Item 7 - CUP 85-04R DR 85-08R Chambers Dev. Corp � AGENDA REPORT ' ��
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CITY OF POWAY
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T0: Honorable Mayor and Members of e City Council
FROM: James L. Bowersox, City Mana�
INITIATED BY: Reba W. Touw, Director of Planning Services �
DATE: November 25 , 1986
SUBJECT: Conditional Use Permit SS-04R and Development Review
85-08R, Chambers Development Corporation, Applicant:
A request for approval of a revision to CUP 85-04 and
DR 85-08 . The proposed revision modifies the
approved site plan. CUP 85-04 and DR 85-08 approved
a 130-unit residential senior housing project in the
RS-4 (Residential Single Family 4) zone. The project
is located approximately 1 ,000 feet northwest of the
intersection of Poway and Pomerado Roads .
APN: 316-120-30 , 317-521-01 and O5 , 317-153-16
ABSTRACT
PROJECT PLANNER: Sharon Crockett, Assistant Planner
PARCEL SIZE: 30 .29 Gross Acres
GENERAL PLAN DESIGNATION: Residential Single Family 4
ZONING: Residential Single Family 4
SURROUNDZNG DESIGNATIONS: (See Attachment 3 )
RELATED CASES: None
CORRESPONDENCE RECEIVED: None
ENVIRONMENTAL RECOMMENDATION: The Negative Declaration issued on
December 3 , 1985 satisfies the
requirements of CEQA.
STAFF RECOMMENDATION: Approve subject to conditions
ACTION:
NOV 25 t986 ITEM 7
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Agenda Report
November 25 , 1986
Page 2
BACRGROUND
A. Pro�ect DescriAtion
The applicant requests approval of a revision to Conditional
Use Permit 85-04 and Development Review 85-OB ( see Attachment 10 ) .
These permits approved a 130-unit residential senior housing
project in the RS-4 (Residential Single Family 4) zone. The
project will be located approximately 1,000 feet northwest of
the intersection of Poway and Pomerado Roads . The proposed
revision to the approved site plan, reduces the number of units
to 130 , modifies the building foot print (see Attachments 5
and 6 ) , reduces the amount of grading, and preserves the
existing eucalyptus trees adjacent to the site' s easterly pro-
perty line.
History
On October 16 , 1985 , the Council adopted performance standards
for residential senior housing projects in the RS-7 (Residential
Single-Family 7 > , RS-4 (Residential Single Family 4) , RA
(Residential Apartment) , and RC (Residential Condominium) zones.
On April 23 , 1985 , Council amended the Zoning Development Code
and prohibited residential senior housing projects in the RS-4 �
and RS-7 zone. The project was received prior to enactment of
the amendment.
The Council considered 660 senior units as the maximum number
of units required to serve current and future senior housing
demand within Poway. With approval of Conditional Use Permit
85-04 , 334 senior units have been approved within Poway.
Site Plan and Architectural Review
The project meets the location criteria guidelines of the
senior housing standards. The site is within one mile of a
major food market, a shopping center, general commercial busi-
nesses and professional offices ( see Attachment 4) .
The architectural style is Mission Revival with corresponding
architectural elements of red clay roof tiles , off-white
stucco, and dark brown stained heavy timbered entry and wood
fascia boards (see Attachment 7 ) . The plan proposes one
building consisting of 130 units . The two-story building is
designed with four corridors connected to a central hall.
Within each corridor are studio, and one-and two-bedroom units
that range in size from 325 to 900 square feet ( see Attachments
8 , 8A, and 8B) . Each unit will be provided with an exterior
NOV 25 1986 irEM 7
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Agenda Report
November 25, 1986
Paye 3
private open area equal to ten percent of the floor area. ( See
(Attachments 9, 9A, and 9B) . The two-bedroom units have laundry
facilities within the apartment unit. The studio and one-
bedroom units will have laundry facilities located on each
corridor of the primary building. The indoor facilities
include a common dining room, activity room, beauty shop,
library, lounge, and a private dining room. The outdoor
recreational facilities include pools, a shuffle board court,
gazebos , and patio areas ( see Attachment 6 ) . The residential
senior citizen standards require 1 . 2 parking spaces per unit.
