped
and collected..: The project sponsor/developer shall
maintain a 50 foot minimum setback from this location
to any property or lot lines. The site shall also be
preserved in its natural state.
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Resolution No. P-
Page 6
S. SDM-W-214 Because this tie may represent the oldest
prehistoric use of the area, surface: finds shall be
transit -located and. mapped. in addition, the site-
shall
iteshall be tested, for a significant deposit by hand
excavation of three, one -meter square units and a.
series of backhoe trenches shall be placed around the
site in order to. ensure that no buried deposit, exists
outside the perimeter of the surface scatter.
Additional mitigation may be required, basted on sub-
sequent testing
6. The series of tests and other recordation procedures
identified above shall be undertaken. by a qualified
archaeologist: The archaeologistretained ile-
meetmwith {
ment the testing/recordation program an
representatives, of the San Diego County
Archaeological. Society,_ Inc., prior to undertaking
the subject program for the purpose of establishing
the testing methodology and basis upon which further
Mitigation will be necessary.. Upon completion of the
program., test. results and mitigation recommendations,,
if determined necessary, shall be made available to
the Society,- for review and comment to ensure: that
mitigation measure are s.astisfactory. However, this
; review and comment. process should not. unnecessarily
delay approval of the final tract map-.;
Biological Resources - The following measures shall be
implemented to reduce significant impacts, to-, biological
resources
1 The developer shall be required to fence the Midland
Road side of the open space easement over the
westerly portion. of the project site. The. area shall
also be posted, and fenced,; prior to the commencement
of the construction period for unit. 3.
2. In regard to the designated open space easements, the
developer shall also be required to;;
a. Improve the: habitat quality,: if necessary, by
revegetating disturbed areas with plant species
i
indigenous: to the coastal sage scrub�on-site.
b. Prohibit activities that will degrade habitat
quality {e.ga, dumping, brushing of native vege:-
tation, etc.).
CLI. Prohibit uses: disruptive to: wildlife, including
those which create loud noise, excessive
lighting, etc. (e.g.., off-road vehic°les)
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Resolution No. P-
Page 7
d. Ensure. that landscaping in the v%ci:nity of the
open space areas includes non-invasive exotic or
native plant species so as not. to create adverse
competition to the native vegetation, and there-
fore:, enhance conditions for native wildlife.
e. Require future homeowners with lots, fronting an
in their
open space area to maintain. said areas
. natural. state.
3. Pursuant to State Law, alterationof or encroachment
into either of the on. -site stream courses (westerly
and central riparian corridor) require a.Sectioand1.603
permit from the California Department of Fish
Game. A permit. from the U.S. Army Corps of
Engineers could also be required..
C. Other- mitigation measures to -offset impacts to the biol:o.-
gi.cal, resources which were not considered significant
shall include the followings.
1. Reduce all habitat losses to, the maximum extent
possible by minimizing grading on each individual
lot .
2. Grade in phases in order to forestall mpacas to
wildlife as long as. possible.
3. F All cut. and fill slopes thatresult from earthmoving
- operations; shall be immediately revegeta ted
native plant species.
4. The large or indigenous granite rock outcroppiags
in the riparian habi-
throughout the site, especially
tats, shall remain undisturbed.
Section 4
Tentative Tract Map No. 86-01t a copy, of which is on file in the
is hereby approved subject to the
Planning Services office,
attached Standard Conditions.
APPROVED and ADOPTED by the City Council of the City of Poway,
State of. California, this 25th day of March, 1986.
Curl R. Kruse, Mayor
ATTEST-.
Marjorie K., Wahlsten F City Clerk
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M
pF POW STANDARD CONDITIONS OF AvPROVAL
Subject: —o
pplicant:0 L
Applicant:-
-
0Location: �►�C'
Those items checked are conditions of approval.
CITY OF POW"' I. APPLICANT SH ALL CONTACT'THE DEPARTMENT OF PLANNING AND BUILDING
SERVICES: REGARDING,COMPLIANCE:WITH:THE: FOLLOWING CONDITIONS:
A. SITE: DEVELOPMENT
l.. Site shad be developed in accordance with the approved site
Services Department and the
plans on filei'n the Planning
conditions contained herein.
2'. Revised site plans and building elevations incorporating all
be to the Planning
conditions of approval shall submitted.
Services Department prior to issuance: of building permits.
