Res P-02-37
RESOLUTION NO. P-02-37
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA,
APPROVING CONDITIONAL USE PERMIT 02-05
AND DEVELOPMENT REVIEW 02-15
ASSESSOR'S PARCEL NUMBER 277-140-13,14 and 278-320-10
WHEREAS City of Poway, Applicant, proposes the construction of a 6,OOO-square-
foot educational/interpretive center on approximately 8.5 acres of a 16.3-acre City-owned
site located on the northwest corner of Espola Road and the Green Valley Truck Trail; and
WHEREAS, on July 30, 2002, the City Council held a duly advertised public hearing
to solicit comments from the public, both pro and con, relative to this application; and
NOW, THEREFORE, the City Council does hereby resolve as follows:
Section 1: The City Council has considered the Environmental Initial Study (EIS), Mitigated
Negative Declaration (MND), and associated Mitigation Monitoring Program shown as
Exhibit A of this Resolution for Conditional Use Permit 02-05 and Development Review 02-
15 and public comments received on the EIS and MND. The subject EIS and MND
documentation are fully incorporated herein by this reference. The City Council finds, on
the basis of the whole record before it, that there is no substantial evidence the project will
have a significant impact on the environment, that the mitigation measures contained in the
EIS and Exhibit A hereof will mitigate potentially significant impacts to a less than significant
level, and that the MND reflects the independent judgment and analysis of the City. The
City Council hereby approves the MND and the associated Mitigation Monitoring Program
attached to this Resolution as Exhibit A.
Section 2: Pursuant to the City of Poway Habitat Conservation Plan, a biological survey
was prepared by Vince Scheidt, Biological Consultant, dated May 2002, for the property
that reported that the project grading would impact approximately 8.1 acres Non-native
Grassland. The City finds that in accordance with the Poway Habitat Conservation Plan,
the required findings for approval of the proposed mitigation for the removal Non-native
Grasslands for CUP 02-05 and DR 02-15 are as follows:
A. The mitigation is consistent with and furthers the implementing objectives of the
Poway Habitat Conservation Plan in that the City proposes to mitigate removed
habitat at a 2: 1 ratio for occupied Non-native Grassland with comparable or better
undisturbed habitat on-site and off-site within the South Poway and Van Dam
Cornerstone Mitigation Areas, and that the project provides 5.2 acres of on-site
Coastal Sage Scrub habitat revegetation, and 1.4 acres of on-site preservation of
Non-native Grasslands. This furthers the implementing objectives by preserving
habitat in ratios and locations consistent with the expansion and preservation of
sensitive and endangered plant as animal species as guided by the Poway HCP.
The project furthers the goals of the HCP through the implementation of the Blue
Sky Cornerstone Guidelines which encourage the update of interpretive programs to
Resolution No. P-02-37
Page 2
educate the public about the goals and objectives of the HCP and the preservation
of sensitive wildlife habitat through the construction of the educational/interpretive
center.
B. The mitigation habitat is appropriately located both on-site, and off-site within the
Mitigation Area of the South Poway and Van Dam Cornerstones as identified in the
Poway HCP so as to enhance the long term viability and function of the preserve
system. Long-term survival of the species is expected to be good because of its
proximity to other existing large open space areas located adjacent to and
surrounding the South Poway Business Park, the Blue Sky Ecological Reserve and
Van Dam Mountain. The main components of the project including the educational
center, amphitheater, and parking lot are appropriately located outside the Mitigation
Area, PRPA 8 boundaries, and the Biological Core Linkage Area.
C. The mitigation will be to the long-term benefit of the covered species and their
habitats in that the dedication of a conservation easement over undisturbed habitat
will promote a meaningful addition to the assembly of a viable regional system of
interconnected natural habitat resources, habitat linkages, buffers and wildlife
corridors in that mitigation within the Mitigation Areas of the South Poway
Cornerstone will complete the preservation of an entire mitigation parcel and help in
the interconnection of mitigation and designated open space areas that are adjacent
to the project mitigation parcel and within the South Poway and Van Dam
Cornerstones, and it helps through the property acquisition, and on-site mitigation, in
the preservation and expansion of the PRPA 8 habitat corridors and the BCLA.
The mitigation will foster the incremental implementation of the Poway Habitat
Conservation Plan in an effective and efficient manner in that on-site mitigation, in
association with the existing on-site open space easements, is provided to enhance
the PRPA 8 wildlife corridor and will help in the interconnection of open space and
mitigation areas in the South Poway Cornerstone areas and expands the
preservation efforts in the Van Dam Cornerstone area.