The project proposes 130 units and 156 on-site parking spaces
with 106 of the spaces covered, as required by Resolution No.
P-85-72 . In addition, handicapped parking will be provided at
the ratio prescribed by Title 24 .
Surrounding zoning and land use designations are as follows:
the properties to the west are zoned RS-7 (Residential Single
Family 7) and are developed with single family units; the pro-
perties to the south are zoned CG (Commercial General) and are
developed as Pomerado Plaza and Poway Shopping Plaza; the pro-
perties to the east are zoned RS-3 and CO (Commercial Office)
and are developed with single family residences and vacant
land; and the properties to the north are zoned RR-A and RR-C
(RUral Residential A and C) , some of which are developed with
single family residential units .
B. Development Facilities
Access to the project will be taken from the intersection of
Poway and Oak Knoll Roads via a dedicated 40 foot paved road
within a 60 foot right-of-way through the commercially 2oned
property. At the demarcation line of the CG and RS-4 zone, the
access road will be reduced to a private road with a 28 foot
paved width within a 52 foot right-of-�ay. The internal cir-
culation of the project is based on a circular road around the
developed part of the site. A merger of the four parcels and
dedication of an open space easement is required. The appli-
cant has been advised to design all proposed slopes at less
than 30 feet in height in compliance with Ordinance No. 77 .
The applicant is required to pay a pro rata share for tae
installation of a traffic signal on Poway Road and a bus
shelter on Poway Road. Additional requirements pertaining to a
pedestrian/equestrian trail, a proposed pedestrian access to
Poway Shopping Center, fire hydrants and sprinklered buildings,
and required on-site and off-site drainage improvements have
NOV 25 1986 ITEM 7
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Agenda Report
November 25 , 1986
Page 4
been incorporated in the resolution of approval (P-85-72 ) .
Staff has determined that there are sufficient off-site water
and sewer facilities to serve the proposed use .
The grading concept for the site consists of cut slopes of 29
feet and fill slopes of 20 feet. The applicant has determined
that approximately 12 ,000 cubic yards of cut and fill will be
balanced in grading of the site. Criblock retaining walls
about 15 feet in height are proposed for a maximum distance of
140 feet along the southerly and northerly developed areas of
the site ( see Attachment 2 ) . The soil spaces between the
criblock walls will be landscaped to reduce the visual impact
of the wall .
The Departments of Public, Planning, Safety, and Community
Services have reviewed the proposed revision to the site plan
and are recommending the same conditions as contained in the
previously adopted Resolution No. P-85-72.
C. Environmental Review
The 30 gross acre site has a relativity level (less than 10
percent grade) area to the northeast. The remainder of the �
site is steeply sloped with some rock outcroppings. A natural �
drainage course with mature eucalyptus trees is located adja-
cent to the easterly property line . Borrow pits were found on
the northwest section of the site. Site vegetation consists of
southern coastal sage in a natural condition that supports a
small bird and mammal population. Rare or endangered plants or
animals were not found on the site. The area proposed for
development does not have identifiable cultural, historical, or
scenic value.
On December 3 , 1985 , the Council issued a Negative Declaration
for CUP 85-04 and DR 85-08 . Mitigation measures were included
within the conditions of approval . These conditions required
the payment of fees , the dedication of an open space easement,
the extension of Oak Knoll Road, and contributions toward the
traffic signal at Poway and Oak Knoll Roads .
The revised site plan reduces the number of units to 130 ,
reduces the amount of grading and preserves the existing euca-
lyptus trees near the drainage course adjacent to the easterly
property line. The revised site plan has less of an impact upon
the environment than the approved site plan. Therefore, the
previously issued Negative Declaration satisfies the require-
ments of CEQA.
