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Item 19 - The Farm in Poway Project Staff ReportJune 16, 2020, Item #19DATE: TO: FROM: CONTACT: SUBJECT: summary: AGENDA RE PO RT City of Poway June 16, 2020 Honorable Mayor and Members of the City Counj,,/1 Robert Manis, Director of Development Services rr 1 David De Vries, City Planner\)(;>~ 858-668-4604 or ddevries@poway org CITY COUNCIL Specific Plan 18-001, Environmental Assessment 19-001, Zone Change 19-001, Zoning Ordinance Amendment 20-001, General Plan Amendment 19-001, Tentative Tract Map 19-002, Development Review 19-001, and Conditional Use Permit Application 19-005, a request to adopt a Specific Plan, subdivide 117 acres of land, and construct up to 160 homes with recreational, agricultural, and commercial amenities at the decommissioned StoneRidge Country Club and certify the associated Environmental Impact Report The applicant is requesting to subdivide 117 acres of land, to construct up to 160 homes with recreational, agricultural, and commercial amenities and to adopt a new Specific Plan governing the regulatory framework of the new subdivision at the decommissioned StoneRidge Country Club north of the intersection of Espola Road and Martincoit Road (project). The applicant is requesting approval of a Specific Plan, an Environmental Assessment, a Zone Change, a Zoning Ordinance Amendment, a General Plan Amendment, a Tentative Tract Map or subdivision, a Development Review, and a Conditional Use Permit. Pursuant to the Poway Municipal Code (PMC), this requires approval by City of Poway voters. Should the City Council approve this plan, it would be considered by City of Poway voters at the November 3, 2020 General Election. Recommended Action: It is recommended that the City Council take public input, close the public hearing, adopt the Resolutions and introduce the Ordinances for first reading by title only, waive further reading, and schedule the adoption for July 7, 2020 thereby approving the project subject to voter approval and certifying The Farm in Poway Environmental Impact Report (EIR). Discussion: The applicant is Kevin McNamara under The Farm in Poway LLC and the property owner is No Stone Left Unturned LLC. The 117-acre project site is located at the former StoneRidge golf course and country club bounded by Espola Road to the south, Valle Verde Road and Saint Andrews Drive to the 1 of 119 west, north, and northeast and Cloudcroft Drive and Tam O'Shanter Drive to the east in the StoneRidge neighborhood. The project site is zoned Open Space - Recreation (OS-R) and is bordered by single-family homes and condominiums zoned Residential Single-Family 4 (RS-4) to the north, east, and west, Residential Single-Family 2 (RS-2) to the northwest along Boca Rotan Lane and properties zoned Residential Condominium (RC) abut the project area to the west and north accessed from Port Marnock Way and Villamoura Drive, respectively. The project location and zoning map is included as Attachment F. Parts of the northern portion of the site are located within the Very High Fire Hazard Area (VHFHA) which requires greater setbacks and defensible space. As further described in the "background" section below, since the property is zoned OS-R, a Proposition FF simple majority vote approval of a General Plan land use designation and zoning amendment is required by the City of Poway voters. The applicant can propose to place this project on the ballot through either a citizen's initiative or through a City Council sponsored measure. The applicant has opted to request that the City Council approve the project and then place it on the November ballot for adoption, as described in a separate agenda report at this City Council meeting (see Agenda Item No. 21). The project includes a detailed development and land use proposal and a Specific Plan proposal. The tentative tract map, development review, and conditional use permit allow for the subdivision, development and land uses as proposed in the site plan (Attachment G), architectural floor and elevation plans (Attachment H through 0), and the conceptual subdivision, grading, and improvement (civil) drawings (Attachment P). The Specific Plan (Attachment Q) allows for future opportunities in land use, construction and design provided the density and intensity are not increased. To respond to concerns of the community, language was added by the applicant as part of the Specific Plan amendments to require deed restrictions to be placed on the project properties restricting future development of the open space to that specified in this Specific Plan and prohibiting future increases in residential density. The Specific Plan replaces the municipal code in most instances as the regulatory and policy document governing the project area. The draft project plans, Specific Plan, and EIR analyzing all of the project's potential impacts on the environment pursuant to the California Environmental Quality Act (CEQA) can be found on the Development Services webpage under Environmental Documents (https://poway.org/329/Recent-Projects-Environmental-Documents). All of the land use designations within the project are presented on the Land Use Plan (Attachment R). The project would include approximately 70.37 acres of open space, which would consist of 55.72 acres of conservation open space and 14.65 acres of recreational open space as further described below. The residential land uses would encompass approximately 33.85 acres, ranging in density from 2.5 to 10.7 dwelling units per acre. The overall density of the project is 1.4 dwelling units per acre. A simple majority approval by the voters of the City of Poway at a special or general election (similar to Proposition FF voting requirements for open space) would be required if a future increase in density or intensity is ever proposed. Background In 1988, the voters of Poway passed Proposition FF, Ordinance No. 283, which requires voter approval for any land use change to any property in the City designated Rural Residential or Open Space if such change would permit commercial or manufacturing uses or increase the residential density allowed. Since the subject property is zoned Open Space - Recreation and the project proposes both housing and commercial uses, a Proposition FF simple majority voter approval will be required following City Council action should it be approved. Proposition FF requires that if the City Council approves the 2 of 119 June 16, 2020, Item #19 June 16, 2020, Item #19project, in order for it to become effective, the City Council must place the project on the ballot as a Council sponsored measure for adoption. No initiative petition is required. The applicant, as such, has not prepared or circulated an initiative petition and is requesting that the City Council approve the Project and place a Council sponsored measure on the ballot in the November 2020 General Election. City Council approval at this stage involves significantly more time and investment by the applicant because they are going through the full project review process without knowing if it will be approved by the City Council or the voters. Although CEQA review is not required for an initiative petition, because the applicant is seeking Council approval to place the project on the ballot, full CEQA review is required. A full EIR was prepared to analyze all of the project's potential impacts. The EIR imposes mitigation measures sufficient to reduce all potentially significant impacts of the project to less than significant levels. Proceeding under this option has resulted in significantly more work, risk, and costs to the applicant, but much more information is available to the voters of the City regarding the proposed future development of the site. Project Description The project consists of approximately 117 acres and includes a total of 160 homes and a mix of open space, cultural, agricultural, commercial, and recreational uses. The new land uses proposed by the Specific Plan includes two open space land use zoning designations and five residential land use zoning designations. Maintenance and operation of the community would be financed through a Master Community Association (MCA) funded entirely by the project. The MCA would be responsible for the long-term maintenance and preservation of all private streets, private utilities, common amenities and community facilities, and landscape areas. The Open Space -Conservation (OS-C) land use designation is designed to serve as a physical and visual buffer between the majority of existing residential uses surrounding the project area and new residential development. The area is proposed to be planted with community gardens, succulent gardens, agriculture and naturalized drought-tolerant landscaping. A minimum 10-foot-wide landscape buffer would be between existing residential lots and structures, storage areas, and staging areas of the working farm and there is a minimum SO-foot setback from existing adjacent residential property lines to structures. Farm operation hours would be limited, and equipment would be required to meet noise guidelines as regulated by the City. Farm stands, outdoor farmers markets, and incidental sales of plants or produce generated from within the project site would be permitted. Landscaped water retention basins, a tot lot and boutique working farm facilities are also located within this area. A multi-use trail system circulates throughout this area and around the project site to provide mobility and recreational opportunities for pedestrians, equestrians, and bicyclists. The majority of the trail system would include decomposed granite or compacted earth trails. Approximately 3.5 miles of trails would connect to sidewalks along the proposed on-site roadways and along existing adjacent public streets to maximize access and connectivity to the public. Trails would range from six to 15 feet in width. The trails and tot lot would be open to the public and the scenic agriculture and garden areas would be visible from the trails. The Open Space -Recreation (OS-R) land use designation would allow up to 30,000 gross square feet of non-residential buildings that can be used for educational, social, boutique commercial, and recreational uses. The project proposes a 4,246 square-foot (sf) event barn with a 1,000 sf patio for community events and social activities (Attachment H), a 2,673 sf cafe with a 2,200 sf patio for restaurants or beer and wine gardens (Attachment I), a 3,684 sf vivarium for butterfly observations (Attachment J), a 2,815 sf classroom with a 680 sf patio for educational activities (Attachment K), a 4,680 sf greenhouse for agricultural activities (Attachment L), a 1,000 sf office/maintenance building (Attachment M), and a 2,953 sf fitness club with a 916 sf patio, recreational courts, a swimming pool, 3 of 119 June 16, 2020, Item #19fitness equipment, and exercise classes (Attachment N). Bike racks, a trail map and rules kiosk, and a bike repair station will be located at the fitness club. A three-acre park with grass amphitheater and dog park is also proposed in the center of the project site. The outdoor performance space may also be available for use by local community groups for concerts in the park or similar events. Events would be open to the public, but coordinated by the MCA. The dog park would be open to the public and would include an enclosed space for off-leash dog play, benches, and a drinking fountain with dog bowl. Within the OS-R zone, events would include weddings, parties, theatrical performances, farmers markets, art exhibits, craft fairs, food festivals, concerts, charitable donation events and similar events. Five residential communities are proposed with varying sizes and architectural styles and roof and siding materials as described below (Attachment 0). The Residential -Twin (R-T) land use designation allows for development of up to 22 twin homes (attached single-family homes). Twin homes are developed like a duplex, but have separate ownership of the units. Two plans are proposed ranging in size from 1,827 to 2,100 sf with a two-car garage and two-car driveways (three and four-bedroom homes). The Residential -Cottage (R-C) land use designation allows for the development of up to 90 detached single-family homes. Four plan variations are proposed ranging in size from 2,294 to 2,993 sf with a two-car garage and a two-or four-car driveway (three-and four-bedroom homes). The Cottage homes are located in groups of four lots with a shared private street (motor court) with no on-street parking (one cluster has two lots). The Residential -Garden (R-G) land use designation allows for the development of up to 13 detached single-family homes. Three plan variations are proposed ranging in size from 2,812 to 3,584 sf with a three-car garage and a two-or three-car driveway (four-and five-bedroom homes). The Residential-Meadow(R-M) land use designation allows for the development ofup to 15 detached single-family homes. Three plan variations are proposed ranging in size from 2,936 to 3,103 sf with a three-car garage and a two-or three-car driveway (four-and five-bedroom homes). The Residential -Homestead (R-H) land use designation allows for the development of up to 20 detached single-family homes. The majority of these homes are located within the VHFHA that is located in the north-eastern portion of the project area. As a result, these homes have increased setbacks. Also, some of the lots abut existing single-family homes along Tam O'Shanter Drive. Because of grade differentials, five of the westerly proposed lots will not be permitted to have rear second-story balconies to protect the privacy of these existing home's back yards. The remaining homes in this zone are lower than the existing adjacent lots and privacy is not anticipated to be impacted. Three plan variations are proposed ranging in size from 2,437 to 3,430 sf with a two-or three-car garage and a two-or three-car driveway (three-, four-, and five-bedroom homes). Demolition of the 21,000 sf existing club house and approximately 10,000 sf of accessory structures including accessory buildings, tennis courts, the pool, and maintenance structures are a part of the project proposal and is required within 90 days of approval. Design A neighborhood aesthetics compatibility analysis was prepared by the project architect. Staff reviewed the design of the buildings to ensure there was a diverse color palette with varying 4 of 119 June 16, 2020, Item #19architectural designs, roof and siding materials and colors, but ensured that each design included unifying elements in design, materials, and/or colors with the surrounding neighborhood. As such, there are nine different color palettes proposed for the residential homes each with two variations in roof and siding materials. Roofing materials generally consist of concrete tile or metal and siding materials include stone, wood, stucco, and metal. Colors proposed are generally earth tones with blues and greys. The metal roofing materials are reflective of the desired "farm house" style and are the only contrasting element from the surrounding neighborhoods, however, the consistency in siding and colors will unify the design with the surrounding neighborhood. The metal is largely introduced within the community facilities and are not as prominently utilized within the homes. All structures will be limited to two-stories or less and no more than 35 feet in height. Exceptions may be made for thematic elements in the open space areas for structures like windmills and water towers. Parking The project would provide adequate parking within the project site to minimize impacts to existing residential streets in the vicinity and all parking would comply with the requirements of the PMC unless otherwise specified within the Specific Plan. Each residential unit would include a minimum of a two-car garage and two additional uncovered driveway spaces. Some residential units would include a three-car garage and additional driveway spaces. A total of 220 on-street parking spaces are provided throughout the project site to serve as additional guest parking for residents and overflow parking for on-site non-residential uses. Non-residential off-street parking lots would be provided for non-residential uses within the project site, including the recreational amenities, assembly spaces, and eating/drinking establishments. Regulations regarding project parking, including number of parking spaces, parking space dimensions, and permitted uses of parking spaces are provided in the Specific Plan (Attachment Q). A total of 1,263 parking spaces are provided for the project, exceeding requirements within the PMC. Traffic and Transportation Improvements A traffic analysis was prepared for the project and is attached to the Final EIR (Attachment A -Exhibit A). The analysis evaluated potential vehicular impacts which focused on automobile delays (or Level of Service). In addition, pedestrian and bicycle mobility were reviewed on and off-site. Transit conditions and access to transit were evaluated. The role of Intelligent Transportation Systems (ITS) was also reviewed. The project includes a multi-modal network with bike, pedestrian, and vehicular connections and trip efficiency strategies. The net new trips generated by the project are approximately 2,524 Average Daily Trips or ADT. This ADT estimate does not deduct the estimated 1,440 ADT generated by the former StoneRidge Country Club. The analysis shows that Espola Road and street segments and intersections within the area will continue to operate at an acceptable level of service except for the intersection of Stone Canyon Road and Pomerado Road. This intersection currently operates at unacceptable service levels and this would be exacerbated by the project without mitigation. As such, the traffic signal at this intersection will be modified to provide east/west split phasing. Split phasing is a signal design that gives a green phase for all vehicle movements of one direction (e.g., northbound through, right, and left) followed by a phase for all movements of the opposite direction (e.g., southbound through, right, and left). With the new split phasing, the intersection will operate at acceptable levels of service, improving current conditions. The existing frontage of the project area along Espola Road includes overhead utility lines and poles obstructing the pedestrian asphalt sidewalks and the bike lanes are narrow and undersized for 5 of 119 June 16, 2020, Item #19meeting bike lane requirements. The bus route 945A fronts along Espola and loops around Poway on weekdays. As a part of the project proposal, the Espola Road right-of-way fronting the property will be widened by three feet on the north side to accommodate bike lanes. Martincoit Road and Espola Road will also be improved to add a new four-way intersection, which will serve as the primary entry into the project. A curb-separated left turn lane into the project will be added and the existing left turn lane onto Martincoit Road will also become curb-separated. All four left turns will include left turn phasing (the permissive left-turn phase is immediately followed by an exclusive, protected left-turn phase). The signalized intersection will include high visibility crosswalks, pedestrian signals with countdown timers, leading pedestrian interval timing. ADA compliant curb ramps, bicycle detection, and smart adaptive signals that can adjust signal phasing and extend pedestrian walk time based upon time of day. Adaptive signals will also be integrated into existing intersections west of the new intersection and into the City of San Diego to link the traffic signals together and improve traffic flow. Overhead utilities fronting the project along Espola Road will be placed underground. The General Plan designates Espola Road as a scenic roadway and as such, an open space easement is required and proposed along the frontage of the property which expands the scenic landscape and building setback. A five-foot wide landscaped parkway strip, a six-foot wide concrete sidewalk and a nine-foot wide meandering community trail will also be constructed on the north side of the Espola Road right-of-way along the project's frontage. Although Valle Verde Road does not directly serve the Specific Plan area, this roadway provides connections to Chaparral Elementary School, the project's assigned elementary school, which is located just over a half mile to the west. To enhance connectivity and promote a safe route to school, the project includes the installation of special mobility features at the Valle Verde Road/Espola Road intersection that include the same features as the Espola Road and Martincoit intersection. Similarly, a high visibility crosswalk and ADA compliant ramps will be installed along the west side of the intersection of Valle Verde Road and St. Andrews Drive. The missing connection of the five-foot-wide contiguous sidewalk along the west side of Valle Verde Road, approximately 350 feet north of Edina Way to Solera Way, will be constructed to provide continuous sidewalk along the route to school. Other public improvements include new access and frontage improvements. New emergency vehicle access is proposed through the cul-de-sac on Cloudcroft Court. Two secondary access points are also provided from Tam O'Shanter Drive and Boca Raton Lane. Both access points will consist of three-way intersections with stop signs only at the entry points out of the Specific Pian area. New residential lots are proposed to front on portions of St. Andrews Drive and Boca Raton Lane. Because these streets were originally developed to their full 60-foot right-of-way width, no new street improvements are proposed, except new curb and gutter. These two streets provide one 12-foot travel lane in each direction and on-street parking on both sides of the street, but no sidewalks. The new residences will continue this development pattern. Private streets within the project area are intentionally designed as low-speed streets to encourage slower speeds and promote pedestrian and bicyclist mobility. Sidewalk is provided on one side of most private street sections. Travel lane widths are the minimum 24 feet required for fire access and curved alignments create physical conditions that reduce driver comfort and force them to slow down. Curb extensions, also known as bulb-outs, are provided at key intersections to reduce crossing lengths for pedestrians, improve the visibility of pedestrians attempting to cross, and provide locations for street trees. Low speeds also allow these private streets to be shared with low speed vehicles, bicycles, and tractors. Crosswalks shall consist of stained and stamped concrete or asphalt concrete with decorative scoring, or similar decorative treatment and shall be a minimum of eight 6 of 119 June 16, 2020, Item #19feet wide. Private streets will be open to the public for access except for the motor court private streets. Neighborhood Meetings On December 12, 2018, a neighborhood meeting was held at Painted Rock Elementary School. A 500-foot radius mailing notice to property owners and tenants and an email to 3,600 emails within the Green Valley Civic Association (GVCA) were sent and two articles were published in the Poway Chieftain. The meeting was well attended with standing room only. Over 150 comment cards were received. During the open question and answer session, members of the public expressed concern regarding: 1) impacts to school facilities because of increased enrollment, 2) ensuring there are no gated areas and that there is public access to the trails, parks and proposed facilities and amenities, 3) maintenance of the current property, 4) widening, crossing, and intersection improvements of Espola Road, 5) preservation and maintenance of proposed open space and agricultural lands and community gardens, and 6) HOA and mello roos fees for proposed and surrounding residents. On May 23, 2019, City staff in conjunction with Dudek and consultants of the developer hosted a public scoping meeting regarding the potential environmental impacts resulting from the project. The meeting was hosted at the City Council Chambers. Community stakeholders, interested parties, local homeowner's associations and property owners and occupants within 500 feet of the property were notified (approximately 1,300 notifications). A total of 77 people signed in as attending. The scoping meeting was an open house format where attendees could talk one-on-one with the development team, the traffic consultants, and the environmental consultants. Most participants had questions about the details of the project, with many raising concerns related to obstruction or degradation of views and increased traffic. These comments were addressed within the Draft EIR. On September 3, 2019, the development team, in conjunction with City staff, attended a community meeting with the Chateau HOA members outside their community center and provided an overview of the project and answered questions from the public. It was discussed if an easement will be allowed for their HOA's monument sign and if the proposed trail should loop around their condominium development or only remain along the southerly side. Fencing around their condominium development was discussed, but the developer stated there are no funds for fencing on their property. There were also general concerns about weed abatement and property maintenance on the existing property. Board members of the HOA have stated they are open to discussions regarding allowing a trail access easement across Villamoura Drive in exchange for access easements to their monument signs. On September 11, 2019, the development team, in conjunction with City staff, hosted a neighborhood meeting providing an overview of the project and answering questions from the public. The meeting was hosted at the City Council Chambers. Community stakeholders, interested parties, local homeowners associations and property owners and occupants within 500 feet of the former StoneRidge golf course were notified (approximately 1,300 notifications). The Council Chambers were full with additional community members in the foyer. Over 100 people were in attendance. The meeting was in a town hall meeting format where attendees listened to an overview of the project with a PowerPoint presentation and then asked questions of the development team and City staff. Everyone was available for questions before and after the meeting and comment cards were available for attendees to write down their comments. Numerous community members were concerned about the overgrowth of weeds on the existing property and potential fire risk. Several attendees expressed concerns about future project changes and increased intensity if the project is approved. Impacts to traffic, schools, and views were also common concerns. 