D. The mitigation will not result in a negative fiscal impact with regard to the successful
implementation of the Poway Habitat Conservation Plan because it further expands
the HCP Mitigation Area and the cost of the mitigation has been arranged as part of
the Blue Sky CIP work.
Section 3: The findings, in accordance with the Section 17.48.070 ofthe Poway Municipal
Code for CUP 02-05/DR 02-15, approving the construction of a 6,000-square-foot
educationallinterpretive center, are made as follows:
A. The project is consistent with the General Plan and Zoning Code in that interpretive
centers are conditionally permitted in the OS-RM zone.
Resolution No. P-02-37
Page 3
B. That the location, size, design, and operating characteristics of the use will be
compatible with, and will not adversely affect or be materially detrimental to,
adjacent uses, buildings, structures, or natural resources, in that the building has
been incorporated into the existing knolls and the facility designed to blend with the
surrounding environment.
C. That the harmony in scale, bulk, coverage, and density is consistent with adjacent
uses because the site will be developed with facilities and buildings which have
been designed to be compatible with surrounding structures.
D. That there are available public facilities, services, and utilities because the use will
be located in an area where all necessary facilities are already in place.
E. That there will not be a harmful effect upon desirable neighborhood characteristics,
in that the facility has been designed with input from the neighbors and is intended
to promote compatibility with the neighborhood and surrounding environment.
F. That the generation of traffic will not adversely impact the surrounding streets and/or
the City's Transportation Element, in that the use will operate in an area where
existing and proposed street improvements and adequate off-street parking have
been incorporated into the project.
G. That the site is suitable for the type and intensity of the use, in that a majority of the
property will be left in open space or developed with trails, the building and
associated structures have been designed to blend into the surrounding terrain.
H. That there will not be significant harmful effects upon environmental quality and
natural resources, in that portions of the site have already been placed in open
space easements, much of the old orchard will be revegetated with native materials,
and mitigation measures have been required to reduce the potential impacts to a
level of insignificance.
I. That there are no other relevant negative impacts of the development that cannot be
mitigated.
J. The impacts, as described in subsections (A) through (I) of Section 17.48.070, and
the location, size, design and operating characteristics ofthe proposed use and the
conditions under which it would be operated or maintained will not be detrimental to
the public health, safety or welfare, or materially injurious to properties or
improvements in the vicinity nor be contrary to the adopted General Plan.
K. The proposed conditional use will comply with each of the applicable provisions of
Section 17.48.070 of the Poway Zoning Code.
Resolution No. P-02-37
Page 4
Section 4: The findings, in accordance with Section 17.52.010 of the Poway Municipal
Code for DR 01-05, for a 6,000-square-foot educational/interpretive center are made as
follows:
A. The development will not have an adverse aesthetic, health, safety, or
architecturally related impact upon adjoining properties because the building has
been designed to be architecturally compatible with the surrounding terrain and to
be visible from Espola Road.
B. The development encourages the orderly and harmonious appearance of structure
and property within the City through its consistency with the City of Poway
development standards.
Section 5: The findings, in accordance with Government Code Section 66020 for the public
improvements, are made as follows:
A. The design and improvements of the proposed development are consistent with all
elements of the Poway General Plan as well as City ordinances because all
necessary services and facilities will be available to serve the project. The provision
of public improvements and payment of development fees are needed as a result of
the proposed development to protect the public health, safety and welfare as
identified below:
1. Drainage improvements shall be provided for the increase in surface water
runoff; and
2. Water and sewer fees shall be paid and on-site improvements constructed to
provide water and sewer service to the development; and
3. Access to the site will be provided in accordance with City standards and to
ensure adequate emergency access.
Section 6: Conditional Use Permit 02-05 and Development Review 02-15, consisting of a
6,000-square-foot educational/interpretive center as shown on the plans dated February
12, 2002, is hereby approved subject to the following conditions:
A. Prior to grading permit issuance, unless other timing is indicated, the
applicant/developer shall complete the following:
1. Submittal to the City for review and approval of grading plans, erosion control
plan, stormwater pollution prevention plan, grading permit application/s and
geotechnical reportls to the Development Services Department.
a. Grading of the project shall be in substantial conformance with the
approved development plan and in accordance with the Uniform
Resolution No. P-02-37
Page 5
Building Code, City Grading Ordinance, and City Storm Water
Management and Discharge Control Ordinance.