NOVZ51986 ITEM 7
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Agenda Report
— November 25, 1986
Page 5
D. Correspondence
Notice of Public Hearing was sent to property owners within 500
feet of the property and published in the Poway News Chieftain.
FINDINGS
The proposed revision to the approved site plan is in accordance
with the City' s General Plan and Zoning Development Code. The pro-
ject meets the location criteria standards of the residential
senior citizen standards. The project is compatible with
surrounding residential and commercial uses and encourages the
orderly and harmonious appearance of structures within the City.
No adverse impacts of aesthetic , safety, or architectural nature
upon adjoining properties will occur because the buildings ,
materials , colors , and style are compatible with adjacent develop-
ments . The project will provide specialized housing units to
assist senior citizens with their housing needs .
RECOMMENDATION
It is recommended that the City Council approve Conditional Use
Permit SS-04R and Development Review 85-08R subject to conditions
contained in the attached resolution.
JLB:RWT:SEC:pcm
Attachments:
1 . Proposed Resolution
2 . Resolution No. P-85-72
3 . Surrounding General Plan and Zoning
4. Location Criteria Map
5 . Approved Site Plan of 130-unit Building
6 . Revised Site Plan
7 . Approved Elevations
8 . Proposed Floor Plan ( 8 through 8B)
9 . Approved Unit Layout (9 through 9B)
10 . Letter from Applicant requesting revision to approved site
plan
Nov z s ts86 I T E M 7
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RESOLUTION NO. P-
A RESOLUTION OF THE CITY COUNCIL
OF THE CI'PY OF POWAY, CALIFORNIA
APPROVING CONDITIONAL USE PERMIT d5-04R
AND DEVELOPMENT REVIEW 85-USR
ASSESSOR' S PARCEL NUMBER 316-120-30 ,
317-521-01 AND O5, 317-153-16
WHEREAS, Conditional Use Permit 85-04R, and Development Review
85-08R, submitted by Chambers Development Corporation, applicant,
requests approval of a revision to the site plan for a 130 residen-
tial senior housing units . The project is located approximately
1, 000 feet northwest of the intersection of Poway and Pomerado
Roads in the RS-4 (Residential Single Family 4) zone; and
WHEREAS, on November 25, 1986, the City Council held a duly
advertised public hearing to solicit comments from the public, both
pro and con, relative to this application.
NOW, THEREFORE, the City Council does hereby resolve as
follows:
Section 1 : Findings:
Conditional Use Permit
1 . That the location, size, design, and operating charac-
teristics of the proposed use will be compatible with and
will not adversely affect or be materially detrimental to
adjacent uses, residents, buildings, structures , or
natural resources;
2 . That the harmony in scale, bulk, coverage, and density is
consistent with adjacent uses;
3 . That there are available public facilities, services, and
utilities;
4. That there will not be a harmful effect upon desirable
neighborhood characteristics;
5 . That the generation of traffic will not adversely impact
the surrounding streets and/or the City' s Circulation
Element;
6. That the site is suitable for the type and intensity of
use or development which is proposed;
7, That there will not be significant harmful effects upon
• environmental quality and natural resources;
S. That there are no other relevant negative impacts of the
proposed use that cannot be mitigated; and
NOV z 5 1986 � 7'E�yj �
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Resolution No. P-
_ Page 2
9. That the impacts, as described above, and the location o'f
the proposed use will not adversely affect the City of
Poway General Plan for future as well as present develop-
ment.
Development Review
1. That the proposed development is in conformance with the
Poway General Plan;
2. That the proposed development will not have an adverse
aesthetic, health, safety, or architecturally related
impact upon adjoining properties;
3 . That the proposed development is in compliance with the
Zoning Ordinance; and
4. That the proposed development encourages the orderly and
harmonious appearance of structures and property within
the City.