Approval of this request,shall not waive compliance with all
3•. '
Code and, all other
sections of the Zoning Development.
applicable City Ordinances in effect at the time of building;
Permit issuance.
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
3n e requited front yard.
th
storage of recreational vehicles
setback..
S. Mail boxes:. an lots 10:.000 square feet. or less in size and in
sidewalks are required, shall be -installed and
areas where
located by the 'developer subject to approval by the Planning
Services Department..
P-~
6. The developer shall.. integrate an approPria a variety of
Cl: materialsand colors .into the design of the
approvedroof
residential development in a manner which is both compatible
,the: residential units.
and complementary among°each of
; ltifamily developments shall be enclosed
Trash receptaclemu`
v ew-cbstructing: gates
by a 6 foot high masonry wall with.
pursuant to City standards. Location. shall be subject to
approval by the Planning Services: Department.-
8. All roof appurtenances-, including air conditioners.,; shall be,
integrated, shielded fr.omview and sound
architecturally
buffered.from,adjacent properties- and` streets as? required by
the Planning Services.Department.
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QL 9.. Prior to any use of the: project: site or business activity
of approval contained
being commenced thereon, all conditions
herein shall be completed: to the -satisfaction of the Director
of Planning: Services.
IO. The applicant shal1. comply with the: latest adopted Uniform
Code, Uniform Plumbing Code,
Building Codes Unform,Mechanical
National. Electric Code-, Uniform Fire Code.,: and all: other
in. at the time of
applicable codes. and ordinances: effect
building permit issuance.
1. Prior to the issuance of building permits: for combustible:
for of
Safety
construction, evidence shall be! subbmitted to, les Dtheire
Services that water supply
additional fire: protection is
protection. is available.. Where
required: by the Director, of Safety Services, it. shall be
serviceable-- prior to the time of construction.
IZ. For a, new residential dwelling unit(s)t the applicant shall
fees at the established rate. Such fees may
pay a, development.
include, but not be limited to: Permit and Plan Checking
with: City -adopted policy
Fees, School Fees: tin accordance
and/or ordinance) -,.water and Sewer Service Fee .. These fees
shall be paid:
a.. Prior to final map approval.
b:.. Prior to building permit: issuance. 4t�MR 25 :986 1_ •�t3,
yy _ r®•fix
3
13.
For at new commercial or industrial development, or addition to
an existing development, the applicant.shall pay development
Such.fees may include,•but not .
fees at the established rate.
be limited tae Permit and. Plan: CheckingFees,. Water and. Sewer
Y
Service Fees. These fees shall be paid::
a. Prion 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.
15.
Street names shall be approved. by the Planning Services
•
Department prior to the recordaaiow of the final maps and
street addresses shall be provided prior to the issuance of
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 road; color of identification and/or
addresses shall contrast. with their background. color.
B. PARKING AND VERICULAiRACCESS
[� -1.
All parking lot landscaping. shall. consist of a minimum of one
rJ
fifteen t154;gallon.size tree for every three t31 parking.
spaces=.. For pasting lot. islands, a minimum 12, inch wide walk:
;I
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 eighteeittlaY feet from: the finished grade
of the parking: surface and be directedaway, from all property
lines, adjacent streets and resiidences,.
3.
Alla 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'S`afety ServicesT Department
requirements.:,
4.
All parking spaces shall be: double striped.
C. LANDSCAPING
Z.
A detailed landscape: and irrigation plan shall be submitted, tan
andd approved by ,the Public Services.Department and: Planning
Services Department prior to the issuance of building permits.
2.
A Masten Flan of the existing. on-site trees shal-L 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.
Exist.i.ng on-site trees shall beiretained wherever possible and
shall be trimmed and/or topped. Oead,. 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.
5.
A minimum: of 50 trees: per gross acre, comprised of the
following sizes, shall be provided within the development;; 208
2.4" box or larger, 701 - 15 gallon, and: 101. - 5 gallon to the
satisfaction: of the Director. of Planning.: Services: and: in
i
accordance: with; the approved landscape plan in all multifamilyg
02(6.
and'. PRD pro-jects:.
All landscaped, shall be; in a healthy and
areas maintained
thriving condition, free from: weeds, trash, and debris:.;
D. SIGNS
1. Any signs proposed for this development shall be designed and
approved in conformance. with the Sign Ordinance.
2..-
A Comprehensive'Sign Program for this development shall be
'Department
submitted to the. Planning. Services for their review
prior to issuance: of building permits.. Approval shall be by
the City Council.