b. Paving of the parking lot shall conform to the standards set forth in
Section 12.20.080 of the poway Municipal Code.
c. A drainage system capable of handling and disposing of all surface
water originating within the development and all surface water that
may flow onto the development from adjacent lands shall be
constructed.
d. All driveway approaches to the development shall be with alley-type
curb returns.
e. Erosion control, including but not limited to desiltation basins, shall be
installed and maintained from October 15th to April 15th. An erosion
control plan shall be prepared by the project civil engineer and shall
be submitted as part of the grading plan. The applicant/developer
shall make provisions to insure proper maintenance of all erosion
control devices.
f. A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared.
The SWPPP shall provide the erosion, sedimentation and pollution
control measures to be used during construction.
2. Submittal of a copy or a proof of filing of a Notice of Intent (NOI) application
for coverage of the National Pollutant Discharge Elimination System
(NPDES) permit.
3. A right-of-way permit shall be obtained from the Engineering Division of the
Development Services Department for any work to be done in public street
rights-of-way or City-held easements.
4. The applicant/developer shall pay the following fees and grading securities.
However, the City reserves the right to waive this requirement for City-
initiated and/or City-funded projects.
a. Grading permit, plan checking, inspection, right-of-way permit, and
geotechnical review fees. The grading permit fee shall be paid at first
submittal of grading plans.
b. Posting and/or payment of grading securities.
5. City approval of soils report and grading plans.
Resolution No. P-02-37
Page 6
6. Submittal of a request for and hold a preconstruction meeting with a City
Engineering inspector. The applicant/developer shall be responsible that
necessary individuals, such as but not limited to, contractors, subcontractors,
project civil engineer and project soils engineer must attend the
preconstruction meeting.
7. The site shall be developed in accordance with the approved plans on file in
the Development Services Department and the conditions contained herein.
8. The applicant shall comply with the latest adopted Uniform Building Code,
National Electric Code, and all other applicable codes and ordinances in
effect at the time of electrical/building permit issuance.
9. Construction boundaries shall be clearly staked and flagged to indicate the
limits of disturbance. Construction crews should be made fully aware of these
boundaries. Orange construction or chain link fence should be installed
along the boundary near the wetland habitat and Biological Conservation
Easement areas.
10. Staging areas for equipment and materials shall not be located in proximity to
the drainage or on unmitigated habitat areas.
11. To prevent edge effects degrading the adjoining native habitat, the landscape
plans shall not include invasive exotic plant species in landscape areas
adjacent to such areas and/or wetland habitat.
12. Although no Gnatcatchers were observed in the project area construction
activities are not encouraged during the breeding season. Potential
construction noise limitations shall be consistent with the noise level policies
noted in the Poway HCP.
13. Complete landscape construction documents shall be submitted to and
approved by the Planning Division. Landscape plan check fees are required
upon submittal ofthe plans. Plans shall be prepared in accordance with the
City of Poway Guide to Landscape Requirements (latest edition) and include
the following:
a. All roof appurtenances, including air conditioners, shall be
architecturally integrated, screened from view and sound buffered
from adjacent properties and streets as required by the Planning
Division.
b. All new parking lot landscaping planters shall include a minimum of
one 15-gallon size tree for every three spaces or equivalent. For new
parking lot islands, a minimum 12-inch wide walk adjacent to parking
Resolution No. P-02-37
Page 7
stalls shall be provided and be separated from vehicular areas by a
six-inch high, six-inch wide portland concrete cement curb.
c. All new two-way traffic aisles shall be a minimum of 25 feet wide,
d. All new parking spaces proposed for the rear portion of the site shall
be double striped or incorporate a striping plan that is in character with
the natural design of the center and subject to the satisfaction of the
Director of Development Services. The minimum dimensions for
standard sized parking stalls shall be 8.5 feet x 18.5 feet. The parking
lot design shall comply with the Americans with Disabilities Act, for
accessible spaces with one van-accessible space.
B. Prior to construction of public improvements, unless other timing is indicated, the
applicant/developer shall complete the following conditions.
1. Submittal to the City for review and approval of improvement plans to the
Development Services Department for approval.
a. Water main line extension may be required for installation of new fire
hydrant/s as required by the Fire Marshal. The size and location of
the water lines shall be that as established by a water system analysis
prepared by an engineering firm designated and approved by the City.