Section 2 : Environmental Findinqs:
The Negative Declaration issued on December 3, 1985 satisfies
the requirement of CEQA.
Section 3 : City Council Decision:
The City Council hereby approves Conditional Use Permit 85-04R
and Development Review 85-08R subject to the following
conditions:
1 . Within 30 days of approval, the applicant shall submit in
writting that all conditions of approval have been read
and understood,
2. All conditions of Resoltuion No. P-85-72 shall apply
except as modified herein.
3 . Condition No. 16, under Section 3 of Resolution No.
P-85-72, shall be modified as follows:
The applicant shall pay their fair share of cost towards
the traffic signal at Poway and Oak Knoll Roads in
accordance with the City Council approved reimbursement
agreement. Traffic mitigation fees shall be calculated at
4,5 trips per dwelling unit.
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Resolution No. P-
Page 3
4. Conditional Use Permit 85-U4R and Development Review
85-OSR shall expire on November 25 , 1987, and no exten-
sions can be granted for these permits .
. APPROVED and ADOPTED by the City Council of the City of Poway,
State of California, this 25th day of November, 1986 .
Br.uce �T. Tarz��, M�••�r
ATTEST:
Marjorie Wahlsten, City Clerk
NOV � 5 tg86 I I t M 7
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RESOLUTION NO. P-85-72
- A RESOLUTZON OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
- APPROVING CONDITIONAL USE PERMZT 85-OS
•. AND DEVELOPMENT REVIEW 85-08
ASSESSOR'S PARCEL NUMBER 316-120-30,
317-521-01 AND O5, 317-153-16
WHEREAS, Conditional Qse Permit 85104, and Development Review
85-08 , submitted by Chambers Development Corporation, applicant,
requests approval- of a 150 residential senior housing project
located approximately 1000 feet northwest of the intersection of
Poway and Pomerado Roads in the RS-4 (Residential Single Family 4)
zone; and
WHEREAS, on December 3 , 1985 , the City Council held a duly
advertised public hearing to solicit comments from the public, both
pro and con, relative to this application.
NOW, THEREFORE, the City Council does hereby resolne as
follows:
Section 1: Findings:
CONDITIONAL USE PERMIT
� ! 1. That the location, size, desiqn, and operatinq charac-
teristics of the proposed use will be compatible with and
will not adversely affect or be materially detrimental to
adjacent uses , residents , buildinqs , structures, or
natural resources;
2. That the harmony in scale, bulk, coverage, and density is
consistent with adjacent uses;
3 . That there are available public facilities , services, and
utilities;
4. That there will not be a harmful effect upon desirable
neighborhood characteristics;
5 . That the qeneration of traffic will not adversely impact
the surrounding streets and/or the City's Circulation
Element;
6 . That the site is suitable for the type and intensity of
use or development which is proposed;
7. That there will not be significant harmful effects upon
;� environmental quality and natural resources;
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Resolution No. P-85-72 ,
Page 2 ,
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8 . That there are no other relevant negative impacts of the
proposed use that cannot. be mitigated; and �
9 . That the impacts , as described above, and the location ,-of
the proposed use will not adversely affect the City of
Poway General Plan for future as well as present develop-
ment. �
DEVELOPMENT REVIEW
1. That the proposed development is in conformance with the
Poway General Plan.
2. That the proposed development will not have an adverse
aesthetic, health, safety, or architecturally related
impact upon adjoing properties.
3 . That the proposed development is in compliance with the
Zoning Ordinance.
4. That the proposed development encourages the orderly and
harmonious appearance of structures and pzoperty within
�=" the Cit
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��:`:� Section 2: Environmental Findinqs:
The City Council finds that this project will not have a siqni-
ficant adverse impact on the environment and hereby issues a
Negative Declaration.
Section 3 : Citv Council Decision:
The City Council hereby approves Conditional Ose Permit 85-04
and Development Review 85-08 subject to the following
conditions:
�1 . Within 30 days of approval , the applicant shall submit in
writinq that all conditions of approval have been read and
understood.