RECREATION
1.
E
Ow lots. having aprivate, or public equestrian/pedestrian
is
trail on-or adjacent to their property, the developer a
required to have: contained within the. C.C.&R.`s the following
statement:
Ia purchasing the home, I have read the C.C.:&R.''s and. understand i
that-said lot is subject. to am easement for the purpose of u
allowing.equestrian/pedestrian traffic.
2.-
The-developer shall improve the equestrian/pedestrian trail
system: in accordance with- the adopted sign standards: and to
-
the satisfaction.. of the: Directors of Public and Planning r
Services::' t
a.. Prior to: `final map approval., t
b. Prior to building permit issuance.
`3.
An open space: easement shall be granted to thea City over,
upon, across and: under the. area defined on the final maps as,
an equestrian trail: and: no� building, structures of 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. x
`
J:d4.
Dedicate the. Master planned equestrian/pedestrian trails to.
Directors: of the Departments: of
the satisfaction of the.
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.
F. EXISTING STRUCTURES'
1.
Provide compliance with the Uniform Building: Code for
property line clearances considering user area and;
fire-resistiveness of existing: buildings.
E:
2.
g
Existing building.{sl;. shall be made to comply with current.
building; and zon"fng, regulations for the intendeduse 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. AODTTIONAL; APPROVALS` REQUIRED
1..
Development Review or Minor Development Review shall be
accomplished, prior to the issuance of a: building permit.
P
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 _ t
month-WO aa- the end of which. time the City Council may add of
delete conditions., or revoke the Conditional Use Permit.
4.
The developer shall display a current ?ening and: Land: Use Map, t
in. the: sales: office at all times, and/or suitable alternative
to the: satisfaction of the Director of Planning: Services,.
TF-p
r�
11AR 3 i
k"
5. When. public or private equestrian/pedestrian trails are
zeq.uired'.as>a part of the subdivision, the developer shall
display a map in the sales office+ of said subdivision,
indicating. the trails.•`
S. All sales maps that are distributed or made available to the
z public shall include but not be limited tol trolls, future and:
existing schools, parks,: and streets..
M. 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.:
8E 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:..
M' T. At the completion of construction, and: prior to occupancy,
interior and exterior CNEL shall be determined by field
testing at developer's expense. Tests" to, be.conducted by a
4 recognLzed acoustical expert. No occupancy permits shall be
granted: until. Condition G-7is met to the satisfaction of the
Building Code (latest ad opted edition) 'Sound: Transmission
Control,'."-
ontrol..'1=10.
1=71U.The applicant shall provide' verification of State Hoard
of Equalization notification and that appropriate reviews
and/or approvals have been arcompished to the satisfac-
tion of the Director of Administrative; Services..
' - Ir. APPLICANT' SHALT, CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING
COMPLIANCE" WITH:THE=FOLLOWING CONDITIONS:
ff. . GRADING'
I. 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: contain by
grading plan shall a-certificate signed a
registered civil engineer, that the grading pian has preserved
a minimum-.of 10% square feet of solar access for each... dwelling
unit and for each future building site within the subdivision:.
T. A soils report shall. be prepared: by a qualified engineer
licensed by the, State of California tol perform such: work:
a.: Prior, to final maP PP . a roval..
b. Prior, to building; permit issuance:..
4. A geological report shall, be- prepared by a. qualified. engineer
or geologist and submitted at the time of application for
grading plan check.
5. The final grading, plan shall. be subject to review. and=approval
by the Planning- Services and Public Services, Department. and
shall. be completed prior to recordation of the final
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 rock.
blasting. Seismic recordings shall be taken for all blasting
-and blasting shall occur only at, locations and levels. approved:
by the City Engineer,
X. STREETS AND,SIDEWALKS
L. All, Circulation Element roads ° shall. be dedicated and improved:
to Circulation-Element- road standards and to, the specifica:tions
of the Director of Public Services..
MAR .. 1985 i i
Z. The developer shall pay a: pro -rata share. for t..e installation
or modification: of the traffic signals at
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 Y of Poway and labeled on the. Final map to
the: satisfaction of the Director of Public Services or by
separate document.
4. All interior and exterior public streets shall be constructed
to public street standards.:
S. Sidewalks t;4.S / at feet in. width shall be required' on
fboth/onet sidetal 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.:
T. Street striping and signing shall be installed to the:
satisfaction: of the Director of Public Services:.