The applicant/developer shall pay to the City the cost of preparing the
analysis prior to submittal of improvement plans.
b. Improvements shall be constructed in accordance with City adopted
standards and specifications, the latest adopted edition of the
Standard Specifications for Public Works Construction and its
corresponding San Diego supplements, the current San Diego
Regional Standard.
c. All new and existing electrical/communication/CATV utilities shall be
installed underground prior to installation of concrete curbs, gutters,
sidewalks and surfacing of the streets. The applicant/developer is
responsible for complying with the requirements of this condition, and
shall make the necessary arrangements with each of the serving
utilities.
d. The locations and sizes of all utility boxes and vaults within street
rights-of-way and the City's general utility easement shall be shown
on the improvement plans, landscape plans, and shall require
screening.
Resolution No. P-02-37
Page 8
2. The applicant/developer shall pay the following fees and post or pay
appropriate securities. However, the City reserves the right to waive this
requirement for City-initiated and/or City-funded projects.
a. Improvement plan checking and inspection fees (only if there is an
improvement plan for public improvements).
b. Performance and payment securities (only if there is improvement
plan for public improvements).
c. Right-of-way and/or encroachment permit fees, if required as
hereupon mentioned.
3. Submittal of a request for and hold a preconstruction meeting with a City
Engineering inspector. The applicant/developer shall be responsible that
necessary individuals, such as but not limited to, contractors, subcontractors,
project civil engineer and project soils engineer must attend the
preconstruction meeting.
4. Public improvements shall include, but is not limited to public street
improvements (roadway paving, street lights, striping, drainage, etc.), and
public water main and sewer main installations.
5. A right-of-way permit shall be obtained from the Engineering Division of the
Development Services Department for any work to be done in public street
rights-of-way or City-held easements.
6. No private improvements shall be placed or constructed within public street
rights-of-way or City easements unless anyone of the following is satisfied.
However, the City reserves the right to waive this requirement for City-
initiated and/or City-funded projects.
a. An encroachment permit has been issued by the City for the
improvements; or
b. An encroachment removal agreement has been executed by the
developer/owner and subsequently approved by the City; or
c. Approval of grading or improvement plans, on which a right-of-way
permit has been issued for the private improvements shown to be
constructed.
d. The City reserves the right to choose any or all of the above, under
certain circumstances when the City deems necessary.
Resolution No. P-02-37
Page 9
7. The applicant/developer shall dedicate to the City an easement, a minimum
of 20 feet wide for each new public water main line and new public sewer
main line that is located outside of existing water/sewer easement or public
street right-of-way.
a. A processing fee shall be paid to the City at first submittal of
easement document for review.
b. Recordation of the easements in the office of the San Diego County
Recorder may be deferred, with the approval of the City Engineer,
prior to issuance of building occupancy.
c. The above requirement does not apply if the City owns the property, in
which this project is located.
8. The existing landscaping and fencing constructed in association with the
improvement of Espola Road shall be protected in place, where possible
and/or replaced if damaged.
C. Prior to building permit issuance, unless other timing is indicated, the following
conditions shall be satisfied:
1. Completion of and approval by the City of rough grading of the project site;
2. City approval of soils compaction report.
3. City approval of a certification of line and grade. The certification shall be
prepared by the project's civil engineer or City-approved designee.
4. Completion of a property merger or a boundary adjustment of the parcels
identified as APN 277-140-13, APN 277-140-14, and APN 278-320-10.
5. The building plans shall include lighting plans that depict parking lot light
standards utilizing low-pressure sodium fixtures and lighted bollards shielded
to minimize night glare. Supplemental and directional lighting shall be
primarily provided through the use of lighted bollards. To minimize night
glare, all parking lot shall be turned off at the close of business. Limited
extended hours would be permitted in conjunction with planned City or
private evening activities. The use of motion detectors may be substituted in
lieu of keeping the several parking lights on all evening. The final approval of
the lighting system is subject to the approval of the Directors of Development
and Community Services.
6. Payment of development fees to the City, unless other payee is indicated.
The fees and the corresponding amounts are as follows and are subject to
Resolution No. P-02-37
Page 10
change without further notice. With the exception of the SDCWA capacity
charge, the City may waive the other development fees. The amounts to be
paid shall be those in effect at time of payment.