2 . The project shall be designed and developed according to
the residential senior citizen standards and shall include
a maximum of 130 units to be located within a sinqle
buildings .
3 . The applicant is responsible for working out an aqreement
' T:a with the Poway Unified School District for the development
, of 130 senior housing units . -
�
NOV 25 1986 ITEM 7
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Resolution No. P-85-72
Page 3
�
4 . An open space easement shall be granted to the City over
those portions of the site not developed as senior housing
(the 130 units) . 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.
The easement shall be granted prior to building permit
issuance. The exact location of said area is subject to
the satisfaction of the Director of Planning Services.
5. A looped fire hydrant system and additional fire hydrants
shall be designed and- constructed to the satisfaction of
the Director of Safety Services.
6 . The proposed buildings must be built to CAC Title 19 and 24
standards for qroup occupancy I-2 and must be fully
sprinklered if the building contains more than five units.
7. The applicant shall enter into a contract with the Poway
Valley Senior Center to provide transportatioa services to
the residents of the project if the pedestzian access to
the shopping center is not provided. If this is not
possible, the applicant shall provide alternate transpor-
tation to the satisfaction of the Director of Planning
Services .
8 . All residences of the project must be at least 55 years in
age and ambulatory. This criteria shall be disclosed in
the lease agreement. A copy of the lease agreement shall
be submitted to and verified by the Director of Planning
Services prior to occupancy of the site.
9 . An equestrian/pedestrian trail shall be dedicated and
constructed to the satisfaction of the Directors of Public
and Community Services. The trail shall be placed in an
assessment district. Said condition is supplementary to
conditions under E. Recreation under Standard Conditions
of Approval.
10 . Prior to building permit issuance, the applicant' s
engineer shall prepare and submit a detailed hydrology and
hydraulic report on the project and Pomerado Creek. This
study shall be subject to the review and approval of the
City Enqineer , and its results shall be implemented in the
tract grading and drainage improvements .
M 11 . The developer 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 will be a full cost recovery deposit.
- All public water easements shall be 20 feet in width .
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Resolution No. P-85-72
Page 4
� ;'� 12. Prior to building permit issuance, the four parcels asso-
� � ciated with this. project shall be merged pursuant to
:Y� Section 81.408 of the City Subdivision Ordinance.
13 . Existinq underground utilities, near the proposed inter-
,section, shall be relocated. All costs for such reloca-
tions shall be borne by the applicant.
14 . Oak Rnoll Road shall be extended through the commercial
zoned portion of the property to a right-of-way width of
60 feet and improved with a paved width of 40 feet.
Concrete curb, gutter, and sidewalks shall be required on
both sides.
15. Within the residential zoned portion of the property, the
access road shall be improved to a right-of-way width of
52 feet with a paved width of 28 feet. Concrete curb, and
gutter will be required on- both sides of the access road.
Sidewalk will be provided on the easterly side. The street
desiqn shall include a cul-de-sac near the entrance to the
senior housinq facility.
16. The applicant shall pay its pro-rata share of the cost
of the traffic signal at Poway Road and Oak Rnoll Road.
� 17. Full intersection and traffic siqnal improvements at
f r:y
`::,� Poway/Oak Knoll Roads shall be completed prior to buildinq
occupancy. If this project precedes the installation of
such improvements by Pomerado Plaza, the applicant shall be
responsible for the desiqn and construction of these
improvements .
18. The project shall be qravity sewered to Poway Road. All
costs to acquiring easements for the sewer main shall be
borne by the developer. Minimum size for the sewer main
shall be 8 inches in diameter .
19 . A pedestrian walk designed to the satisfaction of the
Director of Planning Services shall be provided unless
agreement cannot be reached with Pomerado Plaza and Von' s.