7 of 119 https://docs.poway.org/WebLink/Browse.aspx?id=147662&dbid=0&repo=CityofPowayOn March 1, 2020, the Green Valley Civic Association (GVCA) provided a panel-style neighborhood meeting. The meeting was held at Painted Rock Elementary School. Panelists included the development team and City Planner David De Vries. A variety of questions and responses were provided. Issues raised were related to traffic, noise, lighting, future amendments to the plan, the development approval process, and what happens if the plan is not approved. It was also asked if the existing buildings on-site could be required to be torn down. Public Correspondence Since the 10 day public hearing notice was released, as of June 8th, staff received four public comments (included as Attachment T). These letters and other comments received will be reviewed and considered for additional environmental issues. Environmental Review: In April 2019, the City Council approved a consultant agreement between the City of Poway and Dudek for the preparation of an EIR for The Farm in Poway project. A Notice of Preparation (NOP) was issued on May 10, 2019 and a Scoping Meeting was held on May 23, 2019. An EIR was prepared for the Specific Plan which evaluated all environmental categories for potential impacts, including aesthetics, air quality, biological resources, cultural and tribal cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, population and housing, public services, recreation, transportation and traffic, utilities and services systems and wildfire risk. Technical studies included an air quality/greenhouse gas report, biology report, cultural report, geotechnical report, drainage report, stormwater quality management plan, General Plan consistency report, noise study, traffic report, sewer report, fire fuel management plan, and a neighborhood aesthetics analysis. Both project-specific and cumulative Impacts were evaluated. The EIR considered a reasonable range of project alternatives, including a no project alternative. Required mitigation to offset impacts generally include intersection improvements at Stone Canyon Road and Pomerado Road, tree replacements, construction grading, noise, and equipment monitoring, in-lieu fee payments for habitat and greenhouse gas impacts, and event restrictions to limit noise. These are included in the Mitigation Monitoring and Reporting Program (MMRP) (Attachment S). The Final EIR concludes that the potential impacts associated with the Specific Plan, through the incorporation of mitigation measures, will be mitigated to a level of insignificance. The Final EIR discusses the project alternatives, the issue areas, and the mitigation measures in detail. As a result, staff recommends that the City Council certify the EIR. The Draft EIR was distributed on February 19, 2020 and was posted on the City's website. The Final EIR which includes responses to comments and modifications resulting from the comments Is available on file in the Office of the City Clerk and also available online: The Final EIR is included as Exhibit A of the resolution certifying the EIR provided as Attachment A to this report. Fiscal Impact: Consistent with the City Council's direction from the February 18, 2020 Council Meeting in which Council discussed including a revenue analysis with proposed projects to help decision making, staff conducted a revenue analysis for The Farm in Poway project. Staff analyzed the potential ongoing 8 of 119 June 16, 2020, Item #19 https://docs.poway.org/WebLink/Browse.aspx?id=147662&dbid=0&repo=CityofPowayrevenues, such as property tax and sales tax, and excluded one-time revenues, such as transfer taxes. The data supporting staffs analysis came from a variety of sources. For example, the developer's agent provided estimated sales information. This information helped support the property and sales tax analysis. The U.S. Bureau of Labor Statistics (BLS) Table 1203 provided annual expenditures by income level and expenditure type. The BLS data helped support the sales tax analysis. Sales tax estimates for commercial buildings were created with the support of published information from the City's sales tax consultant, HDL. The residential portion of the development is projected to annually contribute $400,000 in property tax revenues and $100,000 in sales tax revenues. The commercial portion of the development is projected to annually contribute $4,700 in property tax revenues and between $2,300 and $23,000 in sales tax revenues. The range in estimate commercial sales tax occurs because of the potential use types in the Cafe. The sales tax for a coffee house such as Starbucks is much different than the sales tax for a bakery-cafe such as a Panera Bread. Based on staffs analysis, approximately $500,000 in annual revenue is estimated for the City of Poway. Public Notification: A Notice for Public Hearing was published in the Poway News Chieftain on Thursday, June 4, 2020. A public notice was mailed to property owners and occupants located within 500 feet of the project site. A public notice was provided to past neighborhood and scoping meeting attendees and meeting and EIR commenters. Six Notice of Pending Development Application signs were posted at the site. Attachments: A. Resolution certifying the Final EIR (EA 19-001) (Exhibit A-Final EIR is available on file in the Office of the City Clerk and also available on line: B. Resolution approving General Plan Amendment 19-001 C. Resolution approving Tentative Tract Map 19-002, Development Review 19-001, and Conditional Use Permit Application 19-005 D. Ordinance approving Specific Plan 18-001 E. Ordinance approving Zone Change 19-001 and Zoning Ordinance Amendment 20-001 F. Zoning and Location Map G. Site plan H. Floor and Elevation Plans -Event Barn I. Floor and Elevation Plans -Cafe J. Floor and Elevation Plans -Vivarium K. Floor and Elevation Plans -Classroom L. Floor and Elevation Plans -Greenhouse M. Floor and Elevation Plans -Office N. Floor and Elevation Plans -Fitness Club 0. Floor and Elevation Plans -Residential Communities P. Conceptual subdivision, grading and improvement (civil) drawings (available on file in the Office of the City Clerk and also available online: https:/ / docs. poway.org/Weblin k/Browse.aspx?id=14 7662&dbid:::Q&repo=Cityof Poway) Q. Specific Plan (available on file in the Office of the City Clerk and also available on line: https://docs,poway.org/Weblink/Browse.aspx?id=147662&dbid=0&repo=CityofPowayl R. Land Use Plan (Exhibit 3.1 of the Specific Plan) S. Mitigation Monitoring and Reporting Program (MMRP) for the Final EIR (EA 19-001) T. Public Correspondence received June 3rd through June 8th 9 of 119 June 16, 2020, Item #19 June 16, 2020, Item #19Reviewed/ Approved By: Wendyserman Assistant City Manager 10 of 119 Reviewed By: Alan Fenstermacher City Attorney Approved By: cllb City Manager June 16, 2020, Item #19RESOLUTION NO. 20-A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, CERTIFYING AN ENVIRONMENTAL IMPACT REPORT (EA) 19-001 AND ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT FOR THE FARM IN POWAY SPECIFIC PLAN (SPP) 18-001 INCLUDING THE SUBDIVISION OF 117 ACRES OF LAND AND THE CONSTRUCTION OF UP TO 160 HOMES WITH RECREATIONAL, AGRICULTURAL, AND COMMERCIAL AMENITIES; ASSESSOR'S PARCEL NUMBERS 273-110-07-00, 273-110-08-00 AND 273-110-18-00 WHEREAS, on April 16, 2019, the City Council approved a consultant agreement between the City of Poway and Dudek for the preparation of an Environmental Impact Report (EIR) for The Farm in Poway project; WHEREAS, The Farm in Poway Specific Plan contains definitions, a land use plan, development standards and design guidelines that sets the policy framework to guide development; WHEREAS, The Farm in Poway Specific Plan requires that the City amend the City's General Plan and Zoning Ordinance, including the General Plan Land Use Map and Zoning Map; WHEREAS, the potential impacts of the maximum development permitted by The Farm in Poway Specific Plan analyzed in the EIR include aesthetics, air quality, biological resources, cultural and tribal cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, population and housing, public services, recreation, transportation and traffic, utilities and services systems, and wildfire risk; WHEREAS, a Notice of Preparation was filed with the State Clearinghouse on May 10, 2019 for a 30-day review and a public scoping meeting was held on May 23, 2019; WHEREAS, a Notice of Completion for the preparation of the Draft Environmental Impact Report (DEIR) was filed with the State Clearinghouse on February 19, 2019 (Sch# 2019059048); WHEREAS, the DEIR was made available for public comments on February 19, 2020 for a 45-day review; WHEREAS, the City has prepared responses to all the comments received on the DEIR which have been incorporated into the Final EIR; WHEREAS, on June 16, 2020, the City Council held a duly advertised public hearing to receive testimony from the public, both for and against, relative to this matter; and WHEREAS, the City Council has read and considered the agenda report for the proposed project, including the attachments, and has considered all other evidence presented at the public hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as 11 of 119 ATTACHMENT A June 16, 2020, Item #19follows: SECTION 1: The City Council hereby makes the following findings: Resolution No. 20-Page 2 A. The proposed Specific Plan is consistent with applicable land use plans and policies contained in the City's General Plan. B. That implementation of the proposed Specific Plan will not result in significant unmitigable environmental impacts. C. To ensure that potential environmental impacts identified in the environmental assessment are mitigated to less than significant, the City Council hereby adopts the Mitigation Monitoring and Reporting Program (MMRP) contained in the Final EIR. D. That the mitigation measures contained in the MMRP shall be incorporated on all projects, when applicable, as conditions of approval. SECTION 2: Section 15093 of the State CEQA Guidelines requires that if the project will cause significant unavoidable adverse impacts, the City must adopt a Statement of Overriding Considerations prior to approving the project. A Statement of Overriding Considerations states that any significant adverse project effects are acceptable if expected project benefits outweigh unavoidable adverse environmental impacts. The project here will not result in any significant and unavoidable impacts. SECTION 3: Environmental impacts identified in the Final EIR as potentially significant, but that can be reduced to less than significant levels with mitigation, are described in Table 1-1 of the Final EIR and are incorporated herein by this reference. The City, having reviewed and considered the information contained in the Final EIR and the Record of Proceedings and pursuant to Public Resource Code §21081 (a)(3) and State CEQA Guidelines §15091 (a)(3), makes the finding that the project would not result in impacts that are unavoidable. All potential impacts would be mitigated to less than significant. Therefore, the project will not cause significant unavoidable adverse impacts. SECTION 4: Alternatives to the Project that might eliminate or reduce significant environmental impacts are discussed in Section 6 of the Final EIR. SECTION 5: In accordance with the requirements of the California Environmental Quality Act (CEQA), an EIR has been prepared for SPP 18-001 and associated entitlements Zone Change (ZC) 19-001, Zoning Ordinance Amendment (ZOA) 20-001, General Plan Amendment (GPA) 19-001, Tentative Tract Map (TTM) 19-002, Development Review (DR) 19-001, and Conditional Use Permit Application (CUP) 19-005, a request to adopt a specific plan, subdivide approximately 117 acres of land, and construct 160 homes with recreational, agricultural, and commercial amenities at the decommissioned StoneRidge Country Club. The City Council has considered the EIR, and public comments received on the EIR. The subject EIR documentation is fully incorporated herein by this reference. The City Council finds, on the basis of the whole record before it, and in its own independent judgement, that there are no significant unavoidable impacts and that there were significant impacts, but they were all mitigated to be less than significant. 12 of 119 June 16, 2020, Item #19Resolution No. 20-Page 3 SECTION 6: Prior to taking action, the City Council reviewed and considered and has exercised its independent judgment in considering the Final EIR and all of the information and data in the administrative record, and all oral and written testimony presented to it during meetings and hearings and finds that: the Final EIR has been completed in compliance with CEQA; the Final EIR was presented to the City Council and the City Council reviewed and considered the information contained in the Final EIR prior to taking action regarding the Final EIR; and the Final EIR reflects the City's independent judgment and analysis. No changes to the proposed Specific Plan, changes to the environment, comments on the proposed Specific Plan, or any additional information submitted to the City have produced any substantial new information requiring additional environmental review or documentation of the Project under CEQA. SECTION 7: The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including reasonable attorney's fees, collectively the "Claims" against the City or its agents, officers, or employees, relating to the issuance of any aspect of the project approval set for in this resolution, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval (including but not limited to SPP 18-001, ZC 19-001, ZOA 20-001, GPA 19-001, TTM 19-002, DR 19-001, and CUP 19-005), any environmental document or decision made pursuant to CEQA (EA 19-001 ), and any portion of the ballot materials, ballot question, impartial analysis, arguments and rebuttals in favor of the project, and any other challenge related in any way to the November 3, 2020 ballot measure concerning The Farm in Poway project analyzed in the EIR. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation-related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by applicant. Notwithstanding the foregoing, no indemnity shall be required for claims resulting from the exclusive gross negligence or willful misconduct of the City. SECTION 8: The City Council hereby certifies the Final EIR (EA 19-001 ), the CEQA Findings of Fact, and the Mitigation Monitoring and Reporting Program (MMRP) included as "Exhibit A" to this Resolution available on file in the Office of the City Clerk. 13 of 119 June 16, 2020, Item #19Resolution No. 20-Page 4 PASSED, ADOPTED AND APPROVED at a Regular Meeting of the City Council of the City of Poway, California on the 16th day of June, 2020 by the following vote, to wit: AYES: NOES: ABSENT: DISQUALIFIED: Steve Vaus, Mayor ATTEST: Faviola Medina, CMC, City Clerk 14 of 119 June 16, 2020, Item #19RESOLUTION NO. 20-A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, AMENDING THE CITY'S GENERAL PLAN FOR THE FARM IN POWAY SPECIFIC PLAN (SPP) 18-001 (GENERAL PLAN AMENDMENT (GPA) 19-001); ASSESSOR'S PARCEL NUMBERS 273-110-07-00, 273-110-08-00 AND 273-110-18-00 WHEREAS, The Farm in Poway Specific Plan contains definitions, a land use plan, development standards and design guidelines that sets the policy framework to guide development; WHEREAS, The Farm in Poway Specific Plan requires that the City also amend the City's General Plan and Zoning Ordinance, including the General Plan Land Use Map and Zoning Map; WHEREAS, The Farm in Poway Specific Plan will contain the zoning and land use designations, development standards and design guidelines for future development within the Specific Plan area; WHEREAS, the proposed amendments ensure consistency between The Farm in Poway Specific Plan and the City's General Plan; WHEREAS, on June 16, 2020, the City Council of the City of Poway also considered approval of The Farm in Poway Specific Plan (SPP) 18-001 and associated entitlements Zone Change (ZC) 19-001, Zoning Ordinance Amendment (ZOA) 20-001, Tentative Tract Map (TTM) 19-002, Development Review (DR) 19-001, and Conditional Use Permit Application (CUP) 19-005 as well as the certification of a Final Environmental Impact Report (FEIR) (EA 19-001 ), a request to adopt a specific plan, subdivide 117 acres of land, and construct 160 homes with recreational, agricultural, and commercial amenities and amending the General Plan as indicated herein and the land use designations as indicated in the Specific Plan at the decommissioned StoneRidge Country Club; WHEREAS, section 65350, et seq., of the California Government Code describes the procedures for amending General Plans; WHEREAS, on June 16, 2020, the City Council held a duly advertised public hearing to receive testimony from the public, both for and against, relative to this matter; and WHEREAS, the City Council has read and considered the agenda report for the proposed project, including the attachments, and has considered all other evidence presented at the public hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows: SECTION 1: The above recitals are true and correct. SECTION 2: A Final Environmental Impact Report (FEIR) (EA 19-001) was prepared for The Farm in Poway Specific Plan (SPP) 18-001 and associated entitlements Zone Change (ZC) 19-001, Zoning Ordinance Amendment (ZOA) 20-001, General Plan Amendment (GPA) 19-001, 15 of 119 ATTACHMENT B June 16, 2020, Item #19Resolution No. 20-Page 2 Tentative Tract Map (TTM) 19-002, Development Review (DR) 19-001, and Conditional Use Permit Application (CUP) 19-005. The City Council certified the FEIR at a duly noticed public hearing on June 16, 2020. This General Plan amendment is made in furtherance of, and consistent with, SPP 18-001 and is a required entitlement to allow development of The Farm in Poway project, as specifically analyzed in the FEIR. Approval of GPA 19-001 is part of the City Council's June 16, 2020 approval of the entire The Farm in Poway project. SECTION 3: The City Council finds that this General Plan amendment is consistent with SPP 18-001, ZOA 20-001, and the corresponding ZC 19-001, and would maintain land use compatibility with the surrounding properties. SECTION 4: The City Council hereby approves GPA 19-001, amending certain sections of the City's General Plan as specified below, subject to its adoption by City of Poway voters at the November 2020 General Election. Removals are indicated with strikethroughs and additions are indicated with underline. SECTION 5: Table 111-2 on Page 9 of the General Plan Community Development Element shall be amended as follows: 16 of 119 June 16, 2020, Item #19POWAY COMPREHENSrvE PLA/IJ. GENERAL Pt.AH TABLE ll1-2 OISTRIBU110N OF LANO USES Resolution No. 20-Page 3 LAND USE CATEGORY fIBCENT LAND USE CAIEGOBY ACRES PERCENT L IN CORPORA n;p CITY 2. SPHERE Of fifl u den!ill ~ RR-A 7,483 29.8 RR-A U36 lQQ...Q RR.a 1,319 5.3 RR-C 3,207 12.8 SUBTOTAL 2,136 100.0 RS-1 33 0.1 RS-2 431 1.7 G,ABEA HS-3 64 0.3 RS-4 583 2.3 Bc1idem11J RS-7 1,315 5.2 RR·A 542 34.8 PRO 723 2.9 Ooen Scace MHP 99 0.4 0$-RM u RC 143 0.6 RA 81 0.3 SWTOTAL 1,559 lOQOO ~gnmec:,r&d co 79 0.3 GRANO TOTAL 28,807 1 0 0 . 0 CN 3 CG 217 0.9 cc 109 0.4 Mlllllfa'1Yaae MS 36 0.2 0oen s~, OS 50 0.2 OS-R 418 301 L6 1.2 0~ 2,598 10.3 Ss>e~ Purooic Pf 271 1.1 PC 3,6323,749 U.5 14.9 I.ra.imorta1igg Cwidoc& 2..218 COMM.IHrTY O Ya.OPMEHT -9 17 of 119 u INCUJOES .ADMENOMENTS THROUGH GPA H-02.A GPA t -00# June 16, 2020, Item #19Resolution No. 20-Page 4 SECTION 6: Page 13 of the General Plan Community Development Element shall be amended as follows: POWAY COMPREHENSIVE PLAN· GENERAL PLAN parcel-specific issues can be addressed with creative solutions. There Tl1ese areas are currently designated Planned Community~-They are Rancho Arbolitos. South Poway The Farm ,n Poway and Old Coach. Rancho Arbolitos includes only single-family homes. The Old Coach area has been approved for estate single-family homes and a 27-hole golf course with club house. The distribution of land uses in South Poway is shown on Figure 111-1. Publlc Facllltles Public Facllltles (PF): The Public Facilities designation is intended for lands containing privately and publicly owned facilities serving the needs of the general community. These include the schools, school district headquarters, fire stations, water treatment facility, City Hall and other similar uses. (Amended per GPA 93-01A) Overlays AFFORDABLE HOUSING OVERLAY DESIGNATION (AH): In order to provide for adequate affordable housing sites in the community, the AH overlay designation is established and may be attached to property within any land use category, including non-residential categories, but not including the Open Space Resource-Management category. There are two types of Affordable Housing Overlay designations: Affordable Housing Overlay for Lower Income Households (AH-L) and Affordable Housing Overlay for Moderate Income Households (AH-M). A specific plan must be prepared for each area carrying the AH-M designator for moderate income housing. These Specific Plans shall allow residential development at residential densities up to 30 dwelling units per acre and must specify the income group or groups being targeted by each allowed density. The specific plan must also include conditions under which the parcel may be developed at the higher densities, including guarantees of affordability to the specified income categories and any design criteria necessary to ensure compatibility with surrounding development. For properties carrying all AH-L designator for lower income housing, densities up to 30 dwelling units per acre shall be allowed. A Specific Plan or conditional use permit shall not be required, but the project shall comply with the AH-L development standards contained in the Development Code. Properties carrying the AH designator may be developed either according to the underlying zoning or, as affordable housing according to the criteria set out in either the specific plan in the case of properties designated AH-M or the Development Code in the case of properties designated AH-L. Development at the higher density may only occur after the specific plan Is adopted. PROMINENT RIDGELINE (PR): This overlay Is established for the protection of ridgelines with special significance to the community. Development is not permitted on these areas. COMMUNITY DEVELOPMENT-13 INCLUDES ADMENDMENTS THROUGH GPA 08-0119-001 18 of 119 June 16, 2020, Item #19Resolution No. 20~ Page 5 SECTION 7: Page 7 of the General Plan Public Facilities Element shall be amended as follows: POl/A Y COMP-EHENSIVE PLAN: GENERAL PLAt-J SPORTS FACILITIES The Cry of Po,,ay, conJuncuon •,1th t e Poway Un fied Sc oo District and several pnvate property owners, pro de a I ro ge o a h e c, recreational (p ssive and active) ond competr ve sports ac111ties and opportun •s which promote the ohysic.:i wel -be ng of t e commun:ty. e exisbng and rurure roe I ties w thin Poway h:lve been care'u ly pla ned nd 'oca ed to ensure thBt me reeds of every ge group and neighborhood have been co'lsidered. F c, 1ties w1 h e como,un ty i'lc i..de both indoor and ou oor (publ c and prvate) uses as descnbed below. PRIVATE SPORTS FACILITIES Severo! pnvotely operated faci i es ex s1 with n the commun ty Theae c ude the ol owing fit~A1R1 · Ch•~ The F Y h s t 7 9'-'il private COIT'muni;y .QWntry ~ ocated jle nort Poway orea o Espola Road between Vale Verde Road Md Cloudcroft Drive. Ti1s COO'm.irny nc udes pub icly access ble tr Is nd p s as •,el as a~~~~~~~&-& -wb~wu s • m nd tenrus fac llty t at ia va b e to the puul c throug men uershcP. ~~.61i,,-;iw:i,Q,....R-....._~,. Roncho Arbolnos Swim and Tennis Club Th s seve'l acre pr vate clJD includes a s,•,imml'lg pool and e gh te~n s co rts Club membership is op~ to nyo e altho1.,9h purcha-sers o ne •1 hon'es in the Rancho Arbol tos P onned Con mu-,1.y rece ve a d soount f they JO"' w th six won hs of mo 1ng to the community The clu s located at e southe st corner of T ·n Peaks Road a dSi verset S1ree1 in the ce tral po no Po.vay. North County Soccer Pork Ttus 4 8 acre park serves soccer tean s nd enthusms s from bo tt,e cc.al v1cmlty Md the region Appro imale y 100 eams presently u; I ze e pork and player, ages r ge from chi d lo ad t The tac, rty 1s located on the ves s de of Espola Road between wm Pea s ~oad and Ezra Lane m central Po·.vay. The part,. includes an outdoor ighted 1ena p ct,ce field, mini-court nd pub 1c co cession/sports shop Powoy Valley Riders Association h1s ten acre equestrian factltty is locn1ed 1n • e south est comer of T • n Pei.lks Rood and Terra Boni•a Road. In o.dd lion o regu ar club evems t e faci ity occommodaies equestnan events s ch as e annual PRC sanct.oned Poway Rooeo JOINT USE FACILITIES In add tso o the Center for Performing Arts, e City O POMIY e Powoy u ,, ed School O s c, o;,erate n•ultipurpose center os a ,o•nt use f c1Jrty A second mu tipurpose center w I be under construct10 before :he end of 1991. I ddiuon, scM001 sports fie ds are eavdy used by comn, n ty youth ard dull soorts eagues during on-schoo PUBLIC F.i1Cf!..ITIE;; • 7 /l~CWDES Al(ENDMENTS ThROUGH GPA ~..11:2Ql 19 of 119 June 16, 2020, Item #19Resolution No. 20-Page 6 SECTION 8: Page 8 of the General Plan Public Facilities Element shall be amended as follows: POWAY COMPREHENSrVE PLAN GENERAL PLAN TABLE IV-2 PRIVATE RECREATIONAL FACILITIES NON-RES RICTED RESTRICTED ACREAGE Body Go lery F ess Ctr. Carriage L nes Nort Cou ty lrdoorl Outdoor Soccer Pork Pomsetti F omuy Mobile Ho,ne P Poinsettia Senior Mob1 e Home Ptm Per,• y Roya Mobile Estores Pc,.vay heater Pcmay Vat ey Riders Assoc Ronco Arbo s S•Mm and er sCI b Toe Eorn 1c P;;,,•ov· ~tee,. 