Water base capacity fee (to be collected only if new water meter is to be
installed)
For 1" meter = $ 6,678.00 per meter
For 1 Y:z" meter = $10,388.00 per meter
Other meter sizes = Contact Engineering Division
Water meter fee (to be collected only if new water meter is to be installed)
For 1" meter = $ 270.00 per meter
For 1 Y:z" meter = $ 600.00 per meter
Other meter sizes = Contact Engineering Division
SDCWA capacitv charae (to be collected only if new water meter is to be
installed)
- To be paid by separate check, payable to San Diego County Water
Authority but remitted through the City of Poway.
For 1" meter = $3,206.00 per meter
For 1 Y:z" meter = $6,012.00 per meter
Other meter sizes = Contact Engineering Division
Sewer connection fee = $3,356.00
Sewer cleanout fee = $50.00
Sewer cleanout inspection fee = $25.00
Traffic mitiaation fee = $10,791.00'
. 16.35 Ac. X 40 trips/ac. X $66 X 0.25 = $10,791.00
Drainaae fee = None
Park fee = None
D. Prior to the City's approval for occupancy and release of securities, unless other
timing is indicated, the following conditions shall be satisfied:
1. Completion of public improvements, if any.
2. City approval of record drawings of the grading and/or improvement plans.
3. Dedication of easements to the City for new public water and/or sewer lines,
Resolution No. P-02-37
Page 11
if there are new water and/or sewer lines installed outside of existing water/
sewer easements or public street right-of-way.
4. Posting of a warranty bond for the constructed public improvements, if any.
5. Grading securities shall be released only upon completion of the project and
upon City approval of the record drawings of the grading plans.
6. Performance securities for public improvements, if posted and separate from
the grading securities, shall only be reduced twice before completion of
improvements.
7. Payment securities and remaining performance securities, if any, shall be
released no sooner than 90 days after City's acceptance of improvements,
posting of warranty security, and approval of record drawings.
8. Spoils, trash, and any debris shall be removed off-site to an approved
disposal facility.
9. Install fencing, or other suitable alternatives as approved by the Director of
Development Services, to prevent public access into the restored native
vegetation areas.
10. The hours of operation will typically be sunrise to sunset, with exceptions for
special public or private events as approved by the City.
11. Mitigate for 11.61 acres of impacts to Non-native Grasslands in the locations
and percentages as noted in the EIS. The existing Blue Sky biological
conservation easement will be expanded to include slopes revegetated with
native plant species. A separate biological conservation easement will be
also recorded over the off-site mitigation area. City staff is currently reviewing
the final map. The conservation easement will be recorded when the legal
plat for the mitigation area is approved.
12. The parking lot entrance shall be gated and locked at the close of each
business day, with a Knox Security Key Box available for emergency access.
13. The use of amplified sound and music shall be carefully regulated and
monitored to minimize potential impacts on the surrounding residents and
native animal species. Sound mitigation measures shall include limiting the
use and/or volume of speaker systems, orienting the sound speakers at the
rear of the amphitheater so the sound would travel back toward the orator
and away from the homes, and the use of ground mounted speakers where
appropriate and feasible.
14. The following improvements shall be constructed to the satisfaction of the
Resolution No. P-02-37
Page 12
14. The following improvements shall be constructed to the satisfaction of the
Fire Marshal:
a. Exit and entry driveways shall be a minimum width of 20 feet.
b. The building will be required to install an approved fire sprinkler
system meeting P.M.C. requirements. The entire system is to be
monitored by a central monitoring company. System post indicator
valves with tamper switches, also monitored, are to be located by the
Fire Marshal prior to installation.
c. Two fire hydrants will be required for the project. One at the rear of
the building to support the fire sprinkler system. The second hydrant
is to be located on Espola Road near the entrance.
d. A Knox Security Key Box shall be required for the building at a
location determined by the Fire Marshal. A breakaway padlock shall
be required for the fire sprinkler system Post Indicator Valve.
e. Fire Department access for use of fire fighting equipment shall be
provided to the immediate job construction site at the start of
construction and maintained at all times until construction is
completed.
f. Minimum 3A:40BC fire extinguisher required for every 3,000 square
feet and 75 feet of travel distance.
g. Fire sprinkler riser(s) shall be located within ten (10) feet of an exterior
exit man door or shall be located inside an enclosed closet with an
exterior access man door. Door shall be labeled with a sign indicating
"Fire Sprinkler Riser." When the closet method is chosen, applicant
shall provide 36 inches of clearance from the standpipe or attached
additional risers, accessible by a 3'-0" man door.
h. Public access and parking should be restricted on service roadway to
the rear of the building. Private vehicles could impede emergency
vehicles and use due to the inability to turn around without utilizing the
"Y" at the end of the service road.