Said walkway shall include a ramp system, handrails ,
lighting, and other features to insure safe pedestrian
travel to the shopping center .
20. South-facinq windows shall have solar glazing or solar
screens.
21: Toilets are to be one gallon low flow and subject to the
'� satisfaction of the Director of Planning Services .
' 22 . The developer shall furnish a minimum of one clothes
washer and dryer per ten studio and one bedroom units .
Laundry facilities shall be located on each corridor of
the primary building.
NOV2s 1986 ITEM 7
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Resolution No. P-85-72
Page 5
23. All trash enclosures shall include solid wooden gates and
roofing, and shall meet standards per City detail.
24. A revised site plan shall be submitted and approved by the
Director of Planning Services. Said site plan shall main-
tain ten feet distance b�tween garaqe and carport struc-
tures. The 10-car qaraqe on the south side of the
driveway in the SE portion of the site shall be relocated
to avoid potential conflict with garages on the north side
of the driveway. Of the 156 parking space to be provided
for this project, 50 shall be uncovered. Said uncovered
spaces shall be located primarily near the main entrance
to the building.
25 . All air-conditioning units shall be flush mounted or if
roof mounted, shall be architecturally screened.
26. Landscaping for the project shall include a minimum of 50
trees per developed acre to be a 50 percent mix of
everqreen and deciduous.
27. The applicant shall submit a revised set of plans deli-
neatinq: radius corners for all exterior corners of the
� ; building, roof over-hanqs of two to three feet, and heavy
' wood accent facia, and multi-paned window on all buildings .
l 28. 250 cubic feet of lockable, enclosed storaqe per unit
� shall be provided within the carport, balcony and qaraqe
area. Units with individual, lockable garages are not
required to provide separate storage areas .
29 . Elevators shall be required for access to second floor
units.
Section 4 : City Council Decision:
The City Council hereby approves Conditional Use Permit 85-04
and Development Review SS-08 subject to the following Standard
Conditions:
I . APPLICANT SHALL CONTACT T8E DEPARTMENT OF PLANNING AND BUILDING
SERVICES REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. SITE DEVELOPMENT
1. Site shall be developed in accordance with the approved site plans
on file in the Planninq Services Department and the conditions con-
� tained herein.
I :r
2 . Revised site plans and building elevations incorporating all con-
ditions of approval shall be submitted to the Planning Services
Department prior to issuance of building permits .
NOV � S 1986 ITEM ]
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Resolution No. P-85-72
Paqe 6
' 3 . Approval of this request shall not waive compliance with all sec-
� '�:� tions of the Zoning Development Code and all other a licable Cit
PP Y
Ordinances in effect at the time of building permit issuance.
4 . Trash receptacle multifamily developments shall be enclosed by a 6
foot hiqh masonry wall with view-obstructing qates puisuant to City
standards. Location shall be subject to approval by the Planning
Services Depaitment.
5 . All roof appurtenances, including air conditioners , shall be
architecturally integrated, shielded from view and sound buffered
from adjacent properties and streets as required by the Planning
Services Department.
6 . Prior to any use of the project site or business. activity being
commenced thereon, all conditions of approval contained herein
shall be completed to the satisfaction of the Director of Planning
Services. ,
7. The applicaat shall comply with the latest adopted Uniform Suilding
Code, Uniform Mechanical Code, Oniform Plumbinq Code, National
Electric Code, Uniform Fire Code, and all other applicable codes
and ordinances in effect at the time of buildinq permit issuance.
' 8 . Prior to the issuance of building permits for combustible
� construction, evidence shall be submitted to the Director of Safety
Services that water supply and facilities for fire pzotection is
available. (�There additional fire protection is required by the
Director of Safety Services , it shall be serviceable prior to the
time of construction.
9 . For a new residential dwelling unit(s) , the applicant shall pay
development fees at the established rate. Such fees may include, .
but not be limited to: Permit and Plan Checkinq Fees , School Fees
( in accordance with City-adopted policy and/or ordinance) , Water
and Sewer Service Fees . These fees shall be paid prior to building
permit issuance.