9 ~ti Coqntr; C I 1 X X X X .x. Restricted refers to public use ccess X X X 0.28 I 40 4 92 0 25 025 0.50 10 7 .:1.U "'ee D': ~attn IO PC'lt1Y ;C ,f.,.. P/J" a-lCUlQ CCCC'ei"Mil il:Jl o,• hours Sc ool locano s a d 'oc I ties are referenced in ob e N-3 Po.voy Unified School District In entory of Sports Fociltties. Twin Peaks Multipurpose Center This 1s a 12 000 square fooi gymnasium fac1hty oco.ed o the campus o' Twin Pe ks Middle School at 14! 0 Terra Borma Ro~d he School O s ct uti i=es t e facility or educational purposes duril"lg schoo hours and t e C l opera es tl'-e foci irt after sctlool and on •1ee ends and hol days The center 1s the pr,m ry ployrg area o• Poway ou h Basketbo I. The ac, rty inc udes one n b sketba I court 11r tv:o cross lt/CLUDES A!AEf'IDlofEflTS THROUGH GP. 20 of 119 eou , three vo ley-ba I courts, si badminton courts, stage area, co ference room, and eoncess on rea Tl'e court surface 1s hardwood d ~e faci ity me udes glass backboards, complete publ c address system or,d specta or area. e bu11d 9 was con pleted ~ay 1988. Meadowbrook Multipurpose Center A secord multlp.Jrpose center l'los been uthonzed rd flAnded to be bu t at We dowbr~ ,11dd e School. As WI the T 11in Peaks center, the Sct-oo Distric1 •1i I u l.ze e foci 11y for e-duca onal purposes during scnoo hours and e C ty I'.> I ooer te alter PUBLIC FACIUTTES -8 June 16, 2020, Item #19Resolution No. 20-Page 7 SECTION 9: The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including reasonable attorney's fees, collectively the "Claims" against the City or its agents, officers, or employees, relating to the issuance of any aspect of the project approval set for in this resolution, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval (including but not limited to SPP 18-001, ZC 19-001, ZOA20-001, GPA 19-001, TTM 19-002, DR 19-001, and CUP 19-005) and any environmental document or decision made pursuant to CEQA (EA 19-001 ), and any portion of the ballot materials, ballot question, impartial analysis, arguments and rebuttals in favor of the project, and any other challenge related in any way to the November 3, 2020 ballot measure concerning The Farm in Poway project approved by this resolution. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation-related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by applicant. Notwithstanding the foregoing, no indemnity shall be required for claims resulting from the exclusive gross negligence or willful misconduct of the City. SECTION 10: Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this resolution or its application to any person or circumstance, is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this ordinance, or its application to any other person or circumstance. The City Council declares that it would have adopted each section subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact of any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable. 21 of 119 June 16, 2020, Item #19Resolution No. 20· Page 8 PASSED, ADOPTED AND APPROVED at a Regular Meeting of the City Council of the City of Poway, California on the 16th day of June, 2020 by the following vote, to wit: AYES: NOES: ABSENT: DISQUALIFIED: Steve Vaus, Mayor ATTEST: Faviola Medina, CMC, City Clerk 22 of 119 June 16, 2020, Item #19RESOLUTION NO. 20-A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 19-00, DEVELOPMENT REVIEW 19-001, AND CONDITIONAL USE PERMIT 19-005 FOR THE FARM IN POWAY SPECIFIC PLAN SPP 18-001; ASSESSOR'S PARCEL NUMBERS 273-110-07-00, 273-110-08-00 AND 273-110-18-00 WHEREAS, on June 16, 2020, the City Council of the City of Poway also considered approval of The Farm in Poway Specific Plan (SPP) 18-001 and associated entitlements General Plan Amendment (GPA) 19-001, Zone Change (ZC) 19-001, Zoning Ordinance Amendment (ZOA) 20-001 as well as the certification of a Final Environmental Impact Report (FEIR) (EA 19-001 ), a request to adopt a specific plan, subdivide 117 acres of land, and construct 160 homes with recreational, agricultural, and commercial amenities with related site and public street improvements at the decommissioned StoneRidge Country Club; WHEREAS, on June 16, 2020, the City Council held a duly advertised public hearing to receive testimony from the public, both for and against, relative to this matter; WHEREAS, the City Council has read and considered the agenda report for the proposed Project, including the attachments, and has considered all other evidence presented at the public hearing; and WHEREAS, the approved development plans are incorporated by reference herein as "Exhibit A" to this Resolution available on file in the Development Services Department, also known as the site and landscape plans and the architectural and civil drawings. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows: SECTION 1: The above recitals are true and correct. SECTION 2: A Final Environmental Impact Report (FEIR) (EA 19-001) was prepared for The Farm in Poway Specific Plan (SPP) 18-001 and associated entitlements Zone Change (ZC) 19-001, Zoning Ordinance Amendment (ZOA) 20-001, General Plan Amendment (GPA) 19-001, Tentative Tract Map (TTM) 19-002, Development Review (DR) 19-001, and Conditional Use Permit (CUP) 19-005. The City Council certified the FEIR at a duly noticed public hearing on June 16, 2020. This Tentative Tract Map, Development Review, and Conditional Use Permit is made in furtherance of, and consistent with, SPP 18-001 and are required entitlements to allow development of The Farm in Poway project, as specifically analyzed in the FEIR. Approval of TTM 19-002, DR 19-001, and CUP 19-005 is part of the City Council's June 16, 2020 approval of the entire The Farm in Poway project. SECTION 3: The findings, in accordance with the State Subdivision Map Act (Government Code Section 66410 et. seq.) for TTM19-002, are made as follows: A. The TTM is consistent with the objectives and policies of the General Plan in that it would allow for the construction of single-family residences and twin-homes at a density and design compatible with surrounding existing development. 23 of 119 ATTACHMENT C June 16, 2020, Item #19Resolution No. 20-Page 2 B. The design and improvements required of the TTM are consistent with the General Plan, in that the approved lot sizes and configurations adhere to the development standards of the General Plan and the Poway Municipal Code (PMC) and allow for properly spaced buildings and provide areas for landscape and encourage a variety in the design, orientation and placement of structures. C. The site is physically suitable for the type of development and the density proposed, in that the site is large enough to accommodate the proposed density and is compatible and in character with development in the vicinity and the development minimizes the amount of grading needed for development and utility construction and the development sites and roadways are oriented to follow the natural terrain to maintain landform integrity. D. The design of the TTM is not likely to cause substantial environmental damage and avoidable injury to humans and wildlife or their habitat, in that the proposed Project will be developed in accordance with City and other governmental agency requirements and mitigation measures will be incorporated pursuant to the FEIR and the proposed Project is within a previously disturbed and developed decommissioned country club with ornamental landscape. E. The approval of the TTM is not likely to cause serious public health problems in that the City water and sewer service will be provided to the proposed Project. F. The design of the TTM will not conflict with any easement acquired by the public at large, now on record, for access through or use of the property within the subdivision in that the ultimate development of the site within residences can be accommodated without obstructing or otherwise impacting existing easements or improvements within existing easements have obtained or will obtain authorization from the easement holders. SECTION 4: The findings for DR 19-001, in accordance with the PMC Section 17. 52.01 O Purpose of DR, are made as follows: A. The proposed Project has been designed to be architecturally compatible with surrounding development and conforms to The Farm in Poway Specific Plan (TFIPSP) development standards and design guidelines. There are varying building types and varying architectural styles, colors, and materials with the same or similar styles, colors, and materials as the surrounding area or with unifying elements with the surrounding area. The proposed development complies with grading limitations of the General Plan. The development respects the interdependence of land values and aesthetics to the benefit of the City and surrounding area and provides a landscape buffer around the majority of the proposed Project area. B. The proposed Project has been designed to minimize impacts on surrounding development by utilizing a compatible architectural design consistent with TFIPSP. Therefore, the proposed development respects the public concerns for the aesthetics of development, and encourages the orderly and harmonious appearance of structures and property within the City. C. The proposed development will maintain the public health, safety and general welfare within the City in that it will meet City grading, building, and stormwater quality 24 of 119 June 16, 2020, Item #19Resolution No. 20-Page 3 requirements and comply with City standards for development within the Very High Fire Hazard Areas. D. The granting of the DR would be cognizant of the public concerns for aesthetic development in that the development will consist of single-family homes at a density less than the surrounding area and landscaping that will blend in with the natural setting in colors and design and will not distract from the existing natural land forms. E. The proposed Project will not have an adverse aesthetic, health, safety or architecturally related impact upon adjoining properties or the City in general, in that the proposed Project will be similar to other development in the area, but at a lesser density and will comply with City design standards and meet City grading, building and stormwater quality requirements. F. The proposed Project generally complies with the vision and the provisions of the Zoning Ordinance and the General Plan. G. Since the site was previously disturbed and developed as a golf course country club, the City Council finds that the proposed Project area does not meet the definition of "Hillside" as defined by PMC Section 16.101.050 since the "natural" gradients have been previously disturbed. As such, the proposed Project is exempt from policies and regulations related to Hillside developments, specifically City Council Resolution No. 05-072 requiring limits to graded areas. SECTION 5: The findings for CUP 19-005, in accordance with PMC Section 17.48.070, are made as follows: A. The proposed location, size, design and operating characteristics of the proposed dog park, play fields, tot lot, outdoor amphitheater, cafe with the sale of alcohol, and supportive retail including events in accordance with TFIPSP Section 3.2.3.B as well as other residential, recreational, agricultural, cultural and commercial uses (Proposed Uses) are in accord with purpose and the development policies and standards of TFIPSP and the General Plan in that the residences and facilities are compatible and have unifying architectural elements consistent with the topography and design of existing structures within the immediate vicinity. B. The Proposed Uses are compatible with the location, size, design and operating characteristics of the surrounding residential neighborhoods. The Proposed Uses introduce a mix of boutique uses allowing for pedestrian access to recreational, cultural and commercial uses and will not adversely affect or be materially detrimental to, adjacent uses, buildings, structures, or natural resources. C. The Proposed Uses are equal in coverage, scale and bulk to the surrounding neighborhood and results in a lower density. D. There are public facilities, services and utilities available to the site to serve the Proposed Uses. E. There are no harmful effects upon desirable neighborhood characteristics since there is a 25 of 119 June 16, 2020, Item #19Resolution No. 20-Page 4 landscape buffer and public amenities provided as a part of the Proposed Uses and residential density is less than the existing surrounding neighborhood. F. The increased traffic associated with the Proposed Uses will be mitigated with the installation of street improvements including bike and pedestrian improvements and adaptive signal improvements that will increase level of service within the surrounding streets and will not adversely impact the capacity and physical character of surrounding streets and/or the circulation element of the General Plan. G. The site is suitable for Proposed Uses since they provide vast open spaces, rural densities and low density recreational, cultural and commercial uses. H. The Proposed Uses involve no significant harmful effects upon environmental quality and natural resources. I. There are no other relevant negative impacts associated with the Proposed Uses that are not mitigated. J. The impacts, as described above, and the location, size, design and operating characteristics of the Proposed Uses and the conditions under which they operate or are 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 General Plan. K. The Proposed Uses will comply with each of the applicable provisions of PMC Title 17, except as otherwise described in TFIPSP. SECTION 6: The findings, in accordance with Government Code Section 66020 for the public improvements needed as a result of the proposed development to protect the public health, safety and welfare, are made as follows: A. The design and improvements of the proposed development are consistent with all elements of the Poway General Plan, as well as City Ordinances, because common facilities will be available to serve this proposed Project and the general public. B. The construction of public improvements is needed as a result of the proposed development to protect the public health, safety and welfare as further described in the conditions of approval. C. In accordance with the Poway General Plan, the proposed Project requires the payment of development impact fees, which are assessed on a pro-rata basis to finance public infrastructure improvements, which promote a safe and healthy environment for the residents of the City and public street improvements are proposed to mitigate impacts to below a level of significance. SECTION 7: The City Council finds that this Tentative Tract Map, Development Review and Conditional Use Permit is consistent with SPP 18-001, GPA 19-001, ZOA 20-001, and the corresponding ZC 19-001, and would maintain land use compatibility with the surrounding properties. 26 of 119 June 16, 2020, Item #19Resolution No. 20-Page 5 SECTION 8: The City Council hereby approves TTM 19-002, DR 19-001, and CUP 19-005 including the Proposed Uses as shown on the approved plans stamped "Exhibit A" and dated June 16, 2020 on file in the Development Services Department, except as noted herein and subject to the following conditions: A This approval is subject to adoption by City of Poway voters at the November 2020 General Election. B. The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including reasonable attorney's fees, collectively the "Claims" against the City or its agents, officers, or employees, relating to the issuance of any aspect of the proposed Project approval set for in this resolution, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval (including but not limited to SPP 18-001, ZC 19-001, ZOA 20-001, GPA 19-001, TTM 19-002, DR 19-001, and CUP 19-005) and any environmental document or decision made pursuant to CEQA (EA 19-001 ), and any portion of the ballot materials, ballot question, impartial analysis, arguments and rebuttals in favor of the project, and any other challenge related in any way to the November 3, 2020 ballot measure concerning The Farm in Poway project approved by this resolution. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation-related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by applicant. Notwithstanding the foregoing, no indemnity shall be required for claims resulting from the exclusive gross negligence or willful misconduct of the City. C. This approval is based on the existing site conditions and proposed Project details represented on the approved plans stamped as "Exhibit A" and dated June 16, 2020 on file in the Development Services Department. Any substantial changes to the approved plans must be approved by the Director of Development Services and may require approval of the City Council if the Director of Development Services finds that the proposed changes do not substantially conform to approved plans. D. In accordance with PMC Section 16.50.020(F), any grading plan which proposes fill slopes having a vertical height of 30 feet or greater shall be subject to the review and approval of the City Council prior to permit issuance. Any adjacent retaining wall or crib wall height shall not be included in slope height calculations. The City Council hereby approves slopes with a vertical height of 30 feet or greater as shown on Sheet 7 of the civil drawings. E. Prior to issuance of any permit, the applicant shall (1) submit in writing that all conditions of approval have been read and understood; and (2) the property owner shall execute a Covenant Regarding Real Property notarizing and recording said document. In order for the City to prepare the Covenant the applicant must first submit a legal description of the subject site. 27 of 119 June 16, 2020, Item #19Resolution No. 20· Page 6 F. The proposed Project shall comply with all mitigation measures established under the certified FEIR as specified in the Mitigation Monitoring and Reporting Program (MMRP). G. The conditions for the proposed Project shall remain in effect for the life of the subject property, and shall run with the land and be binding upon future owners, successors, heirs, and transferees of the current property owner. H. Within 90 days of voter approval, unless other timing is indicated, the following conditions shall be complied with: (Code Compliance) 1. The applicant shall apply for and obtain an issued demolition permit (or permits) to remove all structures/buildings including accessory buildings, tennis courts, the pool and maintenance structures and equipment on the property. Demolition work shall be completed no later than one hundred and twenty (120) days after date of issuance. 2. A Brush Management Plan shall be required before any clearing of native vegetation for any reason including fire control. All weeds on the properties shall be reduced by mowing or trimming within 90 days of voter approval then further on an annual basis, occurring between June and July. No disking would be allowed unless approved by the City. All dry tumbleweed accumulations shall be removed from the property by December, annually. 3. All dead or dying trees on the properties with limbs/branches located less than six (6) feet from the ground surface below, shall be removed. For all palm trees with dry fronds attached, the frond beards/fronds located less than six (6) feet above ground level shall be removed. All accumulations of vegetative waste on the property identified by City staff would require removal. 4. Any dead trees on the properties identified by the City, which are located within one hundred (100) feet of adjacent homes or buildings, shall be removed by the applicant within the timeline indicated on the written notice sent to the applicant, should any such tree(s) be identified. 5. Gates and fences surrounding the properties shall be regularly maintained, secured and repaired. All gates allowing access to City utility easements shall be maintained and accessible to City staff with use of a City approved padlock, issued or placed by Poway's Public Works Department. 6. All City easements and utility infrastructure, including San Diego Water Authority easements, shall be accessible, un-obstructed and may not be encroached upon, unless written authorization from the agency holding the easement should allow it. 7. All exterior graffiti on the property shall be removed or covered by the applicant. 8. Until the project is completed, City Code Compliance staff shall be permitted to continue to enter and monitor the condition of the property to ensure safety. 28 of 119 June 16, 2020, Item #19Resolution No. 20-Page 7 9. All swimming pools shall be adequately secured from access and maintained in a safe condition. Inspection staff employed with the County of San Diego Vector Control Division shall be granted regular access to inspect swimming pools and landscaping ponds on the properties as needed, or to investigate other vermin/vector related concerns on the properties. 10. The properties shall be maintained in a safe condition, and may not pose a safety hazard, health hazard, and/or create a nuisance, as defined by the Poway Municipal Code, State law or Federal regulation. (Planning) 11. Demolition of existing structures shall include investigations for lead and asbestos with appropriate mitigations prepared by certified professionals. I. Prior to Final Map approval, unless other timing is indicated, the following conditions shall be complied with: (Engineering) 1. Within thirty (30) days after tentative map approval, the applicant shall submit in writing to the City's Planning Division that all conditions of approval have been read and understood. 2. This approval is based on the existing site conditions represented on the approved tentative map. If actual conditions vary from representations, the approved tentative map must be changed to reflect the actual conditions. Any substantial changes to the tentative map must be approved by the Director of Development Services and may require approval of the City Council. 3. The final map, together with the supporting data and documentation, shall be submitted to Engineering Division for review and approval. The appropriate map checking fee shall be paid by the applicant. 4. The final map shall conform to City standards and procedures, the City Subdivision Ordinance, the latest edition of the Subdivision Map Act, and the Land Surveyors' Act, and all other applicable laws, regulations and ordinances. 5. The applicant shall include provisions in their design contract with their design consultants that, following acceptance by the City, all construction drawings or technical reports accepted by the City (exclusive of architectural building plans) shall become the property of the City. Once accepted, these plans may be freely used, copied or distributed by the City to the public or other agencies as the City may deem appropriate. An acknowledgement of this requirement from the design consultant shall be included on all construction drawings at the time of plan submittal. 6. Resource Agency approval will be required for any and all work proposed within the blue line stream. 29 of 119 June 16, 2020, Item #19Resolution No. 20-Page 8 7. Public utility easements for proposed public water and sewer are to be dedicated to the City of Poway on the Final Map. Clear access to City meters, manholes and maintenance structures is required. Easements are required to be twenty feet wide, minimum. 8. Easements will be required for all public facilities and access onsite. This may include, but is not limited to: utilities, streets, parking areas and facilities within OS-R, sidewalks, trails, the dog park, the amphitheater, and the tot lot. 9. The applicant shall provide written permission/approval for all easements proposed within the San Diego County Water Authority easement. 10. Applicant shall enter into a Private Road Maintenance Agreement for private roads within the subdivision. The form and content shall be in a form satisfactory to the City Attorney. 11. Private streets within the development shall be irrevocably offered for dedication per PMC Section 17.20.040 12. If there is an instrument for Covenants, Conditions, and Restrictions (CC&R), which addresses construction and maintenance of the private road, slopes, utilities, drainage, or accesses in the subdivision, said CC&R shall be reviewed by the City prior to recordation. 13. A mylar copy of the Final Tract map shall be provided to the City within three months of its recordation or prior to building permit issuance, whichever comes first. A cash deposit to the City, in an amount equivalent to $100.00 per sheet of the Tract Map, for the mylar reproduction of the recorded Tract Map shall be posted. 