I. Fuel management requirements shall be required in association with
the development of the landscape plans.
j. Fire lanes shall be designated and striped accordingly.
Resolution No. P- 02-37
Page 13
Section 7: The terms and conditions of Conditional Use Permit 02-05 and Development
Review 02-15 shall be binding upon the permittee and all persons, firms and corporations
having an interest in the property subject to these permits and the heirs, executors,
administrators, successors and assigns of each of them, including municipal corporations,
public agencies and districts.
Section 8: This approval shall become null and void if a grading permit is not issued for this
project by July 30, 2004 at 5:00 p.m.
Section 9: Pursuant to Government Code Section 66020, the 90-day approval period in
which the applicant may protest the imposition of any fees, dedications, reservations, or
exactions imposed pursuant to this approval shall begin on July 30, 2002.
PASSED, ADOPTED AND APPROVED by the City Council of the City of Poway,
State of California, at a regular meeting this 30th day of July 2002.
ATTEST:
,r /', ,~
7 ~~:' ~ l:i?i/ I§"'
Lori Anne Peoples, City CI k
Resolution No. P-02-37
Page 14
STATE OF CALIFORNIA )
) SS.
COUNTY OF SAN DIEGO )
I, Lori Anne Peoples, City Clerk of the City of Poway, do hereby certify, under the
penalty of perjury, that the foregoing Resolution No. P-02-37, was duly adopted by the City
Council at a meeting of said City Council held on the 30th day of July 2002, and that it was
so adopted by the following vote:
AYES: EMERY, GOLDBY, HIGGINSON, REXFORD, CAFAGNA
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
Exhibit A Resolution No. P-02-37
Page 15
Mitigation Measure Timing Responsibility
Noise a. Conditions contained in the CUP resolution of During operations Applicant
approval will include sound mitigation measures
include limiting the use of speaker systems and/or
orienting the sound speakers at the rear of the
amphitheater seats so the sound would travel back
toward the orator and away from the homes and/or
the use of ground mounted speakers. Noise levels
must be consistent with the requirements of the
Poway Noise Ordinance. A complete Noise Analysis
and mitigation measures will be developed prior
construction of Phase II improvements arid
incorporated into the project design.
Biology a. Construction boundaries shall be clearly staked and Prior to Applicant
flagged to indicate the limits of disturbance. grading/During
Construction crews should be made fully aware of operation
these boundaries. Orange construction or chain link
fence should be installed along the boundary near
any wetland habitat and Biological Conservation
Easement areas. Fencing will be required to prevent
intrusion into restored mitigation habitat.
b. Staging areas for equipment and materials shall not During operation Applicant
be located in proximity to the drainage or on
unmitigated habitat areas
c. Spoils, trash, and any debris shall be removed off- During construc- Applicant
site to an approved disposal facility. tion/operation
d. Mitigate for 11.61 acres of impacts to Non-native Prior to issuance Applicant
Grasslands in the locations and percentages as of grading permit
noted in the EIS. The existing Blue Sky biological
conservation easement will be expanded to include
slopes revegetated with native plant species. A
separate biological conservation easement will be
also recorded over the off-site mitigation area. City
staff is currently reviewing the final map. The
conservation easement will be recorded when the
legal plat for the mitigation area is approved.
e. To prevent edge effects degrading the adjoining Prior to grading Applicant
native habitat, the landscape plans shall not include
invasive exotic plant species in landscape areas
adjacent to such areas and/or wetland habitat.
f. Although no Gnatcatchers were observed in the Prior to grading Applicant
project area construction activities are not permit, during
encouraged during the breeding season. Potential construction
construction noise limitations shall be consistent with
the noise level policies noted in the Poway HCP.
Resolution No. P-02-37
Page 16
r Lighting The building plans shall include lighting plans that Prior to Applicant
depict parking lot light standards utilizing low- occupancy
pressure sodium fixtures and lighted bollards
shielded to minimize night glare. Supplemental and
directional lighting shall be primarily provided
through the use of lighted bollards. To minimize
night glare, all parking lot lights shall be turned off at
the close of business. Limited extended hours
would be permitted in conjunction with planned City
or private evening activities. The use of motion
detectors may be substituted in lieu of keeping the
several parking lights on all evening. The final
approval of the lighting system is subject to the
approval of the Directors of Development Services
and Community Services.
M:lplanningl02reportlcuplcup 02-05 exh A.doc