10 . 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 .
11. 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.
12 . 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
I � contrast with their background color .
NOV 25 1986 ITEM 7
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Resolution No. P-85-72
Paqe 7
B. PARRING AND VEHICIILAR ACCESS
1. All parking lot landscaping shall consist of a minimum of one
fifteen (15) qallon size tree for every three (3 ) parking 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 hiqh, 6 inch wide portland concrete cement
curbinq. �
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.
4 . All parking spaces shall be double striped.
C. LANDSCAPZNG
1. A detailed landscape and irriqation plan shall be submitted to and
�: � approved by the Public Services Department and Planning Services
� � Department prior to the issuance of building permits . Said
landscape plan shall include the developed and vacant land.
2 . Existing on-site trees shall be retained wherever possible and
shall be trimmed and/or topped. Dead, decayinq 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.
3 . Street trees , a minimum of 15 gallon size or larqer, 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 .
4 . A minimum of 50 trees per developed gross acre, comprised of the
following sizes , shall be provided within the development; 208 -
24" box or larger , 708 - 15 gallon, and 108 - 5 gallon to the
satisfaction of the Director of Planning Services and in accordance
with the approved landscape plan in all multifamily and PRD pro-
jects .
' S . All landscaped areas shall be maintained in a healthy and thriving
' condition, free from weeds , trash , and debris .
15oF31 NOV251986 ITEM 7
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Resolution No. P-85-72 `r�'
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D. SIGNS
` 1 . Any signs proposed for this development shall be designed and
approved in conformance with the Sign Ordinance.
E. RECREATION
1. 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 Services
prior to building permit issuance.
2 . An open space easement sh311 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 foz the construction and maintenance of said
trail and structures appurtenant to the trail.
3 . Dedicate the Master planned equestrian/pedestrian trails to the
satisfaction of the Directors of the Departments oE Public and
Planning Services in accordance with the Master Plan of Trails •
Element.
� 4 . Parkland Dedication or payment of Park Fees at the established
I rate shall be made prior to building permit issuance.
l
F. EXISTING STRUCTORES No Conditions
G. ADDITZONAL APPROVALS REQQIRED No Conditions
II. APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
B. 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
and shall include recontouring of the borrow pit areas .
2 . A soils report shall be prepared by a qualified engineer licensed
by the State of California to perform such work prior to building
permit issuance.
3 . A geological report shall be prepared by a qualified enqineer or
geologist and submitted at the time of application for grading plan
„ check.
I � 4,. The final grading plan shall be subject to review and approval by
the Planning Services and Public Services Department and shall be
completed prior to isuuance of building permit .
16oF31 NOV251g86 ITEM 7
� _ ;+1
Resalut,_n No. P-85-72
Page 9
I. STREETS AND SZDEWALRS
'::j 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.
2 . The developer shall pay a pro-rata share for the installation or
modification of the traf£ic signals at Poway and Oak Rnoll Roads
prior to final map approval .
3 . Vehicular access rights to Circulation Element roads shall be
dedicated to the City of Poway and labeled on the final map to the '
satisfaction of the Director of Public Services or by separate �
document. '
f
4. All interior and extezior public streets shall be constructed to �
public street standards.
Y
5 . Sidewalks (4 .5 ) feet in width shall be required on (both/one)
side(s) of the extension of Oak� Rnoll Road.
6 . Street striping and signinq shall be installed to the satisfaction
� of the Director of Public Services .
,� 7. All street structural sections shall be submitted to, and approved
� by the Director of�Public Services .
3
8 . Street improvement plans prepared on standard size sheets by a
Registered Civil Enqineer shall be submitted for approval by the
Director of Public Services. Plan check and inspection expenses
shall be paid by the developer .
9 . All exterior street improvements shall be constructed prior to
issuance af building permits , to the satisfaction of the Director
of Public Services.