14. Within 30 days after City Council approval of the Final Tract Map, the subdivider shall pay the City the sewer connection fees. 15. The applicant shall pay the drainage impact development fee in effect at the time of subdivision. 16. The project requirements for fire protection specify the installation of fire hydrants and expansion of the water system necessary to support the installation of the hydrants. A Water System Analysis may be required for the final design of the proposed water system expansion. Applicant shall pay for the cost of preparing the analysis prior to submittal of improvement plans. 17. Improvement plans prepared on a City of Poway standard sheet at a scale of 1" = 20', unless otherwise approved by the City's project engineer, in accordance with the submittal and content requirements listed in the Poway Municipal Code shall be approved. Submittal shall be made to the Department of Development Services Engineering Division. The improvement design shall be 100% complete at the time of submittal and ready for approval. The submittal package shall include, at a minimum, the following: 30 of 119 June 16, 2020, Item #1931 of 119 Resolution No. 20-Page 9 a. Public sewer improvements as shown on the approved tentative map and as described herein: i. The lots currently identified as being connected through a force main shall be connected to the existing sewer in Butterfield Trail through Indian Canyon Trail, provided that Old Coach Estates grants the easements necessary for a gravity flow system. If the easement cannot be obtained and sewer pumps are necessary, then the pump to the sewer main shall be privately maintained. Each lift station will be required to have an odor-control system and an encroachment maintenance agreement. A sub-association will be required for these lots and the sub-association will be responsible for maintenance, damages and any resulting costs incurred by the City within the right-of-way as a result of the force mains and lift stations. ii. All sewer mains shall be sized to match or exceed the sewer main sizing shown in the City of Poway Sanitary Sewer Master Plan. b. A Final Sewer Study. The sewer study shall be reviewed and approved by the City based on the final sewer design. c. A fair share payment shall be required towards the Martincoit Road Sewer Upsize Project. The fair share payment shall be determined through an analysis prepared by a certified civil engineer and subject to approval of the City Engineer and Director of Development Services. The analysis shall be submitted with the first submittal of the improvement plans. The determined fair share payment will be required prior to improvement plan approval. d. Public water improvements as shown on the approved tentative map. e. A Street Light Plan showing the installation of publicly maintained streetlights along all streets fronting project parcels. The locations and types of streetlights shall be coordinated with and approved by the City Engineer. If streetlights are going to be maintained privately, a public improvement plan is not required. If streetlights are going to be City-maintained, they shall be annexed into the Street Lighting District. f. Photometric Lighting Analysis for all publicly maintained proposed lights. g. All existing power poles along Espola Road fronting the proposed Project shall be placed underground. 69KV overhead lines near proposed lots 130 and 141 and across the StoneRidge Chateau's development and across existing residents along St. Andrews Drive and Tam O'Shanter are proposed to remain. No new poles shall result from undergrounding utility poles. No extension of overhead utilities shall be permitted (undergrounding may be required beyond the Project's frontage). June 16, 2020, Item #1932 of 119 Resolution No. 20-Page 10 h. Espola Road fronting the Project area -the Espola Road right-of-way fronting the property will be widened by three feet on the north side to accommodate Class II bike lanes. A five-foot wide landscaped parkway strip, a six-foot wide concrete sidewalk and a nine-foot wide meandering community trail will also be constructed on the north side of the Espola Road right-of-way along the project's frontage. i. The bus stop along the Espola Road frontage of the property shall be improved. An accessible slated bench with non-sleep bars and a trash receptible per EDCO standards will be required. A turn-out is not required, however, this requires a concrete sidewalk pad adjacent to the curb (no landscaping between) that measures a minimum eight to ten feet deep and 25 feet long, with a maximum two percent slope from curb to back of sidewalk. Ensure that the path of travel between the bus stop and the intersection (and crossing) is accessible (ADA compliant). j. Show proposed street improvements along St. Andrews Drive and Boca Raton Lane fronting the project area. Include curb cuts and landscaped parkways with street trees. A minimum of one fifteen-gallon tree shall be provided per every 30 lineal feet of street frontage. k. Provide curb cuts for emergency access DG road on Cloudcroft Drive and note 75,000 lb surface capacity. I. The missing connection of the five-foot wide contiguous sidewalk along the west side of Valle Verde Road, approximately 350 feet north of Edina Way to Solera Way, shall be constructed to provide continuous sidewalk along the route to Chaparral Elementary School. ADA compliant ramps and an enhanced, high visibility, ADA compliant crosswalk shall be required across Grape Arbor Drive. m. Enhanced, high visibility, ADA compliant crosswalk and ramps shall be installed along the west side of the intersection of Valle Verde Road and St. Andrews Drive. n. Private streets within the development shall be irrevocably offered for dedication per PMC Section 17.20.040. o. Traffic Signal and Signage & Striping plans. Recommendations within the traffic study shall be incorporated into the improvement plans. This may include, but is not limited to road, lane, and vehicle turnaround widths. Furthermore, the following will be required to be included in the plans: i. Intersection #9: Espola Road/Martincoit Road/Private Street A -Construct the north leg of the intersection and provide southbound lanes which consist of one dedicated left-turn lane and a shared through/right-turn lane. Provide protected left turn traffic signal phasing in all directions. Restripe the south leg (northbound approach) to provide a left-turn lane and shared through/right-turn June 16, 2020, Item #1933 of 119 Resolution No. 20-Page 11 lane. Provide enhanced crosswalk striping as shown in the EIR and Specific Plan. The signalized intersection will include enhanced crosswalk paving for high visibility, pedestrian signals with countdown timers, leading pedestrian interval timing, ADA compliant curb ramps, bicycle signal detection, and smart adaptive signals that can adjust signal phasing and extend pedestrian walk time based upon time of day. Adaptive signals will also be integrated into existing intersections west of the new intersection also into the City of San Diego to link the traffic signals together and improve traffic flow. The intersection at Valle Verde and Espola Road shall also be provided with these improvements. ii. Intersection #23: Cloudcroft Drive/Cloudcroft Court -Install stop signs on the project access road to control movements egressing the site. Provide a shared left-turn/right-turn lane. iii. Intersection #24: Boca Raton Lane/Private Street E -Install a stop sign on the project access road (Private Street E) to control movements egressing the site. All turn lanes will be shared with through movements. iv. Intersection #25: Tam O'Shanter Drive/Private Street A -Install a stop sign on the project access road (Private Street A) to control movements egressing the site. All turn lanes will be shared with through movements. v. Project design on all on-site roadways shall be designed to accommodate Neighborhood Electric Vehicles/Low Speed Vehicles (i.e., small electric or gas-powered cars designed for low-speed, local trips in areas such as planned communities). Neighborhood Electric Vehicles/Low Speed Vehicles shall comply with the vehicle requirements as defined in the California Vehicle Code. Golf carts shall not be permitted. vi. Adaptive Traffic Signal Controls shall include features needed to provide a system that is cost-effective and compatible with existing systems and operations and effective to the satisfaction of the Director of Development Services. p. The written approval and authorization from the City of San Diego for improvements at the Pomerado Road and Stone Canyon Road intersection as well as any other improvements proposed within the City of San Diego right-of-way. q. The written approval and authorization from the San Diego County Water Authority for all easements and improvements proposed within the San Diego County Water Authority easement. r. Public improvements may also include but are not limited to sidewalk, trails, June 16, 2020, Item #19landscape areas, and utilities. Resolution No. 20-Page 12 18. The public improvement plan shall be approved. The applicant shall enter into a Standard Agreement for public improvements for the work to be done as part of the Public Improvement plan. The applicant will be responsible for posting securities for monumentation and public improvements. 19. Prior to start of any work within a City-held easement or right-of-way, a Right-of-Way Permit shall be obtained from the Engineering Division of the Development Services Department. All appropriate fees shall be paid prior to permit issuance. (Planning) 20. The General Plan designates Espola Road as a scenic roadway and as a result, an open space easement is required and proposed along the Espola Road frontage of the property which expands the scenic landscape and building setback. A five-foot wide landscaped parkway strip, a six-foot wide concrete sidewalk and a nine-foot wide meandering community trail with landscape throughout the easement area will is required on the north side of the Espola Road right-of-way along the project's frontage and within the easement area and shall be shown on the improvement plans where appropriate. Public improvements along Espola Road shall include, but are not limited to, sidewalk, street lights, Class II bike lane markings, bus stop pad improvements, ADA compliant crosswalks between corners and ramps at the adjacent corners provided it is within the City's right of way or easement, street trees and landscaping. 21. Provide a Maintenance Exhibit for all site areas clearly indicating the responsible maintenance entities {MCA, City, other). 22. A General Plan Trail is required for trails within the proposed Project and will require a minimum six-foot-wide public access improvements and a six-foot-wide easement to be recorded over that portion of land. A minimum six-foot-wide ADA compliant path/trail is required along all trails. 23. Access and maintenance easements shall be provided to the Stoneridge Chateau's HOA for monument signs at entries to the Stoneridge Chateau's townhomes if a new 10-foot-wide stamped and stained crosswalk and appropriate access easements are authorized by the Stoneridge Chateau's HOA across the west end of Villamoura Drive for trail connection purposes. The cost of the crosswalk improvements and easement documents shall be borne by the proposed Project. The location, color, and materials of the crosswalk shall be approved by the Stoneridge Chateau HOA prior to the granting of the easements, if applicable. 24. Public access easements shall be provided to all publicly accessible areas, including streets, trails, parks and community facilities as indicated in TFIPSP. 25. Submit civil drawings to MTS for review and approval of proposed bus stop improvements. 34 of 119 June 16, 2020, Item #19Resolution No. 20-Page 13 26. Note that well or ground water and raw San Diego County Water Authority water and reclaimed water will not be used by the proposed Project or its assignees. 27. The open space easement referenced on Map No. 7550 is required to be relinquished. The open space easement was dedicated to the City. 28. Permanent deed restrictions shall be executed restricting future development of the open space to that specified in TFIPSP and prohibiting future increases in residential density to the satisfaction of the Director of Development Services. 29. A swimming pool, fitness equipment, and exercise classes shall be provided at the fitness club. Both pickle ball and tennis courts shall be required at the fitness club. (Public Works) 30. Clear access to City meters and appropriate access easement is required. 31. Existing water and sewer lines within the project area require a 20-foot easement with adequate access absent structures and trees. An Encroachment, Maintenance and Removal Agreement will be required and property owner is required to reinstall any destroyed improvements as a result of repairs. 32. Sewer alignments are conceptual and a detailed improvement plan in compliance with manhole spacing is required to be reviewed and approved. J. Prior to Grading Permit issuance, unless other timing is indicated, the following conditions shall be complied with: (Engineering) 1. The public improvement plan shall be approved (see the requirements for the improvement plan listed above.) The applicant shall enter into a Standard Agreement for public improvements for the work to be done as part of the Public Improvement plan. The applicant will be responsible for posting securities for monumentation and public improvements. 2. The project shall provide a comparison of at least three Adaptive Traffic Management Systems (ATMS) for review by the City of Poway Engineering Department to determine which ATMS shall be used for the project. The comparison shall include an evaluation of the system's requirements that are needed for the system to operate on Espola Road at the following intersections: a. Espola Road/Summerfield Lane b. Espola RoadNalle Verde Road c. Espola Road/Martincoit Road d. Espola Road/Old Coach Road/Bridlewood Road 35 of 119 June 16, 2020, Item #19Resolution No. 20-Page 14 e. Espola Road/Titan Way/Eden Grove f. Es pol a Road/Lake Poway Road g. Espola Road/Del Poniente Road/High Valley Road h. Espola Road/Twin Peaks Road Based on the information provided, the City of Poway shall then make the determination as to which system shall be implemented along Espola Road and provide that direction to the Developer. The Developer shall prepare a Plans, Specifications, and Estimates (PS&E) package for the City of Poway engineering staff to review and approve prior to building permit issuance. Upon approval of the PS&E package the Developer shall advertise and award the PS&E package to the contractor community. 3. City of San Diego shall review, approve and authorize improvements for the Pomerado Road and Stone Canyon Road intersection and other improvements within their right-of-way. 4. Agency approval will be required for any and all work proposed within a blue line stream. 5. If the project will be phased, the applicant will be responsible for presenting a phasing plan to the satisfaction of the City Planner and City Engineer. Installation of public improvements shall be finaled. 6. The written approval and authorization from the San Diego County Water Authority for all easements and improvements proposed within the San Diego County Water Authority easement. Bollard spacing shall be to the satisfaction of SDCWA. 7. The applicant shall provide written permission stating approval or granted easements from adjacent properties owners for any proposed work on adjacent properties. 8. The proposed slopes, terraces, and terrace ditches shall follow PMC Section 16.50.120, except where otherwise determined by the City Engineer and the Director of Development Services. 9. Applicant shall incorporate Low Impact Development (LID) design features into the site development. These shall be clearly shown and identified on the site plan and be appropriately sized for the proposed level of development. 10. Submit a precise grading plan, including private utilities, for the development prepared on a City of Poway standard sheet at a scale of 1" = 20', unless otherwise approved by the City project engineer. Submittal shall be made to the Department of Development Services Engineering Division for review and approval. The grading design shall be 100% complete at the time of submittal, ready for approval and issuance of permit. Incomplete submittals will not be accepted. All technical 36 of 119 June 16, 2020, Item #19Resolution No. 20-Page 15 studies as required by Chapter 16 of the Poway Municipal Code shall be submitted. 11. Private driveways shall provide a minimum paved dimension of 20-feet length by 20-feet width. 12. Entrances to the Common Access Road (the shared driveways serving the cottages) shall be specified as San Diego Regional Standard Drawing G-148. 13. Any private improvements within any publicly held easement (existing or proposed) or right-of-way may require an encroachment agreement as determined necessary by the City Engineer. All necessary encroachment agreements shall be approved and executed prior to grading permit issuance. 14. Water Quality Control -Drainage and Flood Damage Prevention A drainage study addressing the impacts of the 1 CO-year storm event prepared by a registered Civil Engineer is to be submitted and approved. The study shall evaluate existing and proposed hydrologic and hydraulic conditions to the satisfaction of the City project engineer. 15. Water Quality Control -Design and Construction The project shall comply with the City and Regional Water Quality Control Board stormwater requirements. The project is considered a Priority Development Project and will be subject to all City and State requirements. A Storm Water Quality Management Plan (SWQMP) prepared by a registered Civil Engineer is to be submitted and approved. a. Provide two copies of an Operation & Maintenance (O&M) plan in accordance with Chapter 16.104 of the Poway Municipal Code, and a signed PDF version. b. Property owner shall execute an approved Storm Water Management Facilities Maintenance Agreement accepting responsibility for all structural BMP maintenance, repair and replacement as outlined in the Operations and Maintenance plan. The operation and maintenance requirements shall be binding on the land throughout the life of the project as outlined in Chapter 16.104 of the Poway Municipal Code. c. Upon approval of the SWQMP, provide a PDF version. 16. This project is subject to the Trash Amendment, as defined by the San Diego Regional Water Quality Control Board Permit Order Number RS-2017-0077. This requires trash treatment control devices to be installed, the preparation of a recorded Storm Water Trash Treatment Facilities Maintenance Agreement, perpetual maintenance of facilities and an easement granted to the City. The applicant will be required to install trash treatment control devices inside all existing and proposed storm drain inlet structures onsite and downstream of any new development offsite. Please call out the devices on the plans and include the necessary information the SWQMP. Please see the complete list of approved trash treatment control devices at: https://poway.org/963/Stormwater-Forms 37 of 119 June 16, 2020, Item #19Resolution No. 20-Page 16 17. Water Quality Control -Construction Storm Water Management Compliance Proof of coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity (Construction General Permit, 2009-0009-DWQ, as amended by order 2010-0014) shall be provided to the City along with a copy of the Storm Water Pollution Prevention Plan (SWPPP). 18. If the project proposes commercial agricultural fields, the project may be subject to the San Diego Water Board's General Waste Discharge Requirements (WDRs). If it is determined that the project must obtain regulatory coverage, the applicant must provide proof of enrollment and coverage under the applicable permit. 19. Grading securities shall be posted with the City prior to grading plan approval per Chapter 16.46 of the Poway Municipal Code. A minimum cash security of $2,000 is required in all instances. 20. The applicant shall pay the storm water pollution inspection fee according to the latest adopted master fee schedule. 21. Following approval of the grading plans, posting of securities and fees, and receipt of five copies of the approved plans, the applicant shall attend a pre-construction meeting at the Department of Development Services. The scheduling request shall be submitted on a City standard form available from the City's project engineer. The applicant's action plan that identifies measures to be implemented during construction to address erosion, sediment and pollution control will be discussed. Compliance for sediment control shall be provided as directed by the project inspector. 22. Prior to start of any work within a City-held easement or right-of-way, a Right-of-Way Permit shall be obtained from the Engineering Division of the Development Services Department. All appropriate fees shall be paid prior to permit issuance. 23. Construction staking is to be inspected by the Engineering Inspector prior to any clearing, grubbing or grading. As a minimum, all protected areas as shown on the approved grading plans are to be staked under the direction of a licensed land surveyor or licensed civil engineer and delineated with lathe and ribbon. As applicable, provide two copies of a written certification, signed and sealed in accordance with the Business and Professions Code, by the engineer of record stating that all protected areas have been staked in accordance with the approved plans. (Planning) 24. The proposed Project shall comply with all mitigation measures established under the certified FEIR as specified in the MMRP. 25. Mitigation measures recommended in Section 7 of the biological resources report shall be adhered to during and prior to site construction and shall be shown on the grading plans as appropriate. 38 of 119 June 16, 2020, Item #19Resolution No. 20-Page 17 26. Traffic signage including speed limits, parking restrictions, stop and yield signs etc. shall be shown on the grading plans. 27. A minimum 42-inch fencing, with no greater than two-inch openings is required adjacent to drops greater than 30 inches. 28. Split rail fence shall be provided on the south side of the nine-foot-wide community trail along Espola Road and along sides of trails adjacent to hazard areas (2: 1 or greater slopes or low side retaining walls). 29. Show trail fencing as shown on the approved plans. Trails shall be compacted DG with wheelchair surface capacity. The connection along the west side to Espola Road from the cul-de-sac shall be DG and ADA compliant. 30. The six-foot-wide community trail and 16-foot-wide Water Authority easement trail shall both be DG with a split-rail separating fence. Trail signage shall be required to direct trail users away from the Water Authority access road. The signs shall include "Water Authority Use Only." Vehicular entrances to Water Authority easements shall include a 16-foot-wide metal swing gate with a 30-foot setback. 31. The Water Authority shall approve all improvements within their easement. 32. Trail identification signs are required at the east and west entrance along Espola Road and at entrances at Martincoit Road. A 10-foot-wide minimum vertical clearance is required along all trails. 33. Stamped and stained decorative concrete paving is required at all pedestrian crossings and is encouraged in parking areas in direct traffic flow to delineate pedestrian areas and provide visual relief from large areas of asphalt. Parking stalls, not aisles or accessways, may be ADA compliant DG. 34. Show fencing, gates, and access to refuse areas and mechanical equipment, including HVAC systems. 35. All refuse areas shall have a trash enclosure as applicable and provide for recycling and compost bins (SB 1383). Refuse containers for residential uses shall be stored outside the front yard setback area behind fences with gated access. 36. A three-foot high earthen berm with dense landscape shall be provided between Espola Road and proposed parking areas to the satisfaction of the Director of Development Services. 37. All residential development adjacent to Espola Road shall have decorative walls and landscaped earthen berms to enhance the scenic quality of Espola Road. Final landscape plans shall include details for three-foot-high slump block wall with pilasters and three-foot-high noise attenuating glass above along residential rear property lines adjacent to Espola Road. 39 of 119 June 16, 2020, Item #19Resolution No. 20-Page 18 38. Show the location and height of all retaining walls showing changes in heights. Provide details of all engineered walls. The sum total of any combination of fence or wall and retaining wall shall not exceed six feet in height unless a five-foot landscape area is provided between the retaining wall and fence or wall. 39. All fencing shall be shown on the grading plans. Solid wood or decorative block fencing to enclose the side and rear lot area is required, however, Sheriff's Crime Prevention Unit recommends steel view fencing for fencing in residential areas for back fencing facing the trailhead which is also permissible. This will allow residents living in these properties to see into the trailhead to watch for suspicious activity. Indicate if fencing is proposed around community gardens and agricultural areas. Show all height, location and materials of fencing proposed. 