8. All. street structural sections shall be submitted toe and
approved by the Director of Public: Services,.
4. Street improvement plans prepared: on standard' size sheets by a
Regtstered� Civil Engineer shall be submLtted for, approval, by
the Director of Public Services. Plan check and inspection
expenses shall be paid; by the developer.
Odm. All. exterior street improvements shall be constructed: prior to:
Issuance of building; permitstto the satisfaction of the
Director of Public Services.
Ile ll. Street improvements that include.: but are not. limited toe
a. Sidewalks �_e• Cross gutter
b. Driveways- E. Alley gutter
e. Wheel chair rampsX001, g'• street paving.
d. Curb and gutter h." Alley, paving:
shall. be constructed prior to the. occupancy of the units to the
satisfaction of the Director of Public Services.
13:. All. damaged off-site public works, faciliti
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.
J.
AArainage system capable of handling and disposing of all
surface water originating within the subdivision:, and! all
surface waters 'that may flow onto the; subdivision:- froar
adjacent lands, shall be required. Said drainage, system shall
include any easements and structures as required; by the:
Dtrector`of: Public Services to properly handle the drainage:,:
4.
Portland cement concretecr.oss'gutter9. shall be installed
where water crosses the roadways.
S.
The Master Plan of Drainage Fee: shall be paid at the
established.rate in'accordance with the Drainage Ordinance:
-=-i a. Prior to final ma approval..
P' t
b. Prior to building permit issuance:.
fi.
Concentrated' flows across, driveways, and/or sidewalks shall not
be permitted.
R.• UTILITIES
1.
All proposed utilities withri the., project shall be installed
underground including existing utilities along: Circulation
Element roads and/or highways less. than 34..5: KVV.
2.
Utility easements shall be-provided to the:specifcation of
;
-
the serving utility companies and the Director of Public
Services.
3.
The de shall responsible for the relocation and
j.
under rounder
g g existing public utilities, as required..
FI
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-.
s
5.
Prior to acceptance of property for sewer service,: annexation
to the sewer improvement area shall occur.
6,.
The applicant shall pay, fora water'sys"tem 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:,!
a. Prior to final magapproval.
7.
b. Prior to.building: permit issuance.
The
applicant shall,, within, 30 days after receiving approval
of the tentative tract map, tentative parcel map,: use permit,
ok development review, applyr for a Letter of Availability
(LOAI to reserve sewerage availability and post with. the City,
}
a nonrefundable: reservation fee, equal to 201 of the
appropriate sewerage connection.f'ee in effect at the time the:
LOA Ls issued.
8:.
Developer
shall construct a light systemconforming to_ City of
Poway standards at no: cost. to the public, subject to the
following::
s
a. Cut-off luminaries shall. be installedwhich= will provide:
true. 40 degree cutoff and prevent projection of light
r
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 sodun:vapor
light. source.
as 2 i�t{.tC•j i _ter:
Ce Advance energy charges and District engineering charges
shall: be paid, by the developer.
'
d. Annexation, to the lighting district shall, be accomplished
and, evidence ofd annexationand payment of lightingfees
shall be presented tol the City prior to final map.
`
approval or building permit issuance., whichever occurs+
first.
4.
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' AICD APPROVALS
1.
Permits from other agencies will be required as follows`::
a. Caltrans
b.San DieqoI 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 compliancewith conditions
herein, to the satisfaction of the City Attorney and Director
of Planning Services, and shall be filed with the Secretary of
Stater the County Recorderr 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 formations
shall be borne by the developer.
4.*
Final peoweir awt 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 spaceeasement 4 av As -S=- �0 ,::A'T� 4r -M. ,
...,.� _,.� �------- ., Said open space
easement shall be approved IT to form, by the City Attorney
and shall limit the use of said. open spacer to recreational
purposes, Lncludinq buildings., structures and improvements.
,s
6.1
Should this subdivison be further divided, each final
map shall be submitted: for approval by the Director of
Public Services -
T.
All provisions ofthe Subd'ivison ordinance of the Poway
Municipal Code shall be met as they relate to the
division of land`s
R.
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 tol final map approval.
101,10'..
Prior to final map approval, all dedications. shall -be
made and easements granted as required above.
'expire
`
.
l I.
The: tentative. map: approval. shall on Z5' 145
unless: an application, for time extension; is received W.q0
days prior' to expiration inaccordance with the City's
Subdivision. Ordinance.
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ITEM ��(.