10 . Street improvements that include, but are not limited to:
X a. Sidewalks e. Cross gutter
X b. Driveways f . Alley gutter
X c. Wheel chair ramps X g. Street paving
X 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 .
11. All damaqed 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 .
17oF31 NOV251986 ITEM 7
\)) :�11; ��w.
r� :�:{s:x.,
I .olution No. P-85-72 ��` -- .
Page 10
( ; 12 . 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.
13 . Street improvements and maintenance shall be made in accordance
with City Ordinance standards for urban street� 60/40, and non-
dedicated rural streets 52/28 .
14 . The developer shall pay the Traffic Mitigation Fee at the
established rate prior to building permit issuance.
J. DRAINAGE AND FLOOD CONTROL
1 . The Master Plan of Drainage Fee shall be paid at the established
rate in accordance with the Drainage Ordinance prior to
buildinq permit issuance. -
2. Concentrated flows across driveways and/or sidewalks shall not be
permitted.
R. UTZLITIES
� 1. All proposed utilities within the project shall be installed
underqround including existing utilities along Circulation Element
roads and/or highways less than 34 .5 KV.
2. Water, sewer, and fire protection systems plans shall be desiqned
and constructed to meet requiremeats of the City of Poway and the
Health Department of the County of San Diego.
3 . Prior to acceptance of propezty for sewer service, annexation to
the sewer improvement area shall occur.
4 . The applicant shall pay for a water system analysis to estahlish
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 prior to building permit issuance.
5 . The applicant shall, within 30 days after receiving approval of
the use permit and development review, apply for a Letter of
Availability (LOA) to reserve sewerage availability and post
with the City, a nonrefundable reservation fee equal to 208 of
the appropriate sewerage connection fee in effect at the time
the LOA is issued.
6 . Cable television services shall be provided and installed
underground. The developer shall notify the Cable company when
trenching for utilities is to be accomplished.
I I
18aF31 NOV251986 ITEM 7
� __ �
Resolut wn No. P-85-72
Page 11
L. GENERAL REQUIREMENTS AND APPROVALS
1. By separate document prior to occupancy there shall be granted
to the City, an open space easement over the undeveloped area.
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
imorovements :
2 . All provisions of the Subdivison Ordinance of the Poway ;
Municipal Code shall be met as they relate to the division `
of land. �
APPROVED and ADOPTED by the City Council of the City of Poway,
State of California, this 3rd day of cember , 1985 .
_ Carl R. Kruse, Mayor
� '„v ATTEST:
���"la..�,1;.� � `��'��-5��,.,
Marjorie K. Wahlsten, Citp Clerk
� .
I,
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121 SOIIWE FEET
CITY OF POWAY ITEM :c.�1P $�1�g�-o
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TITLE : �R �S1dJ
SCALE : N� ATTACHMENT : 9I3
NOV i 5 1986 I T E M 7
30 oF 11
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E V /E L O P M E N T :
C O R P O R A T I O N I
October 6 , 1986
Ms. Sharon Crockett, Assistant Planner
CITY OF POWAY
13202 Poway Road
Poway, California 92064
Dear Ms. Crockett:
Chambers Development requests your review and consent of
modified site plans for our 130 unit congregate care
project, Sycamore Springs .
The site plan, submitted by Ronald Smith & Associates ,
has been changed to reduce grading, preserve e�cisting
trees near drainage areas , as well as a modification of
the building footprint.
Due to the fact this site plan di=fers from the plan
gresented and anproved on December 3 , 1965 , CUP P-d�-?7 ,
we reaue=t an �mendment to the resolution a3octirc thi�
modified site olan.
Very truly yours ,
CH ERS D LOPMENT CORPO TION
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Vice rre�ident �
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ITEM' ci�P 85-o4i� DR $5-a8R
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31 oF 31 NOV 2 5 tg86 I T E M 7