40. Wherever off-street parking areas are situated across the street from property in a residential zone, a masonry wall or berm three feet in height shall be erected in the landscaped area between the required landscape area and the parking area to adequately screen said parking areas from the residential properties. 41. Driveways shall be minimum 20 feet wide by 18 feet deep sufficient for two vehicles. 42. All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where necessary. Pad-mounted transformers and/or meter box locations shall be included in the site plan with any appropriate screening treatment. 43. Label and dimension all surface improvements (e.g., walkways, patios, landscape areas). 44. Show wells to be removed. 45. A Tree Removal Permit shall be obtained prior to the removal of all existing trees. (Fire) If the trees are proposed to be removed during the recognized nesting season for birds (February 15 and August 15), a nesting bird survey shall be conducted by a qualified biologist and report the findings in writing to the City. Between February 15 and August 15, removal of trees containing nests shall be delayed until such time as the nest(s) have been abandoned unless the removal can be completed in accordance with California State codes and the Federal Migratory Bird Treaty Act of 1918. 46. All "Required Actions" listed in the Fuel Management Plan shall be adhered to prior to the satisfaction of the Director of Development Services and Fire Marshall. (Public Works) 47. Notarize and record a maintenance agreement for the on-going maintenance of the private street and access improvements, parking and other proposed paved 40 of 119 June 16, 2020, Item #19Resolution No. 20-Page 19 areas, fencing, walls, landscape and irrigation (private and within the public right-of-way along the property's frontage), and recreational and other facilities as specified to be reviewed and approved to the satisfaction of the Director of Development Services. This maintenance agreement shall be adhered to by the Master Community Association (MCA) and incorporated into the CC&Rs to the satisfaction of the Director of Development Services and City Engineer. 48. The water and sewer system and associated equipment and facilities shall be located and designed per City standards and specifications for a public sewer and water system with standard valves and backflow prevention devices, including shut-off valves at each building and hydrant valves outside the spray zone, to the satisfaction of the Director of Public Works and the Director of Safety Services. The water and sewer system shall be privately maintained by the MCA with emergency access and repair rights to the facilities to the satisfaction of the Director of Public Works and the Director of Safety Services. A Hold Harmless Agreement shall be notarized and recorded for emergency access and repair by the City. Maintenance and certifications of the water and sewer system shall be as required by the Director of Public Works and the Director of Safety Services. 49. All new sewer manholes identified as public shall have City of Poway name on them. All new sewer manholes identified as private shall not have City of Poway name on them. 50. The landscape improvements within the Espola Road right-of-way fronting the project site shall be annexed into LMD86-01 and the MCA shall be assessed their fair share of the maintenance costs to the satisfaction of the Director of Public Works. A maintenance agreement may also be required. 51. Abandon unused sewer laterals at the sewer main (at the "Y"). (Sheriff's Crime Prevention) 52. Upon issuance of permits for grading, the applicant shall post and maintain adequate "no trespassing," signage on the properties, as well as file and maintain a current "Trespass Arrest Authorization form" with the Poway Sheriff Station, in order to allow for enforcement of unlawful access. During active construction, all work locations shall be adequately secured from access. 53. During active construction, all work locations are encouraged to add security cameras to maintain safety and security of the property during non-working hours to the satisfaction of the Sheriff's Crime Prevention Officer. Construction shall maintain an active list of all tools with make, model and serial number in case thefts occur after hours. Construction shall also consider adding engravings to declare ownership of tools or other materials. K. Prior to building permit issuance, unless other timing is indicated, the following conditions shall be complied with: 41 of 119 June 16, 2020, Item #19Resolution No. 20-Page 20 (Engineering) 1. Condo maps shall be recorded. 2. The Developer shall prepare a Plans, Specifications, and Estimates (PS&E) package for the City's chosen Adaptive Traffic Management System. City staff must review and approve the package prior to building permit issuance. Upon approval of the PS&E package the Developer shall advertise and award the PS&E package to the contractor community. 3. The site shall be developed in accordance with the approved grading plans on file in the Development Services Department and the conditions contained herein. Grading of lots shall be in accordance with the California Building Code, the City Grading Ordinance, the approved grading plan, the approved soils report, and grading practices acceptable to the City, except as specified in Exhibit A. 4. Erosion control shall be installed and maintained by the developer from October 1 to April 30. The developer shall maintain all erosion control devices throughout their intended life. 5. Applicant shall obtain a Grading Permit and complete rough grading of the site. The grading shall meet the approval of the Engineering Inspector and the project's geotechnical engineer. Following completion of rough grading, please submit the following: a. Two copies of certification of line and grade for the lot, prepared by the engineer of work. b. Two copies of a soil compaction report for the lot, prepared by the project's geotechnical engineer. The certification and report are subject to review and approval by the City. 6. Prior to start of any work within a City-held easement or right-of-way, a Right-of-Way Permit shall be obtained from the Engineering Division of the Development Services Department. All appropriate fees shall be paid prior to permit issuance. 7. The applicant shall pay all applicable development impact fees (e.g., park mitigation, school, water system capacity, sewer connection, traffic mitigation, fire protection impact, inclusionary housing in-lieu, and drainage fees) in effect at time of permit issuance. (Planning) 8. The proposed Project shall include a maximum of 160 single-family residences which includes 22 twin-homes. 9. All single-family residences shall include sufficient roof-mounted solar to cover the estimated electric use of each residence. 42 of 119 June 16, 2020, Item #19Resolution No. 20-Page 21 10. The proposed Project shall comply with all mitigation measures established under the certified FEIR as specified in the MMRP. 11. All new private roads serving three or more parcels shall be named. Road name signs shall comply with City of Poway Supplemental Engineering Standards, Street Sign Specifications. 12. Landscape and irrigation plans shall be submitted and shall be approved to the satisfaction of the Director of Development Services. The landscape and irrigation plans shall demonstrate compliance with the City of Poway Landscape and Irrigation Design Manual, Chapter 17.41 PMC and TFIPSP and substantial conformance to the approved conceptual landscape plans, and all other applicable standards and ordinances in effect at the time of landscape and irrigation plan check submittal. To the satisfaction of the Director of Development Services, the landscape plans shall also provide the following: 43 of 119 a. Plant materials shall be prohibited or restricted as described in the Fire Fuels Management Plan prepared by FireWise 2000, Inc. to the satisfaction of the Deputy Fire Marshal. b. Noise attenuating landscaping, including one 24-inch box tree per 15 lineal feet, shall be installed along the fence of any recreational court when adjacent to open space or properties zoned for residential use to the satisfaction of the Director of Development Services. c. Parking areas shall be screened by buildings, slopes, berms, dense landscaping, and/or similar treatments designed to adequately screen said parking areas from residential properties. d. Preservation of Oak trees specified on the approved conceptual landscape plan. e. The landscaping plan shall incorporate a minimum one 24-inch box tree for every 30 feet of frontage along the public right-of-way. f. A minimum of one 15-gallon tree, per City specification, shall be provided for every three parking spaces. Said trees shall be located to provide shade cover for the vehicles where practical. g. The plans shall include shrubs to provide screening of the parking areas as seen from adjacent public streets. h. Special attention shall be given to provide landscaping that enhances the intersection corners. i. The removal of one existing mature tree shall be replaced on-site with the planting of a 36-inch box sized tree of a species per the tree removal permit to the satisfaction of the Director of Development Services. The trees shall be planted per the approved landscape plans for the development project June 16, 2020, Item #1944 of 119 Resolution No. 20-Page 22 or if this project is abandoned, the trees shall be replaced according to a tree replacement planting plan reviewed and approved to the satisfaction of the Director of Development Services. i. A modification to the number or sizes of the tree replacement requirement may be approved by the Director of Development Services as part of the landscape plan review, except where otherwise specified in the FEIR. Please provide a written request to modify this requirement that outlines the reasons of the request. ii. The replacement trees shall be planted prior to obtaining occupancy or within 24 months of their removal whichever comes first pursuant to the approved phasing plan to the satisfaction of the Director of Development Services. Pedestrian amenities for the public trails shall be further reviewed and approved to the satisfaction of the Director of Development Services as part of the landscape plan review process. Seating, shaded areas, landscaping, trees and textured paving elements at crossings shall be required. Mile markers along trails shall be provided. Parking lot lighting shall be provided and evenly distribute parking lot lighting to create adequate visibility at night. Scale the lighting for pedestrians and vehicles for safety and security. Pedestrian-scaled lighting should emphasize and clearly identify pedestrian walkways and may include bollards, step, or other comparable lighting. Art and murals can be used to add visual interest along a street corridor or within a district, and to celebrate history and culture. Original art and murals allow for creative expression and can be an attraction for visitors independent of stores and restaurants. Community members should be included in the development of original art to the extent possible. Review by the Department of Development Services is required to ensure the original art or mural is compliant with TFIPSP and the PMC. A Lighting Plan shall be included within the landscape drawings showing light location and type and areas of illumination with brightness and color limits. Include lighting for all roadways, pedestrian areas and recreational areas. Low intensity lighting and generous landscape buffering is recommended between proposed lights and adjacent residential, particularly existing residential. Lighting shall be provided to adequately illuminate building entrances, access areas, parking areas, walkways (not including trails) and stairways. The landscape and irrigation plan submittal is a separate submittal from other project plan check submittals and is made directly to the Planning Division. Contact the Planning Division for copies of applicable City standards, the landscape and irrigation plan submittal checklist and the plan review fee worksheet. Landscape and irrigation plan review fees are required and are the responsibility of the applicant. Any landscaped areas within the public right-of-way shall be permanently and fully maintained by the owner of the private property adjacent to the public right-of-way where the improvements are located to the satisfaction of the Director of Development Services. June 16, 2020, Item #19Resolution No. 20-Page 23 13. The ratio of 15-gallon trees to 24-inch boxed trees or larger shall be four to one (4: 1 ). 14. All architectural details shown on the approved DR plans shall also be shown on the building plan check submittal. Any major modifications from the building and site design details not within substantial conformance to the approved plan, Exhibit A, will require a DR revision and City Council approval as determined by the Director of Development Services. 15. The building plans shall include details for all exterior lighting to demonstrate conformance with PMC Section 17 .10.150(H); including, but not limited to, reflecting light downward, away from any road or street, and away from any adjoining residential development. Lighting shall be maintained in compliance with City standards by the applicant for the life of the project. 16. Signs proposed for this development shall be reviewed and approved to the satisfaction of the Director of Development Services under a separate Sign Permit. 17. The building plans shall include elevations and cross-sections that show all new roof-mounted appurtenances, including, but not limited to, air conditioning and vents, screened from view from adjacent properties, to the satisfaction of the Director of Development Services. Screening of utilities and mechanical equipment located on roofs is appropriate with architectural design elements such as trellises or an artistic design feature. 18. Exterior building materials and finishes shall reflect the approved elevations (Exhibit A) on file with the City and the conditions of approval, and shall be noted on the building plans, to the satisfaction of the Director of Development Services. (Building) 19. The development shall comply with the current addition of the California Building Code, California Plumbing Code, California Mechanical Code, California Electrical Code, California Residential Code, California Fire Code, California Energy Code and California Green Code at time of submittal to the Building Division. All development shall comply with state structural calculations and seismic safety requirements. 45 of 119 June 16, 2020, Item #19Resolution No. 20-Page 24 L. Prior to occupancy, unless other timing is indicated, the following conditions shall be complied with: (Engineering) 1. Construction of the recommended mitigation measures within the traffic study shall be complete and operational to the satisfaction of the City Engineer. 2. Installation of public improvements shown on the approved improvement plans shall be complete and operational. 3. Intersection 17 -Pomerado Road/Stone Canyon Road: The project shall modify the traffic signal to provide east/west split phasing. The PS&E package shall be prepared by the developer. Construction oversight shall be provided by the City of Poway Engineering Department. The intersection modification shall be completed to the satisfaction of the City Engineer. 4. The project shall implement Intelligent Transportation Systems strategies as specified in the Traffic Study including: traffic signal coordination, Emergency Vehicle Preemption, detection sensors, Adaptive Traffic Management Systems (ATMS), and Transit Signal Priority for MTS bus service. Implementation of Intelligent Transportation System strategies shall be according to the City of Poway requirements. Within the City of Poway, the project shall install communications upgrades between the traffic signals, upgrades to vehicle detection and system implementation at the controller cabinets within the City of Poway. A remote communication link to the City of Poway Traffic Management Center located at City Hall shall also be provided. This work shall be completed and operational to the satisfaction of the City Engineer. 5. All existing and proposed utilities or extension of utilities required to serve the project shall be installed underground, except those within the Water Authority Easement. All overhead utilities fronting the proposed Project along Espola Road shall be placed underground. No extension of overhead utilities shall be permitted. No new poles are permissible except for structural support. Undergrounding may be required beyond the Project's frontage. 6. The drainage facilities, driveway, slope planting measures, and all utility services shall be installed, and completed by the property owner, and inspected by the Engineering Inspector for approval. All new utility services shall be placed underground. 7. An adequate drainage system around the new building pads capable of handling and disposing all surface water shall be provided to the satisfaction of the Engineering Inspector. 8. The applicant shall repair, to the satisfaction of the City Engineer, any and all damages to public and/or private improvements caused by construction activity from this project. 46 of 119 June 16, 2020, Item #19Resolution No. 20-Page 25 9. All applicable easement dedications and maintenance agreements are to be recorded. 10. The stormwater facilities shall be complete and operational. 11. Record drawings, signed by the engineer of work, shall be submitted to Development Services prior to a request of occupancy, per Section 16.52.130B of the Grading Ordinance. Record drawings shall be submitted in a manner to allow the City adequate time for review and approval prior to issuance of occupancy and release of grading securities (i.e. at least three weeks prior to a request for occupancy is recommended). All other final reports and agreements, as outlined in Section 16.52.130 of the Grading Ordinance are to be approved. (Planning) 12. The proposed Project shall comply with all mitigation measures established under the certified FEIR as specified in the MMRP. 13. A photometric analysis shall be provided after lighting installations to restrict light trespass and limit glare onto the adjacent public roads and onto existing neighboring properties to the satisfaction of the Director of Development Services. All light fixtures shall be designed, shielded and adjusted to reflect light downward, away from any road or street, and away from any adjoining premises. 14. Installation of public improvements shown on the approved improvement plans shall be complete and operational. 15. The Landscape and Site Plans shall indicate that sight distance restricted areas at intersections. Add a note that no landscape materials over 30 inches in height shall be placed in sight distance restricted areas. 16. Landscape, irrigation and exterior site amenities shall be installed pursuant to the approved phasing plan, prior to building permit final (certificate of occupancy), except as otherwise determined by the Director of Development Services. All exterior amenities shall be reviewed and approved to the satisfaction of the Director of Development Services and substantially similar or of better quality than conceptual images provided prior to building permit issuance. 17. CC&Rs for the MCA shall be submitted to the City for review and approval to the satisfaction of the Director of Development Services and shall be written to the satisfaction of the Director of Development Services. The CC&Rs shall include the conditions herein to the satisfaction of the Director of Development Services and shall be recorded prior to or concurrent with the final map and shall include, but not be limited to, the following: 47 of 119 a. The formation of a MCA with maintenance responsibilities is required. b. The CC&Rs shall identify and implement the BMP's identified in the SWQMP prepared for this project and state that the Developer, Current and June 16, 2020, Item #1948 of 119 Resolution No. 20-Page 26 Future Property Owners shall comply with the recommendations of the SWQMP prepared for this project to the satisfaction of the the City Engineer. Funding of the long-term maintenance of all facilities required by the SWQMP shall be included in the annual MCA budget. c. The CC&Rs shall include on-going maintenance of landscaping and irrigation (private and within public right-of-way) of slopes, parkways, open space and park areas as illustrated on the approved landscape and irrigation plan. This plan shall be included in the CC&Rs. All landscaping shall be well maintained in a healthy growing condition at all times in substantially the same condition as approved in accordance with the approved landscape and irrigation plans. Sprinkler heads shall be adjusted so as to prevent overspray upon the public sidewalk or the street. The proposed sprinkler heads shall be installed behind the sidewalk, and the irrigation mainline upon private property only, as required by the City. The MCA or, its successors or assigns, shall remove and relocate all irrigation items from the public right-of-way at no cost to the City, and within a reasonable time frame upon a written notification by the City Engineer. An Encroachment, Maintenance, and Removal Agreement shall be notarized and recorded prior to recordation of the final map or building permitting. The City will provide the template for the agreement. All landscaping, including areas within the adjacent public right-of-way, shall be adequately irrigated, and permanently and fully maintained by the owner at all times in accordance with the requirements of the City of Poway Landscape and Irrigation Design Manual. Trees shall be encouraged and allowed to retain a natural form. Pruning should be restricted to maintain the health of the trees and to protect the public safety. Trees should be trimmed or pruned as needed to develop strong and healthy trunk and branch systems. Tree maintenance and pruning shall be in accordance with "American National Standard for Tree Care Operations" latest edition (ANSI A300). Trees shall not be topped, and pruning shall not remove more than 25 percent of the trees' leaf surface. d. Street trees along the roadway shall not obstruct the ability of fire apparatus access and fire department aerial operations. Tree height and type should be considered in the ultimate landscape design. e. A 10-foot-high minimum vertical clearance is required along all trails. f. Recommendations of the Fire Fuels Management Plan prepared by FireWise 2000, Inc. shall be described in the MCA and subassociation's CC&Rs to the satisfaction of the Deputy Fire Marshal and Director of Development Services. g. Operational recommendations of the MMRP, including the traffic study shall be incorporated into the CC&Rs. June 16, 2020, Item #1949 of 119 Resolution No. 20-Page 27 h. A ground cover shall be installed in rear and side yards within a year of property transfers in compliance with PMC regulations. i. Immediate removal of graffiti and any other type of offensive debris is required. j. The exterior colors and materials shall be substantially consistent with the color and material board submitted with the application to the satisfaction of the Director of Development Services. Any modifications to the color and materials sample board shall be submitted for review and approved to the satisfaction of the Director of Development Services. k. All garage doors shall be automatic roll-up type doors and equipped with remote control devices. I. All garages shall be available for required off-street parking (20-foot-wide by 20-foot-deep interior clear space) at all times except that minor projections are permissible where it can be found that the projections would not hinder the placement of a vehicle within the area. m. Parking on-site is only permitted within designated parking spaces and within the dwelling units' garages. n. No on-site parking spaces shall be assigned. o. Maintain the drainage facilities and any access easements (where they occur) on the property. p. All light fixtures shall be designed, shielded and adjusted to reflect light downward, away from any road or street, and away from any adjoining premises. q. The property shall comply with all performance standards relating to the generation of noise, glare, dust, and odor. r. If any fire hydrant is taken "OUT OF SERVICE," the Fire Department shall be notified immediately and the hydrant marked, bagged, or otherwise identified as "OUT OF SERVICE" as directed by the Fire Marshal. s. Designated fire apparatus streets and turn-arounds shall be maintained accessible and usable by emergency vehicles. Usable conditions include but are not limited to the following: i. An all-weather road surface shall be maintained. ii. Road shall support imposed loads of fire apparatus at 75,000 pounds. iii. No parking-fire lane signs shall be repaired or replaced as needed. June 16, 2020, Item #1950 of 119 Resolution No. 20-Page 28 iv. Fire lanes shall remain free at all times of any obstruction including but not limited to: vehicles, storage, debris, etc. v. Fire lane or hammerhead turn-around shall maintain an unobstructed width of 20 feet and a minimum 13' 6" vertical clearance. vi. Grades exceeding 12 percent shall be concrete with a deep broom finish perpendicular to the access roadway. vii. Fire Department approval and conditions are required for fire apparatus access roads with grades between 10 percent and 20 percent. viii. All required fire access roads and turn arounds shall have a minimum 28 foot turning radius or as approved by the fire code