TITLE siT
ATTACHMENT
�1Ak r 98 IT -A ��
✓ • irv-o..es-
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CITY OF POWAY •
ITEM : et, -z,1
TITLE.s... ,4ot�, � wo.44
t4cst4E. ATTACHMENT
SCALE
p
SLOPE
CALCULATIONS
FOR
EACH LOT'
+ -
-
-
(07)
LOT
NET AREA.
HET`AREA
CONTOUR'
AVERAGE
HO
S0. M
ACRES,
LEHGM
SLOPE Z
47353:
i.
1380
14.6
43
43560'
1.0`
600
6.9
0!
02•
43560
!.0
S00'
09.2:
44
43560
1.0
1095:
12.6
03'
43560
1.0
77S
08.9'
45
43560;
1.0
1143
13.1
04
43560
1.0'
92S
104
46
43560`
1.0'
1108'
12.7
py
43560
1.0
1110
l2.7-
47
-43560
1.0`
1144
13.2
+Ob
43560'
1.0
1040'
11.4'
48
43560
_ 1.0`777
11.2
47
43560
1.0
1300'
14.4
49
43560
1.0
903
10,4
t
OE
58446
!.3
!?02:
14.5
50'
43560
1.0
1065.
12:2
44
43560
1.0'
855
09.8
51
47916-
1.1 !
784'
08..^.
10
43560
1.0-
870
10.0
52
47916
1.1
1064'
ll.i
11
43560'
1.0
1170
13.4:
53
4356OF
1.0
1114`
12.6.
12
43560
1.0.
1100
12.6
54
47916.
1.1
1440
Y4.4
F _
13
43560'
1.0
825,
09`.5
55:
43560
1.0
1270'
14..6
,
14'
43560`:
1.0
1007
11.5
5b
43540
.47916
1.0
1057
12.1
I
r
15
43560':
i.0
1060
12;26;
57
1.1_
1015,
10.6
ib
43560
!.0`
960t
!!.0
SOL
43560
f.0
1104•
lZ7-
z_
!7=
43540'
1.0:
1090`.
12.5;
59
43560
1.0'
431
10,7
!8
43560
1.0
860
04.9
60
43560'
1.0'
LOBS
12.5
14"
43560
1.0
1045
12.0:
61
50130'
1.1.
1349
135
210'
44350
!.1
1475.
14.9'
62
44990
1.0
131$
14.6
'
21,
43560;
1.0
765.
08.81
63
47416
1.11
100@'
E6.7-
22'
43540
1.0
loesi
12.5
64
47916
1.1
1105
12.1
t
23:
43560'
1.0�
1'11.0
14.0
6S
53200
1. '
1560
14.7
24
552%5
1.1
1245
11.3'
66.
51433:
1.2
1480'
14'.4
2S'.
43540•
i.0
439'
10.8
67'43560
1.0:
772
08.4
6
47416•
l.1,
1425:
14.8.
68
43560
1.0
2138
13.1
27
43560
1.0'
a32`
,
10.7
69
44540,
1.0 '
942
10.6
1.0
1018
11.7
'70-
45600
1..0
134S
14.7
1a
2g
43560`
43560
1.0:
776
00.9
71
43560
1.0
635
07.3
i
30
43560
1.0
1027
il$
72
43560
1.0
695.
08:0
31-
43560
1.0
1065,
12.3
73'
X371.,0
2.0
3300
32,
43560'
1,0'
744
48.5
74
87120
1.0
3500'
75..
47416
1.1
1169
12:1A
43560
1.0'
1,041
11.9'
76
87120'
2.0
4164
23.9
34
52,^.72'
L.
1475;
14,1
77,
87120'
2.0
3995
.2« 4
35
47414
!.1
1354;
14.1
36
87120
2.0
3264
28.7
78:
47916
1.1
1210
37
43560.
1.0
12W
14.4
79'
44765
1.0:
1327
14.7
38
43560
1.0
1110
1«.7
80
95832
s.2"
4554
'MS
81
48300:
1.1
1410
14.6,
39`
435E0
S.0'
1220
40
43560
1.0�
1050
1:,1
82
54825:
1.3
1600
14.6.
F
J
83
784080•
18.0
s 38212
24.4
41
43560`
1.0
1000
11.5
s
Sumi
4759368
109.3
141258
14.8
42`
M60
1.0
5200
13. $'
IT
i f z
ATTACHMENTT 15
J
v J