official. t. Safety features including fire sprinklers, ignition resistant construction, smoke and carbon monoxide detectors and fire resistive landscaping shall be maintained in accordance with California Fire Code, California Building Code, California Vehicle Code (fire lanes), City Municipal Code and any other applicable codes. u. All trash and recycling receptacles are required to be within the individual residence's privacy yards at all times, except that waste containers are permitted directly outside of the individual dwelling units within ten hours of the trash pick-up times specified by EDCO waste and recycling company. v. Rooftop mechanical equipment, including but not limited to heating, air conditioning and ventilating equipment, shall be screened so that it may not be seen from the level of adjacent streets and sidewalks. w. The use of barbed wire or razor ribbon on any fences, gates, or walls is prohibited. x. Six-foot high fencing shall be maintained on all residential properties around rear privacy yards on the property lines or at the top of slopes except when attaching to the residences. y. Ongoing maintenance of any onsite private sewer and water systems are required to the satisfaction of the Director of Safety Services and the Director of Public Works. z. The CC&Rs shall clearly establish the responsibilities of the individual homeowners and the MCA with regard to the continuing maintenance and preservation of the project. June 16, 2020, Item #1951of119 Resolution No. 20-Page 29 aa. The CC&Rs shall give the City the right but not the duty to enter the premises to do maintenance and levy assessments if the homeowners fail or refuse to maintain said facilities. bb. Amendments to the CC&Rs that affect any requirement of this resolution shall require express written consent of the City. cc. Common open space areas shall be well maintained at all times (e.g., bike racks, barbeques, tables, landscape, signage, and public art features). dd. New swimming pools shall be covered when not actively in use. ee. All gates and fences on the properties shall be regularly maintained, secured and repaired. All gates granting access to City utility easements shall be maintained and accessible to City of Poway staff with use of a City approved padlock, issued or placed by Poway's Public Works Department. ff. All swimming pools shall be adequately secured from access and maintained in a safe condition. Inspection staff employed with the County of San Diego Vector Control Division shall be granted regular access to inspect swimming pools and landscaping ponds on the properties as needed or investigate other vermin/vector related concerns on the properties. gg. Signs prohibiting recreational vehicles or trailers shall be posted within parking areas. Signs shall indicate the consequences of violating the statute (towing, fines or citations), as well as the tow company's phone number. hh. Agricultural uses in detention basins with appropriate filters to ensure healthy edible crops are produced are permissible. Other functional land uses may be considered for the detention basins in compliance with land use regulations of the specific plan. ii. Well or ground water and raw San Diego County Water Authority water and reclaimed water will not be used by the proposed Project or its assignees. jj. All new businesses which employ more than five-people in agricultural or landscaping jobs shall provide suitable housing for them or pay an in-lieu fee to allow such housing to be provided. kk. RV and trailer parking is prohibited except when within a fenced rear or side privacy yard. II. All exterior structural colors and materials shall be consistent and compatible with the approved colors and materials board. mm. Signage shall be posted at all recreational courts with operational hours. June 16, 2020, Item #19Resolution No. 20-Page 30 nn. Bike racks, a trail map and rules kiosk, and a bike repair station shall be located and maintained at the fitness club or other common facility and shall be open to the public. M. The following conditions shall be complied with to the satisfaction of the Fire Chief: 1. "Fire Lanes" shall be designated in all areas where demonstrated movement may be prevented by the parking of vehicles. Fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. A minimum of 20 feet of unobstructed access is required. All applicable areas shall be designated as "Fire Lanes" with appropriate signs and curb markings. 2. Each building shall display the approved numbers and/or addresses in a location plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background and a size approved by the City. 3. Fire Department access for use of firefighting equipment shall be provided to the immediate job construction site at the start of construction and maintained at all times until construction is completed. Access to each phase of development shall be to the satisfaction of the City Engineer and City Fire Marshal. 4. Prior to the delivery of combustible building material on site, the approved water service to all fire hydrants shall be connected to the public water supply, satisfactorily pass all required tests and be approved by the City. 5. Prior to the delivery of combustible building material on site, the approved vehicle access for firefighting shall be installed, satisfactorily pass all required tests and approved by the City. All accesses shall be provided within 100 feet of all fire department connections. Use of temporary vehicle access for firefighting shall require plan submittal, review and approval to the satisfaction of the City Fire Marshal. 6. All new development shall be subject to the requirements and recommendations of The Farm in Poway Fire Management Plan. 7. All new development shall be subject to the requirements and recommendations of The Farm in Poway Specific Plan-Fire Prevention Regulations. 8. The entire water system for the project shall be looped. The water supply may require approved improvement to include the addition of water mains and fire hydrants as determined and approved by the Fire Department. 9. Water main sizes and fire hydrant locations are conceptual only and shall be reviewed and approved by separate plan submittal. 52 of 119 June 16, 2020, Item #19Resolution No. 20-Page 31 10. Fire protection system and details shown are conceptual only and shall be reviewed and approved by separate plan submittal. 11. A 'Knox' Security Key Box shall be required for each non-residential building at locations determined by the City Fire Marshal. 12. Smoke alarms shall be installed in all residential bedrooms and adjoining hallways. The smoke alarms shall be hard-wired, with a battery backup, and shall be wired in such a manner that if one detector activates, all detectors activate. 13. Carbon monoxide detectors shall be installed in residential hallways adjoining bedrooms, both in the proposed addition and existing residence. The carbon monoxide detectors shall be hard-wired, with a battery backup, and shall be wired in such a manner that if one detector activates, all detectors activate. 14. Each chimney used in conjunction with any fireplace shall be equipped with an approved spark arrester. 15. Buildings in the Very High Fire Hazard Severity Area (VHFHSA) of the proposed Project shall be setback a minimum of 30 feet from property lines and biological open space easements unless the Poway Municipal Code requires a greater minimum. When the property line abuts a roadway, the setback shall be measured from the farthest roadway edge. California Rooms in the R-H District Lots 133 through 137 may extend into rear yard setbacks up to 10 feet, but shall maintain a minimum 20-foot rear yard setback, except that no encroachment is permitted within the VHFHSA where lots abut an existing residential lot. 16. The area designated as Open-Space-Conservation (OSC-21) Community Garden adjacent to Residential Homestead (R-H) Lots 133 through 137 shall meet Fuel Modification Zone A requirements. Housing defensible space maintain a 30-foot structure setback to property line which is Zone A and 30-foot to 100-foot structure setback to property line which is Zone B within the VHFHSA and only where this can be achieved within the parcel boundaries. 17. Detached non-habitable accessory buildings are not permitted in the VHFHSA. SECTION 9: The approval of TTM 19-002, DR 19-001, and CUP 19-005 shall expire November 3, 2022, at 5:00 p.m., unless prior to that time the final map is recorded and a Building Permit has been issued and construction has commenced on the property unless prior to the expiration, a request for a time extension is submitted to the Development Services Department and a time extension is subsequently granted by the City Council. The final map conforming to this conditionally approved TTM shall be filed with the City so that the City may approve the parcel map before this approval expires. SECTION 10: The parties are hereby informed that the time within which judicial review of this decision must be sought is governed by Section 1094.6 of the California Code of Civil Procedure. 53 of 119 June 16, 2020, Item #19Resolution No. 20-Page 32 PASSED, ADOPTED AND APPROVED at a Regular Meeting of the City Council of the City of Poway, California on the 16th day of June, 2020 by the following vote, to wit: AYES: NOES: ABSENT: DISQUALIFIED: Steve Vaus, Mayor ATTEST: Faviola Medina, CMC, City Clerk 54 of 119 June 16, 2020, Item #19ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, APPROVING THE FARM IN POWAY SPECIFIC PLAN (SPP) 18-001; ASSESSOR'S PARCEL NUMBERS 273-110-07-00, 273-110-08-00 AND 273-110-18-00 WHEREAS, The Farm in Poway Specific Plan contains definitions, a land use plan, development standards and design guidelines that sets the policy framework to guide development; WHEREAS, The Farm in Poway Specific Plan requires that the City also amend the City's General Plan and Zoning Ordinance, including the General Plan Land Use Map and Zoning Map; WHEREAS, The Farm in Poway Specific Plan will contain the zoning and land use designations, development standards and design guidelines for future development within the Specific Plan area; WHEREAS, Chapter 17.47 (Specific Plan Regulations) of Title 17 (Zoning Development Code) of the Poway Municipal Code (PMC) provides for the preparation and adoption of specific plans in accordance with section 65450, et seq., of the California Government Code (Article 8, Specific Plans); WHEREAS, two neighborhood meetings, one public Environmental Impact Report (EIR) scoping meeting, and two meetings with community groups were held to solicit input on how The Farm in Poway Specific Plan should guide development within the decommissioned StoneRidge Country Club area; WHEREAS, the Vision Framework of the Specific Plan includes policies, strategies and actions that will encourage and support a mix, density, and orientation of land uses to create a sustainable community with diverse places for people to live, work, and recreate including agricultural opportunities; WHEREAS, on June 16, 2020, the City Council of the City of Poway also considered approval of associated entitlements General Plan Amendment (GPA) 19-001, Zone Change (ZC) 19-001, Zoning Ordinance Amendment (ZOA) 20-001, Tentative Tract Map (TTM) 19-002, Development Review (DR) 19-001, and Conditional Use Permit Application (CUP) 19-005 as well as the certification of a Final Environmental Impact Report (FEI R) (EA 19-001 ), a request to adopt a specific plan, subdivide 117 acres of land, and construct 160 homes with recreational, agricultural, and commercial amenities and amending the land use designations as indicated in the Specific Plan at the decommissioned StoneRidge Country Club; WHEREAS, the City Council finds that the zoning classification of the property should also be changed to maintain consistency with the General Plan as required by Section 65860 of the California Government Code and the California Environmental Quality Act; WHEREAS, on June 16, 2020, the City Council held a duly advertised public hearing to receive testimony from the public, both for and against, relative to this matter; and WHEREAS, the City Council has read and considered the agenda report for the proposed project, including the attachments, and has considered all other evidence presented at the public 55 of 119 ATTACHMENT D June 16, 2020, Item #19hearing. Ordinance No. 20-Page 2 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows: SECTION 1: The above recitals are true and correct. SECTION 2: A Final Environmental Impact Report (FEIR) (EA 19-001) was prepared for The Farm in Poway Specific Plan (SPP) 18-001 and associated entitlements Zone Change (ZC) 19-001, Zoning Ordinance Amendment (ZOA) 20-001, General Plan Amendment (GPA) 19-001, Tentative Tract Map (TTM) 19-002, Development Review (DR) 19-001, and Conditional Use Permit Application (CUP) 19-005. The City Council certified the FEIR at a duly noticed public hearing on June 16, 2020. This is a required entitlement to allow development of The Farm in Poway project, as specifically analyzed in the FEIR. Approval of SPP 18-001 is part of the City Council's June 16, 2020 approval of the entire The Farm in Poway project. SECTION 3: The City Council finds that the specific plan is consistent with the purposes of Chapter 17.47 of the Poway Municipal Code, the General Plan, and development policies of the City. SECTION 4: The City Council hereby approves this Ordinance, approving and adopting The Farm in Poway Specific Plan (SPP) 18-001 included as "Exhibit A" to this Ordinance available on file in the Office of the City Clerk with the amendments to the original version of the Specific Plan released in February 2020, changing the governing policies and regulations to be in accordance with The Farm in Poway Specific Plan for the decommissioned StoneRidge Country Club area, subject to its adoption by City of Poway voters at the November 2020 General Election. Removals are indicated with strikethroughs and additions are indicated with underline. SECTION 5: Section 1.1, paragraph 1, of The Farm in Poway Specific Plan shall be amended as follows: 1. 1 Specific Plan Purpose and Authority The Farm in Poway Specific Plan provides a permanent solution to revitalizing a defunct and blighted property located in the heart of an existing residential community. Limited development of compatible residential homes and associated recreational uses provide the income necessary to finance the proposed improvements and replace the recreational opportunities the golf course once provided. A newly established Community Association will ensure that the proposed open space areas, which are important to existing residents, will be permanently maintained and managed with minimal fiscal impacts to the City of Poway. +l=lese permanent well maintained, open space areasFurthermore, The Farm in Poway has been conditioned to require the execution of permanent deed restrictions restricting future development of the open space to that specified in this Specific Plan and prohibiting future increases in residential density will be deed restricted to prevent any aeditienal l:lomos from being de1.iolopod in perpetuity. Pursuant to State law, all new single-family lots must be permitted to allow an accessory dwelling unit (ADU) and a junior accessory dwelling unit (JADU). The Specific Plan includes guidelines and standards to encourage ADUs to be thoughtfully designed to preserve the privacy of existing residents and the character of the Specific Plan area and surrounding neighborhoods. Furthermore, the Specific Plan establishes development standards, design 56 of 119 June 16, 2020, Item #19Ordinance No. 20-Page 3 guidelines, and performance standards to make certain all new development and activities within open space areas are compatible with existing single-family uses that surround the site. SECTION 6: Section 3.2 of The Farm in Poway Specific Plan shall be amended as follows: 3.2 Open Space Land UseRegulations Two Open Space land use districts support the development of the rural master planned community envisioned by the Specific Plan and include the following purpose and intent: Open Space -Conservation (OS-CJ is designed to permanently preserve the open space amenities that provide the rural setting for the existing neighborhood and a new residential master planned community. These open space areas serve as a physical and visual buffer between existing residential uses and new residential development, maintaining neighbor's privacy and providing the visual backdrop for the new community. Parcels designated as OS C shall be deed restricted to ensure that they are preserved as open space in perpetuity. Parcels designated as OS-C may be planted with landscaping, agriculture or naturalized open space areas. The Open Space -Recreation (OS-R) is intended to replace the recreational amenities once provided by the golf course to support new and existing residential uses within and around the Specific Plan area. Recreational amenities include social, recreational, and educational uses that support healthy and active lifestyles, promote lifelong learning and community education, and encourage ecological stewardship. Parcels designated as OS-C and OS-R shall be deed-restricted to ensure that future development is restricted to that specified in the Open Space Land Use Regulations in perpetuity. SECTION 7: Table 3.2 of The Farm in Poway Specific Plan (Permissible Open Space Uses) shall be amended changing Beekeeping with one to three or four or more beehives to a prohibited activity in both the OS-C and OS-R Land Use Designations. SECTION 8: Section 3.3 of The Farm in Poway Specific Plan shall be amended as follows: 3.3 Residential Land Use Regulations Five Residential land use districts allow for the development of a range of residential homes of varying configurations and sizes and include the following purpose and intent: • Residential Twin (R-T) consists of two single-family attached homes adjoined along a common property line. • Residential Cottage (R-C) includes a group of two to four single-family homes grouped together around a shared motor court. Similar to traditional farmsteads, these consist of an enclave of buildings that are designed to relate to one another. Residential Farmsteads offer a unique opportunity to create a neighborhood within a neighborhood. 57 of 119 June 16, 2020, Item #19Ordinance No. 20-Page 4 Residential Garden (R-G) includes traditional single-family homes that take direct access from a private street. Residential Homesteads (R-H) are single-family homes located within the VHFHSZ. As such, they maintain significantly larger building separation that resembles those found on rural Homesteads. • Residential Meadows (R-M) are large single-family homes situated on traditional lots with conventional setbacks. All residential properties shall be deed restricted to prevent any future increase in residential density in perpetuity. SECTION 9: Table 3.9 of The Farm in Poway Specific Plan (Lot Development Standards in R-H) shall be amended adding a footnote to Building Height noting "Second story balconies facing the side or rear property lines for Lots 125 to 129 as indicated on the Civil Drawings approved June 16, 2020, are prohibited." SECTION 10: Section 8.1 of The Farm in Poway Specific Plan shall be amended as follows: 8.1 Implementation Implementation of the Specific Plan requires the approval of a Tentative Map, Development Plan, and Final Map by City Council followed by a voter approval pursuant to the Proposition FF. Once approved and upon review and issuance of grading permits the site will be graded in accordance with Section 7 .1. Grading is anticipated to begin as early as November 2021 and will be completed in one phase. Grading activities are anticipated to last approximately one year. Trails will be established as part of the grading. Construction of homes and most major amenity buildings will be phased over approximately 3-5 years. Phases are anticipated to occur as shown in Exhibit 8. 1: Conceptual Building Construction Phasing; however, phases may occur non-sequentially and/or concurrently depending upon market conditions at the time of construction. The Farm in Poway has been conditioned to require the execution of permanent deed restrictions restricting future development of the open space restricted to that specified in the Open Space Land Use Regulations of this Specific Plan and prohibiting future increases in residential density in perpetuity. SECTION 11: The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including reasonable attorney's fees, collectively the "Claims" against the City or its agents, officers, or employees, relating to the issuance of any aspect of the project approval set for in this resolution, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval (including but not limited to SPP 18-001, ZC 19-001, ZOA20-001, GPA 19-001, TTM 19-002, DR 19-001, and CUP 19-005) and any environmental document or decision made pursuant to CEQA (EA 19-001 ), and any portion of the ballot materials, ballot question, impartial analysis, arguments and rebuttals in favor of the 58 of 119 June 16, 2020, Item #19Ordinance No. 20-Page 5 project, and any other challenge related in any way to the November 3, 2020 ballot measure concerning The Farm in Poway project approved by this Ordinance. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation-related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by applicant. Notwithstanding the foregoing, no indemnity shall be required for claims resulting from the exclusive gross negligence or willful misconduct of the City. SECTION 12: Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance or its application to any person or circumstance, is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this ordinance, or its application to any other person or circumstance. The City Council declares that it would have adopted each section subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact of any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable. SECTION 13: In accordance with PMC Section 17.47.100, following the approval of a specific plan, a deed restriction indicating that the specific plan approval runs with the subject property shall be recorded. SECTION 14: This Ordinance shall be codified. EFFECTIVE DATE: This Ordinance shall take effect and be in force thirty (30) days after its adoption. CERTIFICATION/PUBLICATION: The City Clerk shall certify the adoption of the Ordinance and cause it or a summary of it, to be published with the names of the City Council members voting for and against the same in the Poway News Chieftain, a newspaper of general circulation in the City of Poway within fifteen (15) days after its adoption and shall post a certified copy of this Ordinance in the Office of the City Clerk in accordance with Government Code Section 36933. INTRODUCED AND FIRST READ at a Regular Meeting of the City Council of the City Poway, California, held the 16th day of June 2020, and thereafter. 59 of 119 June 16, 2020, Item #19Ordinance No. 20-Page 6 PASSED, ADOPTED AND APPROVED at a Regular Meeting of the City Council of the City of Poway, California on the 7th day of July, 2020 by the following vote, to wit: AYES: NOES: ABSENT: DISQUALIFIED: Steve Vaus, Mayor ATTEST: Faviola Medina, CMC, City Clerk 60 of 119 June 16, 2020, Item #19ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, AMENDING THE CITY'S ZONING AND GENERAL PLAN LAND USE MAP, CHANGING THE ZONING AND GENERAL PLAN LAND USE DESIGNATIONS FROM OPEN SPACE-RECREATION (OS-R) TO THE FARM IN POWAY PLANNED COMMUNITY (PC-9) WITH RELATED AMENDMENTS TO THE POWAY MUNICIPAL CODE FOR THE FARM IN POWAY SPECIFIC PLAN (SPP) 18-001 (ZONE CHANGE 19-001 AND ZONING ORDINANCE AMENDMENT 20-001); ASSESSOR'S PARCEL NUMBERS 273-110-07-00, 273-110-08-00 AND 273-110-18-00 WHEREAS, The Farm in Poway Specific Plan contains definitions, a land use plan, development standards and design guidelines that sets the policy framework to guide development; WHEREAS, The Farm in Poway Specific Plan requires that the City also amend the City's General Plan and Zoning Ordinance, including the General Plan Land Use Map and Zoning Map; WHEREAS, The Farm in Poway Specific Plan will contain the zoning and land use designations, development standards and design guidelines for future development within the Specific Plan area; WHEREAS, Chapter 17.06 of Title 17 (Zoning Development Code) of the Poway Municipal Code (PMC) provides the requirements for the establishment and amendment of zoning districts; WHEREAS, Chapter 17.46 of the PMC provides the requirements for the amendments to the Zoning Development Code; WHEREAS, on June 16, 2020, the City Council of the City of Poway also considered approval of The Farm in Poway Specific Plan (SPP) 18-001 and associated entitlements General Plan Amendment (GPA) 19-001, Tentative Tract Map (TTM) 19-002, Development Review (DR) 19-001, and Conditional Use Permit Application (CUP} 19-005 as well as the certification of a Final Environmental Impact Report (FEIR) (EA 19-001 }, a request to adopt a specific plan, subdivide 117 acres of land, and construct 160 homes with recreational, agricultural, and commercial amenities and amending the land use designations as indicated in the Specific Plan at the decommissioned StoneRidge Country Club; WHEREAS, the City Council finds that the zoning classification of the property should also be changed to maintain consistency with the General Plan as required by Section 65860 of the California Government Code and the California Environmental Quality Act; WHEREAS, this action will establish a new The Farm in Poway Planned Community designation within Chapter 17.20 Planned Communities of the Poway Municipal Code; WHEREAS, on June 16, 2020, the City Council held a duly advertised public hearing to receive testimony from the public, both for and against, relative to this matter; and 61 of 119 ATTACHMENT E June 16, 2020, Item #19Ordinance No. 20-Page 2 WHEREAS, the City Council has read and considered the agenda report for the proposed project, including the attachments, and has considered all other evidence presented at the public hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows: SECTION 1: The above recitals are true and correct. SECTION 2: A Final Environmental Impact Report (FEIR) (EA 19-001) was prepared for The Farm in Poway Specific Plan (SPP) 18-001 and associated entitlements Zone Change (ZC) 19-001, Zoning Ordinance Amendment (ZOA) 20-001, General Plan Amendment (GPA) 19-001, Tentative Tract Map (TTM) 19-002, Development Review (DR) 19-001, and Conditional Use Permit Application (CUP) 19-005. The City Council certified the FEIR at a duly noticed public hearing on June 16, 2020. This zone change and zoning ordinance amendment is made in furtherance of, and consistent with, SPP 18-001 and is a required entitlement to allow development of The Farm in Poway project, as specifically analyzed in the FEIR. Approval of ZC-19-001 and ZOA 20-001 is part of the City Council's June 16, 2020 approval of the entire The Farm in Poway project. SECTION 3: The City Council hereby approves this Ordinance, approving ZC 19-001 and ZOA 20-001, changing zoning and land use designations and amending certain sections of the City's Municipal Code as specified below, subject to its adoption by City of Poway voters at the November 2020 General Election. The City of Poway Zoning and General Plan Land Use Map shall be amended to change the Zoning and General Plan Land Use designations for properties within the decommissioned StoneRidge Country Club as listed in Exhibit A from Open Space-Recreation (OS-R) to The Farm in Poway Planned Community (PC-9) as shown in Exhibit B. Removals are indicated with strikethroughs and additions are indicated with underline. SECTION 4: Section 17.20.030(A) of the PMC shall be amended as follows: 17.20.030 Property development standards -General requirements. A. Except as otherwise permitted herein, aA planned community zone shall include a minimum area of 300 contiguous acres, under single ownership or otherwise subject to unified planning, by persons, corporations, or other entities. Property owned by public utilities, local districts or local governments will not be counted toward the 300 acre minimum, but may be used as a connector of single ownership. SECTION 5: Section 17 .20.150 of the PMC shall be added as follows: 17.20.150 The Farm in Poway Planned Community. The Farm in Poway Planned Community includes the area identified in The Farm in Poway Specific Plan which is intended to reflect the long-term vision and objectives for land use development and public improvements within and adjacent to the Stone Ridge neighborhood. The Farm in Poway Planned Community includes the "Specific Plan area" as identified in The Farm in Poway Specific Plan. The Specific Plan is intended to create a master planned residential "Sustainable Community" that permanently maintains and enhances the visual and recreational 62 of 119 June 16, 2020, Item #19Ordinance No. 20-Page 3 qualities of the existing StoneRidge residential neighborhood. The project area encompasses approximately 117 .18 acres and includes diversity of residential housing types on varying lot sizes, supported by a range of community amenities surrounded by expansive scenic landscape, recreational and agricultural uses.* * Editor's Note: PMC 17 .20.150 was added by Ordinance and was approved by the voters at a general municipal election November 3, 2020. The language added shall not be modified or rescinded without the approval of a simple majority of the City voting at a special or general election. SECTION 6: The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including reasonable attorney's fees, collectively the "Claims" against the City or its agents, officers, or employees, relating to the issuance of any aspect of the project approval set for in this resolution, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval (including but not limited to SPP 18-001, ZC 19-001, ZOA20-001, GPA 19-001, TTM 19-002, DR 19-001, and CUP 19-005) and any environmental document or decision made pursuant to CEQA (EA 19-001) and any portion of the ballot materials, ballot question, impartial analysis, arguments and rebuttals in favor of the project, and any other challenge related in any way to the November 3, 2020 ballot measure concerning The Farm in Poway project approved by this Ordinance. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation-related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by applicant. Notwithstanding the foregoing, no indemnity shall be required for claims resulting from the exclusive gross negligence or willful misconduct of the City. SECTION 7: Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance or its application to any person or circumstance, is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this ordinance, or its application to any other person or circumstance. The City Council declares that it would have adopted each section subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact of any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable. SECTION 8: This Ordinance shall be codified. EFFECTIVE DA TE: This Ordinance shall take effect and be in force thirty (30) days after its adoption. CERTIFICATION/PUBLICATION: The City Clerk shall certify the adoption of the Ordinance and cause it or a summary of it, to be published with the names of the City Council members voting for and against the same in the Poway News Chieftain, a newspaper of general circulation in the City of Poway within fifteen (15) days after its adoption and shall post a certified 63 of 119 June 16, 2020, Item #19Ordinance No. 20-Page 4 copy of this Ordinance in the Office of the City Clerk in accordance with Government Code Section 36933. INTRODUCED AND FIRST READ at a Regular Meeting of the City Council of the City Poway, California, held the 16th day of June 2020, and thereafter. PASSED, ADOPTED AND APPROVED at a Regular Meeting of the City Council of the City of Poway, California on the 7th day of July, 2020 by the following vote, to wit: AYES: NOES: ABSENT: DISQUALIFIED: Steve Vaus, Mayor ATTEST: Faviola Medina, CMC, City Clerk 64 of 119 June 16, 2020, Item #19Exhibit A I I ,, RR-A i L RR-A RC PRD-3 RS-4 RS-4 RR-C Existing Zoning and Land Use 65 of 119 Ordinance No. 20-Page 5 PC-4 PRD-1 June 16, 2020, Item #19D, ,1 t::P .,.,,,, •' ~ -i•' o 'Vo, o•' (.0 ,q ~· 66 of 119 Exhibit B ,,, C ~ RR-A = c <( RR-A PR0-3 RS-4 PC-9 Rs 2 RS-4 RR-C Proposed Zoning and Land Use Ordinance No. 20-Page 6 PC-4 PC-6 PRD-1 Map Scale. 1 18,056 June 16, 2020, Item #19N $ 0 380 760 1,520 Feet -----67 of 119 RR-A ocation: 07, 273-110-08, CITY OF POWAY Zoning / Location Map -110-18 Items: SPA 18-001, EA 19-001, ZC 19-001, GPA 19-001, ZOA 20-001, TTM 19-002, DR 19-001, and CUP 19-005 ATTACHMENT F June 16, 2020, Item #19rn NOTES: r7©Efl. TO CIVIL ENGINEEfl.lNG DRAWINGS FOR SITE PlAN D€TAIL ANO WAl.l ANO FENONG HEIGHTS. l LANDSCAl'f: AND LIGHTING DESIGN AND M'.TEfl.lALS SHAl.l BE IN SUBST ANTIAI. CCNFOII.MANCE WITH THE SPEaFIC PlAN. IX• I sire LEGEND * PRIMARY MONUMENT SIGN .. SECONDARY MONUMENT SIGN 0 EVENT BARN & SOCIAL 0 BUTTERFLY EDUCATION GARDEN 0 THE CLUB © THE MEADOW/ AMPHITHEATER © TOTLOT © TRAIL RESPITE <D DOG PARK © EXlmNG OAK TO REMAIN © 1◄' WIDE D.G. EMERGENCY/ SDCWA ACCESS ROAD ~ D ACTIVE/ PASSIVE TURF D THEMATIC LANDSCAPE □ OPEN SPACE LANDSCAPE 0 BUTTERFLY GARDEN @ EDIBLE LANDSCAPE @ SUCCULENT GARDEN D SLOPES D WATER QUALITT BASINS D AGRICULTURE @) COMMUNITY GARDENS 0 WORKING FARM = D.G,TRAIL -CONCRETE WALK -D.G. SDCWA ACCESS ROAD SITE PLAN 68 of 119 ATTACHMENT G THE FARM IN POWAY )aou,ry 2020 June 16, 2020, Item #19a, CD 0 .... ... ... (0 r---------1 I I ~::;--------<! 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I>.....,_ ,,,., -UOl,t, ·-t.o.-•-1.•w•-0...........,,. 1,1-., ~.-II 1- ... -- vtV --...UICIIIU, ___ __ ___ ,_, ........ ________ _ -~---------... -·-•-•·-------------· --·--..... --------- THE BUTTERFLY AlOS June 16, 2020, Item #19...... ~ 0 -.... .... (0 )> -I -I )> C') :c !': m z WEST ELEVATION -II -4o CLASSROOM @ EAST ELEVATION -11 • 4o CLASSROOM NORTH ELEVATION -II -4o CLASSROOM AIOI S(~t/1"•1'-0- @ SOUTH ELEVATION· II· 4o CLASSROOM Scale:1/r•l",O"' I I I I I I I I I I I I I I I I I I l -: I I I I ~------------, I I I I I I I I I r--'--------''---,-J I I I I I I I I I I I I I L. I I I : .,.I : I I I I i-~ I I I I I I ...,,,_ ' i I _______________________ 1 GU '•, COVE;A!OPATl(f. CWSIOOM -.~I'!'":' .... < FIRST FLOOR PLAN· II -4o CLASSROOM lllqJIUDPAltlllNllp,,a:•QM"'99"1 114111 Z:t== '" ·-PFH :- ..:: THE BUTTERFLY i 0 a.. z ~ Ct::'. tE w J: f- .,_,. __ .,_ .,._ ------· __ ._ .. ____ _ A106 June 16, 2020, Item #19SOUTH W ELEVATION· GREENHOUSE AJ01 Snlr.1/r•l'-0" ~ ,.,,.~ -......... ~ / " II I )> ::i 1-,;,•,-1-Nc;.O:;.R;,:,T:,;H.c.E=El:.:Ec;.V;;..:AT.;.;l..:;O.;.;N_-..;;llc..·-'4.:..:n...;:G:.cR..:;E:;.ENccHc;.0:;.U;:;_S::..:E:._ ____ _ ):> "101 $u,lt:1/S"•l"-0" C') :c N WEST ELEVATION -II -4n GREENHOUSE SU.le:t/l"•l'-0- S EAST ELEVATION -II -4n GREENHOUSE A107 $ulf:1/1"•1'..(I" ,_Q_,,,c-+.R_o_o_F_P_LA_N_-_11_-_4n_G_R_EE_N_H_O_U_S_E ____ _,+~ ~ SukV.-•l'-0-~ ==""""~ Glltt.NHOuSl FIRST FLOOR PLAN -II -4n GREENHOUSE __ UKIIU, ____ _ --· THE BUTTERFLY >-~ ~ 0 .. oz ► Cl... ~ z ~ ~ 0 a::::; "- ~ '.:'i <) ~ ~ >-' ::; 0::: "' .. a: <{ UJ 3: ~ 0 LL "-UJ :,: w ,_ I I- -------------·--_ ... ________ _ _____ ,. __ _ A107 June 16, 2020, Item #19...... a, 0 -..... ..... (D > -4 -4 > (') :I: ~ m z -4 ~ @ SOUTH ELEVATION -OFFICE .UOII Su,lt:IJl••l'-0"' , • ., @ NORTH ELEVATION -OFFICE Al(III S(Mt:1/J"•l'-0- .---------l : -----I -·-.. _"' __ ------_-... ... i .. f __ I I I I I I I I I I I I I I I I I ________ I··------! QFFl(t ROOF PLAN -OFFICE FIRST FLOOR PLAN -OFFICE N N CD CD •tQUN:C,.,.._W.4a•IUl'TUl\¥fNIM U,MW :.:v W UP¥ ::: ,...,,,, .... THE BUTTERFLY 9l10t = ,,,_.,.,,,...er ...., ..... ,._ ::::::.:= -------~ .. -------==-- A108 June 16, 2020, Item #19..... ..... 0 ---(0 ► -I -I ► 0 :I: s: m z -t z 19 I - @ ROOF PIAN -Tiff CLUB -I -. [ rn ,·om ill 1B O Bl 1B □ Bir-·· bJ g H CUll....._~IIOOM 1··-···· ;t----· " ff l □·[] ill ' :; H :: :1····-··· t-----...... 0 tlO .::. - @ FLOOR PIAN -THE CLUB ... SO-:J,/r•!'-4" u,_c-,_ ., ___ ,,... :....-----,_ - lllY 1tf.:.. sis,,_ 1,,ua,,. ,.,_ ·-... ·-.... ;; -----~~-- ==-==---- >-~ s------~ ~ ~ 0 « a.. oz >-<( « a: ;;: z 0 !2 0 a: :::; 0.. ~ :5 « ~ o'--'.. ::. 0:: 0.. ~ a:: ~ ::] ;;: ~ LL 0 w 0.. :,: w I- I I- -N CD ......,.., .. _ :=:::= A109 June 16, 2020, Item #19...... 00 0 -.... .... <D @ NORTH ELEVATION ~vr-1~.cr @ SOUTH ELEVATION St.-:lJl"•l'-a" @ WEST ELEVATION ~] I -- ----... -------- Al10 June 16, 2020, Item #19...... <D 0 .... ..... ..... <D )> -f -f )> 0 :::c: s: m z -f 0 RIGHT ELEVATION - IV -HOMESTEAD Al I I I I I I I I 1 I ~ -·-J __ _ 7--·"-I L---- _____ ... .,_ I I I I I : --L ___ _ I I I I I _.,,_ I I --~---J ,J I I I I I I I I I I I I I I I l ::=..1• _,.,_. --·· _..,,..,. I I I I I I r I I I I I I I I I --r-.u--.. I L ____ _ _ J l'l I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I L ____ _ I I I I I I I I _ _____ J FRONT ELEVATION -HOMESTEAD Al ..,..,,..,.-....,,_, I ,J I I I I I I t ____ _ I I I I I I I I I I I I I I I I I I I ' I I I I I I I I ,· I I I I I I r---.. I I _J SECOND FLOOR PLAN -HOMESTEAD Al FIRST FLOOR PLAN -HOMESTEAD Al 111,1, Sule:1/r•l·.c- I.HIii" ::.,r1.z_ J::! -!:.".::..-~~ u,f-""" ,,...., -\Oll-illO'IJIII 1 ....... _..,_ ' u ---------~ ____ .. __ _ A111A1 June 16, 2020, Item #1900 0 0 -.... .... CD FRONT ELEVATION· HOMESTEAD A2 ""°''·""'"'<°"'' Sull!:1/1•• 1'.o"" SECOND FLOOR PLAN • HOMESTEAD A2 @ FIRST FLOOR PLAN· HOMESTEAD A2 , ... ...,..,,.. ,,,....,,., I-> ~·· ...... .... --...U&O.U----------~ ·--·-·----·-.. _,, ____ .__ ----·-·--.. ..._ ----~-- A112A2 June 16, 2020, Item #190) .... 0 -4, .... .... CD @ LEFT ELEVATION· HOMESTEAD A3 RIGHT ELEVATION· HOMESTEAD A3 ~~-:_-:_-:_-:_-:_":_-:_-:_-:.-:.-:....." 't L --- - G r:; (j. FRONT ELEVATION· HOMESTEAD A3 ,.,_. u--T---• c-- 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ' I ... L--J,'-----...... ____ .... _-_-~1~-.,,,..~4-.._ ... " . ' ' ' ' . 1 ~TIIOOM uc::.._.r,._..,,r,'-,:1z:2r..r..Lz.2"r..r...L. DINING izr/"./'✓.:Zr✓../'LZ7.✓.":; FIRST FLOOR PLAN· HOMESTEAD A3 >-<( ~ ~ 0 <( oz > a.. <( z c3 ~ 3 0 _a::::; a. ~ ~ 5-~ 0:: <>. > .!: V, <( "" <( w 3: ~ LL ~ l UJ I I- HOMUl'(.IJ;tu-aew.....,. ,..,...,,,, NOMI ,Tt&D a• -&DU --_ ... _ .. __ .,,..,,..,,., A113A3 June 16, 2020, Item #1900 N 0 -.... .... <D LEFT ELEVATION • GARDEN HOME 81 RIGHT ELEVATION· GARDEN HOME 81 '------ I I 11 ---·----·1::~ f ~ ~ ------· I I I ! i ! ! i ! I l----____ , I '--...l.--.J L------------ ---; I I I I I I i FRONT ELEVATION· GARDEN HOME 81 REAR ELEVATION · GARDEN HOME Bl lOFT/M4 D<CI< SECOND FLOOR PLAN • GARDEN HOME Bl ~ [.~•(obi G.U061IIOIMlfl·1Catt-:,-l,,lliw ::'.!"-u~: -.oo--.... ,. -....of~ ~ ··-.. ...,..,,, ~M/U,Ull.aA.UIO!ft __ __ vu .. _ _._, -· ...... >-<( s ~ C ;:: 0 < z Cl.. 0 :::, "'15 ::; z :"i • ::; 0 >-0 ~; u ~ .., "'o I-a: DD o. z "' 0 <( "' ~ 0. LL 3: UJ .., z I I- . ·-·------~------_ .. __ ... ____ _ _ ,.__ . ·- A114B1 June 16, 2020, Item #1900 w 0 -..... ..... U) LEFT ELEVATION· GARDEN HOME 82 lllllllllllll;:jlJ. 1111111111[.-lllllllllll□III . I 111111111-lllll='III JIJ·-. . 1~1 ___ JJJn_JIL -. . _ · · RIGHT ELEVATION · GARDEN HOME 82 Sulr.1/r"•l'.o" n=-:.r~--=-=-==-=-=1--· I I I i I I I l I l I I I I I I I I I I I I I I I -----, I I : ~---- ' ' I I I ~ I I I I ____ ! t ____________ _ ------i I I I --i I _______ J FRONT ELEVATION· GARDEN HOME B2 SC.,.:A..FMIMOIIM •C ■ @ REAR ELEVATION • GARDEN HOME 82 SC1lr.1Jr•l'.o" I ' I _ _J -------, I I I I I I I I I I ' ' '----i ' ' I ' 1 I I I I I I I I I 1 ' 1 I I 1 I 1 I I I I I I I L---___ J FIRST FLOOR PLAN · GARDEN HOME 82 U$11 Soult: 1./1" • l'~ un,•-H . ... "=='=:'ffltt ............ --:::::::= -~-·--·-______ , __ .. ~-------- A11582 June 16, 2020, Item #1900 .i:. 0 .... .... .... (0 r ,,. I. I LEFT ELEVATION · GARDEN HOME 83 RIGHT ELEVATION · GARDEN HOME B3 Salt:JJr•l"-0"' r--------1 : l •r-------~-I I I I ] : I I I _ .. _ I .. ___ , r?.:·.-1! 7-.J i I I I I I I I I I I I I I I I l l I I I I I I I I I I I ►" I __ , ______ J FRONT ELEVATION · GARDEN HOME 83 REAR ELEVATION· GARDEN HOME 83 .... , FIRST FLOOR PLAN -IV· GARDEN HOME 83 --.,.,.., .. >-~ ~ 0 <( oz ► a. <( "" ~ z 0 ~ 0 a: ::; Q. ~ :Si'.5 ;!, 0 -::; 0::: Q. ~ a: <{ ~ 3: ~ 0 LL Q. UJ :c w I- I I- _i_ .. ___ _ ---~-•-..... ----·-----.. -- A11683 June 16, 2020, Item #1900 u, 0 -.... .... <D ' I I I I I !... T I I I I I I I I 1~1 ,· LL LEFT ELEVATION • TWIN HOME ClC2 RIGHT ELEVATION· TWIN HOME ClC2 Sat.r.l/l"•l'-0- ---, L -------, I I I I I I I I I I I ,! i I I I I L_ FRONT ELEVATION· TWIN HOME ClC2 11(1 klolr.l!J•• 1'4' REAR ELEVATION · TWIN HOME ClC2 Sc:ale.:1/r•t·-cr -------, "''" SECOND FLOOR PLAN· TWIN HOME ClC2 I I I I I I I I I I I <iftfAlllOOM .... r.AfAJI\OOM .... --•----------~ .---------------, ' ' ' ' -"410• I ' ' ' ' ' ' i FIRST FLOOR PLAN· TWIN HOME ClC2 >-~ ~ 0 < oz ► 0.. .. z ~E ;;: 0 "'::; 0. ~ ~;S ~ ~ ~ .. ::i: a:: "' <( ::) ;;: :'.t 0 LL 0. ~ lLJ I I- ftWI MOM"fl·'I tl 1,llf.V .,..,. ..:: ,,..,,.,,_ -~-·--·---... ->-·-·-----·-------· --~-.. ------~-.. - ,.,.......,. A117C12 June 16, 2020, Item #19CX) a> 0 -..... ..... <D FRONT ELEVATION -MEADOW 01 @ RIGHT ELEVATION -MEADOW 01 -------·-, i, <-----------,, , ·rt ' i ! l __ ..... _ ... _ ----· l-------. I I ! L-------------, ________ _ ' i i j ! i i ! i ! r -------, _ ____ .J @ FIRST FLOOR PLAN -MEADOW 01 ··-11{M1DM .... ,. U,IU" nw u >-<( ~ u 0 ..: :::l oz ► a.. ..: ..: er ~ z 0 i2 0 -o::::; Q. ~ 5 5 ~ 0:: ~ i ::;: er <( w ~ ~ u. 2 w :i: w ... I ~ ·-··-·--------~-·--.. ------·-·-.... _ .. _ --·----M A11801 June 16, 2020, Item #190:) ....., 0 .... .... .... co @ RIGHT ELEVATION -MEADOW D2 SU.it:1/r•l"-0- I I I I FRONT ELEVATION -MEADOW D2 @ REAR ELEVATION -MEADOW D2 Sc::Me:l/1"•1'-0" \t!i.;:,t:-'.-. ,_ ,\ •. ;:f\ L.~---------~ I I I I I I •• ,-- ' ~ I l !..-------, I I I I I I I I I I I I I l I I I I I I I I I I i I I I ' ' ' OIHJN(; <;ltl,ATMJOM CJ @ FIRST FLOOR PLAN· MEADOW D2 M .. . ,,....,... ,,, . ..,., . .. )l ·-·-· .. _.,_ .. __ .. __ -------·--.. _ .. _____ ·---~ --·-... -------·- A119D2 June 16, 2020, Item #1900 00 0 -.... .... <D ■ I @ RIGHT ELEVATION -MEADOW 03 r--------------------------~ I I I I I I I I I I I I : : ·_-_-_-_-_-_-_-_-_-_~,-t:z. I I ~-----<: ;J : r------I I l l : I I I I I I I I I I I I I I I l :f ! ! : ~ ------H I I o,;,--~-H:---~: ~! : ,---+::::::::::::::::::::::::::::::::::::::======:::::.:!. : ,j ~ i I I I I I I I L-------------I ~------: I I l---------------------- @ ROOF PLAN -MEADOW 03 Sc.alir.1/r•l'.O- ---------- ... FRONT ELEVATION -MEADOW 03 Sc:ak:1/1••1'-0" °"'" .. , 0(0< l I I I I I ' ' I ' I ' ' ----------J """"' ! "'"'""""" I >-~ ~ 0 ~ ► a.. oz <( z ~~ 3: 0 a:::::; c.. :E :'3 <( ~ O v_ ::;; 0::: c.. ► .,, <( a:: <( w 3: :'t 0 LL c.. w :,: !!?"" w I-...... ..::: I ---I- "TIO -~---~-... ~ ... ~h .... 6'L\IOOOM -•-UIUIUI ___ __ ...,.......,.......,.;IM1-• ----------____ ., __ _ A120O3 June 16, 2020, Item #1900 <D 0 -.... .... <D FRONT ELEVATION· COTTAGE HOME El '"""·•--·-• RIGHT ELEVATION· COTTAGE HOME El L ... .-1 @ ROOF PLAN· COTTAGE HOME El r-·-- i I I ! ! Of'(NTO 1,CLOW ... , --···--·----, I .. , l_ r--~;:::=l:iO<T==~=====1'.. SECOND FLOOR PLAN · COTTAGE HOME El conwp:9u , ......... ==--=- =• .... ~~···········: I . .. ' : r :·····:~=~ COTTAGE HOME El >-<( ?; ~ 0 < o z ► CL < z ~~ 3 0 -a::::; 0.. ~ ~~ ~ 0::: 0.. ► ~ V, < a: <( w 3 ~ u.. ~ w :r LlJ ... I I- ::::,-.•·--=:::,:= ·---·------_,,,,. ____ ... __ ____ ,._. __ _ ..,_.., _______ .. --·--... --------- A121E1 June 16, 2020, Item #19c.o 0 0 -~ ~ c.o LEFT ELEVATION· COTTAGE HOME E2 LEFT ELEVATION· COTTAGE HOME E2 r----------· 1 r>------------1 ' ' ' ! I ! I L__ ;-------; J ,----- ! i FRONT ELEVATION COTTAGE HOME E2 --1._ _____ ~ ~---------------' ' I : ' ' : I OftNTOltLOW i i _____ J SECOND FLOOR PLAN -COTTAGE HOME E2 """' ..... ....... . .,,.._ ...... ...... COTTAGE HOME E2 ~ i 0 a. ~ ::; "' :£ w :r: I- ·-··-·--------~-.. --... -----~-·--... -------... --.. A122E2 June 16, 2020, Item #19CD .... 0 -.... .... <D @ ~,;~~~ATION • COTTAGE HOME E3 FRONT ELEVATION· COTTAGE HOME E3 RIGHT ELEVATION· COTTAGE HOME E3 ----------, I I I I I I I I I I I l-· 1 1-· i I I I I I I I I I I I I I I I --: I I I i 1--------1 i _______ :--J I I I I I I I I I I I I I I I I I I ----.1 @ ~~~-~;:A,,.N · COTTAGE HOME E3 ==-= """'="""""". ··-.......... COTTAGE HOME E3 >-~ ~ 0 <( oz > 0... <( z 2i ~ 3 0 -a: ::i Q. ~ ~ j_ ~ a:: Q. > ::. V, <( a:: <( w 3 ;f LL. 2 w :,: w ,-.. :c I- MY"! ~-• ... -:::::.:::= ·------_____ .. _ A123E3 June 16, 2020, Item #19(,D fl,,) 0 -.... .... (,D FRONT ELEVATION -COTTAGE HOME E4 ,,,..,._"""""""""'·'-• REAR ELEVATION -COTTAGE HOME E4 1 ,----------------------, ,--------I : : : ! I I I I I I I I I , ------------------------- r- 1 I I I I I I I I I I I C- I I I I --, I i I I I I I I i I I I I I I I I I I : --: ------_____ J @ FIRST FLOOR PLAN -COTTAGE HOME E4 ,,. ... .,,,, .,_.,_ .. ___ _ ----·-·----·-----------____ .. __ _ -·--·-.. - COTTAGE HOME E4 A124E4 June 16, 2020, Item #19Conceptual subdivision, grading and improvement (civil) drawings are available on file in the Office of the City Clerk and also available on line: https:/ /docs.poway.org/Weblink/Browse.aspx?id=147662&dbid=0&repo=Cit,yofPow gy 93 of 119 ATTACHMENT P June 16, 2020, Item #19The Specific Plan is on file in the Office of the City Clerk and also available online: https://docs.poway.org/Weblink/Browse.aspx?id=147662&dbid=0&repo=CityofPow g'j_ 94 of 119 ATTACHMENT Q June 16, 2020, Item #19ci a:. w Q a:. ~ Exhibit 3. I: Land Use Plan Specific Plan Area Boundary Landscape Open Space Easement 125-foot SDCWA Right-of-Way Open Space Land Use Districts; C::J Conservation Open Space (OS-C) C::J Recreational Open Space (OS-R) ft.ejj<iential Land U.s_e__Qjstrjcts; C=:J Residential -Twin (R-T) C:J Residential • Cottage (R-C) C::J Residential -Garden (R-G) [=i Residential -Homestead (R-H) C::J Residential -Meadow (R-M) 3-3 The Farm in Poway Draft Specific Plan, January 2020 95 of 119 ATTACHMENT R June 16, 2020, Item #19THE FARM IN POWAY PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Certified by City of Poway City Council June 16, 2020 (EA 19-001) California Public Resources Code Section 21081.6 requires that, upon certification of an Environmental Impact Report (EIR), "the public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation." This document contains the mitigation monitoring and reporting program (MMRP) that has been developed for The Farm in Poway Project (project or proposed project). This MMRP has been developed in compliance with Public Resources Code Section 2l08L6 and Section 15097 of the CEQA Guidelines. The mitigation measures in the table are coded by alphanumeric identification consistent with the ETR. The following items are identified for each mitigation measure: • Mitigation Monitoring. This section of the MMRP lists the stage of the proposed project during which the mitigation measure would be implemented and indicates who is responsible for implementing the mitigation measure (i.e., the "implementing party"). It also lists the agency that is responsible for ensuring that the mitigation measure is implemented and that it is implemented properly. • Reporting. This section of the MMRP provides a location for the implementing party and/or enforcing agency to make notes and to record their initials and the compliance date for each mitigation measure. The City must adopt this MMRP, or an equally effective program, if it approves the proposed project with the mitigation measures that were adopted or made conditions of project approval. The Farm In Poway EIR City Council Certification June 16, 2020 96 of 119 ATTACHMENTS 11872 MMRP-1 June 16, 2020, Item #19THE FARM IN POWAY PROJECT MITIGATION MONITORING AND REPORTING PROGRAM The Farm in Poway EIR City Council Certification June 16, 2020 97 of 119 INTENTIONALLY LEFT BLANK 11872 MMRP-2 June 16, 2020, Item #19(0 00 0 -..... .... (0 THE FARM IN POWAY PROJECT Mitigation Monitoring and Reporting Program ■lllgallon ■-111'1 Moallolfng Pita, ■oaltortne ■t«llod ArOuaMy MM-AQ-1 During project construction, the City of Poway shall ensure that the project contractor adheres to the following measures (1) Poor to issuance of 11) Review of Plans and to reduce diesel pa,ticulate emissions, including, but not limied to: grading permi Specifications 1) Al oonslluction equipment greater than 75 l,orsepower shal be equipped with Tier 4 Interim diesel engines (2) O,,going during (2) Construction or better. construction contractor/manager 2) The engine size of construction equipment shall be the minimum size suiable for the required job. shal subml signed letter verifying 3) The number of construction equipment operating simultaneously shall be minimized through efficient compliance management practices 10 ensure that the smallest number is operating at any one time. (3) Field verification 4) Construction equipment shall be ma<1tmed in tune pe, the manufacture(s speciflcal!oos. 5) The prime oontractor wil provide the City of Poway verification of equipment type used during construction. Bioloaicsl Resources MM-BR-1 Removal of habitat lhat supports active nests in the proposed project area of disturbanre shall occur oulside of the (1) Prior to issuance of (1) Qualified biologisllo breeding season for nesting bitds (February 1 to September 15). If removal of the habitatin the proposed area of grading permi conduct pre- dislurbaooe must occur during the bree<Jing season, a qualified biologist shall conduct a pre-construction survey to (2) Within 3 calendar construction survey determine the presence or absence of nesting birds or rapt ors protected under the Migratory Bird Treaty Act and days prior to the start if removal hab~I Caifomia Fish and Game Code. The pre-construction survey shal be conducted within 3 calendar days prior to the start construction that supports active of construction activities (including removal of vegetation) and shall include the limis of disturbance as wel as 300 feet (3) Ongoing during nests in the (500 feet for raplors) from the area of disturbance. The applicanl shal submij tile resuls of the pre-construction survey constn.iction proposed area of to the City of Poway (City) for review and approval prior lo initiating any construction activities. disturbance must 1) If nesting birds are detected, a lener repo~ or mitigation ptan (pre-construction survey) in conformance with occur during the applicable state and federal law (e.g., appropriate follow-up surveys, monitoring schedules, oonstruction, noise breeding season. barriers, and/or buffers up to 300 feet) shall be prepared and include proposed measures to be implemeoted to (2) Subm« the results of ensure tllat take of birds or eggs, or disturbance of breeding activities, is avoided. The report o, mitigation plan the pre-construction shall be submitted to the City for review aod approval. The reoommendations contained in the mitigation plan shal survey to the City of be implemented to the satisfaction of the City. Poway 2) If nesting birds are not detected dumg the pre-construcoon survey, no further mitigation is required. 3) If nesting birds are detected and construction activities are to occur during the breeding season the following mitigation measures shall be implemented: a) No vegetation clearing shall occur within 300 feet of an active raptor nest and 100 feet of an active nest of a non-listed bird species until a biologist has determined that the young have fledged from the nest or that the nest is inactive r,.e .. abandoned). b) A mitigation plan outining active nest avo<iance measures in conformance with applicable state and federal law shall be prepared and submitted lo the City of Poway i:>r review and approval. c) During construction, active nests shall be monitored on a daily basis to determine the effectiveness of the avoidance measures being implemented. The biologist shall monjor al active nests until an young have fledged or until the nest is determined Olactive. d) A minim..-n 300-foot buffer between the location of an active raptor nest and the nearest construction activity shal be maintained until the young have fledged from the nest or until the nest is determined inactive. For nests of non-rapto1 birds. a buffer of 100 feet shall be maintained. The Farm in ?oway EIR City Council Certification Jurte 16, 2020 THE FARM IN POWAY PROJECT MITIGATION MONITORING ANO REPORTING PROGRAM EMOIHffllfttAgtncy& YwfflClllon of CompllMce Rnponolbll Atone, lnJ/81$ Oele Remarks City of Poway Verification by City of Poway 11872 MMRP-3 June 16, 2020, Item #19THE FARM lN POWAY PROJECT Mitigation Monitoring and Reporting Program Mlllgltlon llenurw Monitoring Pll11e Monllortng ltelllod 4) While no specific noise level thresllolds have been established fot rap1ors or other non-isled bird species. oonstruction activities that ate expected lo generate noise levels above the ambient noise level shall be measured by an acoustician technician. The active nest shall also be monitored by a biologist to determine ~ there is any effect on the breeding behavior of the particular species from the elevated noise levels. If it is determined thal the elevated noise level is havilg an effect on the breeding behavior of the nesting bird species, then the noise generating oonstrocti:m activity shall be suspended in the vicinity of the active nest until such mie as al of the young birds have fledged or until the nest is determined inadM!. MM,BR-2 Impacts to jurisdictional waters require a 404 permit from the U.S. Army Corps of Engineers. a 401 state waler quality (1) Prior to issuance of (1) Obtain 1equired certification from the Regional Water Quality ConlJol Board, and a 1602 streambed alteration agreement from the grading permi permits. as California Department of Fish and Wildlife. Impacts lo the sensitive habitat. inciud,ig jurisdictional waters. within the applicable project site require compensating mitigation, restoration. or revegetation, or a oombination thereof, inside a priority (2) Provide evidence of Mitigation Area as defined by the Poway Subarea Habitat Conservation Plan/Natural Community Conservation Plan achieving mligation (Poway Subarea HCP/NCCP), Section 5.5. This can be achieved by one of the following: requirements and 1) Purchase or dedicaticn of lands inside the City of Poway's Mitigation Area as a biological open space. permits. as applicable. to the 2) Payment of in-lieu lees inlO a mitigation bank administered by the City of Poway or a land 11\Jst acting as an agent City. of the City of Poway. Applicable perm!s necessary lo develop over the wetland habitat features in the project site require a no-net-loss ratio. The Poway Subarea HCPINCCP states that mitigation ratios of 2:1 would be required for mpacts to fresh waler ma,,sh and open water. As described in the following table, the total mitigation for jurisdictional waters impacts is estimated to total 0.39 acres, but requires approval by the aforementioned resource agencies through their respective pennl processes. which would OCC1Jr before project development Mitigation Requirements v-commanlly , __ Mftlallionll,tlo Total Mltialllon Required Freshwater Marsh 0.02 2:1 0.04 On.nWaler 014 2:1 0.28 Concrete-Lined Channel 0.07 1:1 0.07 Total 0.16 -0.39 Source: Apl)endix C MM-BR-3 If~ is not feasible to avoid trees on lhe project site, the project applicant shal rep1ace all impacted trees as lolows: (1) Du rlng consltuction (1) Field Verification 1) Native coast live oaks (Ouercus agrifolia) wil be miigated at minimum ratios ol 10:1 for directly impacted oak ttees and 5:1 for indir~ inpacted oak trees. as required by the Cit;'s HCP/NCCP. and shal use 24-inch box specimen trees lo be located on ste. 2) Any non-native trees removed wil be rep1aced w~ one 15-gallon ltee per 750 square feel of ornamental landscape (20 percent of which shal be 24-inch box specimen trees). Cuffllra/Resources MM-CUL-1 An archaeological resources monitoring program to mitigate potential impacts to undiscovered, buried, or previously (1) Prior to issuance of (1) The project undetected elements of any archeological resources wahin lhe project s~e shal be implemented to the satisfaction of grading perm~ Applicant shall the lead agency. The prog,am shaa inclooe the following: (2) Ongoing dumg graling provide written 1) Pno, to issuance of a grading penm, the "l)!)icant shal prOYide written verfcation that a qualiied arthaeologist has been (3) Prio1 lo the issuance verification to the relained 1o mplement lhe monitoring -·am. This vemcation shal be presented in a leller from the proje<t of building permits City that a quaified The Farm ln Poway EIR Clty Council CertlflcaOon .kine 16, 2020 THE FARM IN POWAY PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Enlo-.-...,cy & Verfflcaaon of Complllnce R"ponllllle Agency lniras Dale Rematffs U.S. Army Co1ps of Engineers Regional Water Quality Control Board Caifomia Department of Fish and Wildife Verification by City of Poway City of Poway Verification by City of Poway 11872 MMRP◄ June 16, 2020, Item #19..... 0 0 0 .... ..... ..... <D THE FARM IN POWAY PROJECT Mitigation Monitoring and Reporting Program lllllgotlon .....,,. ■onltortng 1'11111 ■onltortng llotllod archaeologist lo the Lead Ageocy. The qualified archaeologist (project archaeologist) shall engage a Nawe American archaeologist has Kumeyaay represenlatM! to pa11q>ate i, the mooiomg program. The Natiw American Kumeyaay mon~or wl be been retained. respons1bte lo advise the project an:haeologist regard"!! C1Jltlrally sensi!M! artifacts or landloons wihn the project. (2) A report 2) The project archaeologist and Kumeyaay representawe shal attend the pre-!lradilg meeting with the ccntraclors documenting the monitoring program to explain and coordinate the requirements of the monitoring program. shall be completed 3) Archaeological and NaliYe American monitoring shall be required during grading, unless the project archaeologist and submitted to the determines that the potential for C1Jltural resources has been exhausted. The Na!Ml American monior shall satisfaction of the coordinate on-site monloring wlh the project archaeologist Full-or-part-tine inspections may be ccnsidered City as the Lead depending upon the rate of excavation, the materials excavated, and the presence and abundance of artifacts and Agency. features. The project archaeologisl in consulation with the Kumeyaay representative, shall provide the City of Poway wih any recommendations for reduced monitoring protoccl. 4) In the event that prevk>usty unidentified cultural resources are discowred during the monioring program, the projed archaeologist and Kumeyaay representatiYe shall have the authority to dM!rt or temporarily halt ground- disturbance operation in the area of disccvery to allow for the evaluation of potenlialy signifcant cultural resources. The project archaeologist shall ccntact the Lead Agency at the tine of disoovery. Alt discovered cu~urat resources shall be recorded and tested using standard archaeological protocols. Any resources determined to not be CEOA-signif,can1 shal be released to the grading program. For any resources that are determined to be CECA- signlcant and efigible for the California Register of Historical Resources, the project archaeologisL in consultation with the lead agency and the Kumeyaay representatM!, shall determine the appropriate measures to be implemented in order to mitigate adverse impacts to the signif~ant site. The applicant, at their sole discretion, shall consider the possibility of preserving the significant site, if feasible. tf preservation is not feasible, a Research Design and Data Recovery Program to mhigale impacts shal be prepared by the project archaeologist, in consultation with the Kumeyaay representative, and approved by the lead agency. Data recovery mhigalion shall be completed al lhe location of a significant disoovery before grading can resume at that location. 5) Human Remains: If human remains are enCC<Jntered during grading, California Health and Safety Code Section 7050.5 states that no furthe< disturbance shal OCC1Jr until the San Diego Counly Medical Examiners Office has made the neoessary findings as 10 origin. The City of Poway, the NatiYe American Kumeyaay representa!Ml, and the applicant shall be immediately notified of the disccvery of any possible human remains. Further, pursuant to Caifomia Pubic Resources Code Section 5097.98(b), remains shall be le~ in place and free from disturbance until a final decision as to their treatment and disposhlon has been made. If the medical examiner determines that the remains are or Native American origin, the NAHC must be contacted within 24 hours. The NAHC must then immediately identify the Most Likely Descendan~s) (MLO) for purposes of receiving notification of discovery. The MLO shalt then make recommendations withil 48 hours and engage in consultation ccnceming the treatment of the remains as provided in Public Resouroes Code Section 5097.98. The Kumeyaay monitor for grading will not necessa,iy be named as the MLO, and therefore, cannot provide direction unti the MLO is determined. 6) AU cultural material collected during the grading monitoring program shall be cataloged, analyzed, and subsequently curated according to the current professional laboratory and repository standards. The collections and associated records shall be transferred, including title, to an appropriate curation facility, to be accompanied by payment of the fees neoessary for permanent wration. 7) A report documenting the moni1oring program, any field investigations, and results of any data reccvery programs or site evaluations shall be completed and submitted to the satisfaction of the Lead Agency p<ior to the issuance of any building permits. The report will include OPR Primary aoo Archaeological Sie Forms. The Farm in Pr:,way E.IR Clly CotJncilCertfficatlon June 16, 2020 THE f ARM IN PCY,1/AY PROJECT MITIGATION MONITORING ANO REPORTING PROGRAM Enlorcomm Atfflcy & Vlfltleallon of Compllanco Rnponslble Agoncy lnl/111$ 011/e Remarlls 11872 June 16, 2020, Item #19.... 0 .... 0 .... .... .... (t) THE FARM lN POWAY PROJECT Mitigation Monitoring and Reporting Program ■ltlploft ........ IOftllorlng Pllnt ■Oftllorlng ■llhod Geology and Soils MM-OEQ.1 The Geologic Reconnaissance (Appendil< E) iicules the i,lkiwing recommendations, whdl shal be incorporae! as (1) Prior to issuance of (1) Review ol addiional miigalion measures IO mininize soi en:>sion or the bss ol topsoi, and potential risks associated wtii iquefaction: grading perm« geotechnical study 1) Priol IO issuance of a gradi,g permit. an addlional geotedlnical study shall be completed that incudes a subsurface (2) Ongoing during (2) Remedial grading iwestigafun to O\lakJate the under1yilg geologic conditioos on the property and to provide specific geotechnical construction (3) Field verification recommendations. This study shal inwde ev-"ation of surflcial ~ and a rippabiMy analysis of the granitic rock in areas of planned deveiopmenl 2) The s~ is underlain by surficial unls that inwde artificial Iii, allMal and ~I depos«s. These deposits sllal requie remedial grading in the brm of removal and compadioo where inprovements are planned. 3) Cut slopes shall be obsOf\'ed by an engineering geologist during grading 10 \'llnfy that the soil and geologic condiions do not differ sjgniocanlly from !hose antic~. Addmonal recommendations w~ be prov'ded in the event that ad\'llrse conditi:>ns are encounlered, such as but not linled lo, scaing of ioose rock i'agments from proposed out slopes, MM-GEQ.2 The Geological Reconnaissance (Appendil< E) incWes the foliowing recommendatilOs, which shal be incorporated as (1) Prior to construction (t) Review of plans and mitigation measures IO minmize potential risks from e,pansi\'ll soit (2) Ongoing during specifications 1) Samples of soi materials to be used for Iii shall be tesled in the laboratory to detemii,e the maxinum density, oinnllll consllUction (2) Field verification moisture content and, where appropriate, shear strength, e,q,ansion. and gradation charactemlics of the sol. 2) Where practical soils having an EJ<pansion Index greater than 50 shoukl be placed at least 3 feet beiow finish pad grade and should be compacted at a moisture content generat,, 2 ti 4 pen:ent greater than the optinum moisture a,nter,t l:>r the material MM-OE0-3 Priolto commencement of pro;,ct construction, a quaified paleontologist shall be retaned lo anend the pro;,ct pre-(1) Prior lo construction (1) Review of plans and C011Strudion meeti,g and disruss J>'0posed grading plans with the proje(:t con~aoor(s). ff the qualified paleontologist (2) Ongoing during specifocations detem>ines that proposed gradi1g/excavation ~s would Ike¥ affect previ:,usly undisturbed areas of Pleistocene-age grading (2) F~ld verification al<Mal deposits as a resul ol cw into nawe soils, then monioring sllal be oonduc:ted as outJned bebw. t) A quaified paleontologist or a paleontological monitor under the diredion and supervision of a qualifie<j paleon~logist. shall be on sle during original ct.Ging of Pleislocene-age alkJvial deposits. A paleontot,gical monilo< is defined as an ildMdual who has at least one year of experience in field i1entification and collection of l:>ssl materials, and who is wo<'<ing under the direction of a quaified paleontologist Monioring of the noted geologic d shal be oonduc:ted at least half.tine at the beginni,g of excavation, and may be e«her increased o, deeteased thereafter depending upon initial resuls (per drection of a quaified paleontologisQ. a) Qualified Paleontologist The i:<oJe<:t paleomologist is a person who has a PhD. o, M.S. o, equivalent in paleontology or close~ related liekl (e.g., sedinentay or strati,raphic geology, evolutionary b<>logy); has a demonstr~ knowtedge of Southern Callomia paleontology and geology; and has doc"""'nted experience perfolming professional paleontological procedures and techniques. b) Qualified Paleon~logical Monw. A paleontological moniol is defined as an ildivilual with at least one year of experience in field identification and collecting of fossil materials. 2) MonitO<ing ol the noted geologic uni shall be oonduaed at least hal-tine al the beginning of the excavation, and may be eiher iraeased o, decreased thereafter by the quaified paleontot,g~ depending upon initial results of monil:)mg. TM Fann In Poway EIR Cily Council Certffic.atiOn June 18, .2020 THE FARM IN POWAY PROJECT MITIGATION MONITORING ANO REPORTING PROGRAM Enforclffltftt Ag111cy & Vlflft.-of CompllMce RHpontlblt Agency /nil/a/$ Date Remarl<s Verification by City of Poway Verification by City of Poway Verification by City of Poway 11872 MMRP.(I June 16, 2020, Item #19.... 0 t,,) 0 -.... .... (D THE FARM IN POWAY PROJECT Mitigation Monitoring and Reporting Program ■lllglllotl ■-re ■onllollng Ph .. ■011ltoffll9 ■tlltocl 3) In the event that we~preseM!d fossils arn dis<::overed, a Qualified paieootobgist sllal have the authoriy to tempo1arny halt or redrect construdion activties ii the disaM!<y a,ea to albw re<:oYe,Y in a time~ manner (typicaly on the O<der of one hour to lwo days). AR colee1ed fossi remai>s shall be cleaned, sorted, cataloged and deposied in an aPl""Priale scientific instiution (such as the Sa,, Diego Natural Histo,y Museum) at the appicaf11's ex1)811Se. 4) A report (with a map showi,g lossi site bcatioos) sl1111l1arizi>g the resuls, analyses, and conoosions of the above. deseibed monlomg,lecove,y l)fogram shal be sulmtted to the City ol Pr,,,ay withii three months of termiiaMg monilomg activiies. Greenhouse Gas Emisoions MM-GHG· 1 The applicant or h desi;Jnee shal iickJde the lolow"!l features lo reduce greenhouse gas emissions during ope,aoon; (t) Prior to receiving (1) Review of Plans and 1) Develop a coml)fehenSMl pedestrian network designed to l)fovde safe bicycle and pedestrian aocess between the ceMicateof Specification various ilternal proposed project land uses, whi:h wil incklde design elements to enhance walkabify and connectivity occupancy (2) Field verification and shall milinize bafrers lo pedesbian access and interconnedMty. Physical baniers-woh as walls or landscaping- that inpede pedeSttian ci'culation shal be elinilated. 2) lnoode special safety mobility features such as enhanced crosswals for high 'lisibility, pedestrian signals with countdown timers. lead"!l pedestrian ilterval lini,g, Amerisans with Disabilies Act (AOA)-compiant curb ramps, and smart adaptive signa~ that can adjust s~nal f)hasir9 and eldend pedestrian walk time based upon time of day. The smal1 adaptive signals help to optinize traffic flows to reduce ldM>g time. 3) Promole ridesharing pfl)C)<ams thlOugh a muti-faceted approach, sud1 as designatilg a certan percentage ol parlti,g spaces for ridesharing vehicles, designa&,g adequate passenger loading and unbadi,g and waling a,eas lor ridesharing l.'Ohicfes, or providing a website or message boaid for coordilating rides 4) lnslall Energy Star rated heating, cooli,g, ighting, and applances 5) O<Adoo< ighling shall be light emiUng diodes (LED) or other high-efficiency ightbulbs. 6) Implement water•sensiiYe urban desi;!n l)factices ii new conslJUction. 7) &rategicaly plant trees 10 f)IOllide shade. 8) EQuip structures with outdoor electric outlets in the hont and rear of the structure to facitale use of electrical lawn and garden equipmeol 9) Outdoor pavennent. such as walkways and paoos, shall incklde l)3llilg materials with three-year Solar RellectiYe Index (SRI) of 0.28 or ma\ SRI of 0.33, or other equivalent cool pavement MM,GHG-2 The appl'icant or its designee shall purchase and retire greenhouse gas (GHG) offsets to reduce the proposed project's (1) Prior to receiving the (1) Review of plans and GHG emissions level to 900 metric tons of carbon dioxide equr.,alent (MT CO,e) per year, consistent with the 80th certificate of specifications performance standards and requirements set forth below. occupancy. 1) The GHG offsets shaD be secured from an accredited registry that is recognized by the California Air Resources Board (CARS) or a California air district, or from an emissions reduction credits l)fogram that is administered by CARS or a California a~ district. 2) The GHG offsets shal represent the past reduction or sequestration of one MT CO2e that is ·not otherwise required; in accordance withCal~omia Environmental Quality Act Guideines Section 15126.4(c)(3). 3) The GHG offsets shall be real, permanent Quantifiable, verifiable, and enforceable. The Farm in Poway EIR City Couocit Ceniflcation June 16. 2020 THE FARM IN POWAY PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Enlo"'-nt "9tncy & Vlffflcalioft of CompO..ce RHpontlllleAp,,cy lnii,ts D«e Remns Verification by City of Poway Verification by City of Poway 11872 June 16, 2020, Item #19.... 0 w 0 -.... .... (D THE FARM IN POWAY PROJECT Mitigation Monitoring and Reporting Program ■lllplon ........ ■onllotint Pit•• ■onllotint ■llbod 4) The quantity of GHG offsets required to achieve the service population vakJe set forth above shall be caleulated in and supported by technical documentation that is submitted to the City as part of the Mijigation Monitoring and Reporting Program, using an approved methodology demonstrating the quantity of reductions is valid and sufficient. S) The applicant shall offset the proposed projects GHG emissions prior to receiving the 80th certificate of occupancy from lhe City. This represents SO portent of the proposed projecrs 1esidenlial bwld-out and thus the proposed projecfs emissions would be offset prior to completion of the proposed project Hazards and Haza/!Jous Maletiaa MM-HAZ-1 Prior to demolition or renovation of project site structures that were built before 1980, a hazardous buicling materials 11) Prior to demolition or (1) DPHwould survey shall be conducted b>f a Calilomia Department of Public Health iDPH) Certified Asbestos Consultant and/or renovation of project conduct a Certified Site Survelance Technician and a California DPH Certified Lead Inspector/Risk Assessor or Sampling sle structures that hazardous building Technician. A report documenting material types, conditions and general quanOOes wl be provided, ak>ng with photos were built before materials survey of postive materials and diagrams. Demo6tion or renovation plans and contract specifications shall incorporate any 1980 and provide a abatement procedures for the removal of material containing asbestos, lead-based painL universal wastes and/or report documenting polydilori<lated biphenyt (PCB)-<:ontain,ig equ.,menL Al abatement w0<k shall be done in acoondance with federal, material types, state, and local regulations, including those of the U.S. Environmental Protection Agency {which regulates disposaQ, Air condlions and Pollution Control District, Occupational Safety and Health Administration, U.S. Department of Housing and Urban general quantities. Development California Occupational Safety and Health Administralion {which regulates employee exposure), and the (2) Review of South Coast Air Oual~ Management District demolition or reoovalion plans for abatement worl< MM-HAZ-2 The San Diego Regional Water Quaity Conlrol Board (San Diego RWQCB) is the regulatory agency in charge of the {I) Prior to conslluction (1) Project applicant former leaking underground storage tank (LUST) case on lhe project site. Prior to construction or excavation act;.,lies in or excavation shall consult with lhe the area of the former LUST, San Diego RWQCB wil be consutted regarding requirements necessary lo meet the activities San Diego RWQCB advisories of the LUST closure letter and requirements for residential development in order to protect human health and regarding closure of the environmenl Requirements set forth by the San Diego RWQCB wil be implemented prior lo excavation and the LUST case. development of the project site. An example of these requirements may include participation in the County of San Diego (2) Implementation of Department of Environmental Health Voklntary Assistance Program and a soi~ management plan p,epared by a requirements set Geoteclinical Engineer or Geologist. forth by the San Diego RWQCB. Noi,;e MM-NOl-1 Prior lo the issuance of a Construction Penmit, the project applicanVa.vner or construction contractor shall p,epare and (1) Prior to issuance or (1) Review of plans and submi to the C~ of Poway Planning DMSion fO< ~ review and approval a Construction Noise Management Plan {CNMP). construction penmi specifications Prior to the issuance of a Construction Permit, construction plans shall also include a no!e indicating compliance with the (2) Ongoing during (2) Field verification CNMP is requ~ed. The CNMP shall be prepared or reviewed b>f a qualified acoustician (retained at the p,oject constructk>n appicanVowner °' construction contracto(s expense) and feature the following: 1) A detailed conslructi:,n schedule, at daily (0< weekly, ~ activities during each day of the week are typica~ resoMion and correlating to areas or zones of on-sie project constructi:,n actMies and the anticipated equipment types and quantities involved. lnlonmation shall incklde expected hours of actual ope<ati:,n per day for each type of equipment per phase and indicati:,n of anticipated concurrent construction activities on site. 2) Suggested locations of a set of noise-level monlors, attended by a qualified acoustician or another party under his/her supervision or direction, at which sample outdoor ambient noise levels will be measured and collected over a sufficient sample period and subsequently analyzed (i.e .. compared with applicable lime-<fependent A- weighted decibel (dBA( thresholds) lo ascertain c0<npliance with the eight-hour City of Poway threshold of 75 dBA equivalent noise level over a: consecutive eight-hour period. Sampling shall be performed, at a minfTlum, The Farm., Poway EfR City Cour\Cil CertifieaIi0n June 16, 2020 THE FARM IN POWAY PROJECT MITIGATION MONITORING AND REPORTING PROGRAM ~Agency& VlflftCllioft of Compllanc. Rn pontlblt Agency lnliah DIiie Remarl!s Cailomia Department of Pubic Health{DPH) San Diego RWOCB Verification b>( Clyol Pa.vay Verificati:,n b>f City of Pa,vay 11872 MMRP-a June 16, 2020, Item #19.... 0 ~ 0 .... .... .... (0 THE FARM IN POWAY PROJECT Mitigation Monitoring and Rcporling Program Mlllpllot1Mtnvre ■onllortnt Phn t ■onllortnt Mtlllod on the first (or otherwise considered typical constroction operations) day of each distinct construction phase (e.g., each ol the five listed phases in Table 4.11-2, Conslroction Phase Distance to Nearest Pre-Existing Noise-Sensitive Receptors). 3) If sample collected noise level data indicates that the e9ht-hour noise threshold has or wl be exceeded, construction work shal be suspended (for lhe activity or phase of concem) and lhe project applicanVowner or construction contractor shall mplemenl one or more of the follow"!) measures as detailed or specified in the CNMP: a) AdministralM! controls (e.g., reduce operating tine of equipment and/or prohibit usage of equipment typelsJ within cenain dislances). b) Engineering controls (upgrade noise controls, such as instal better engine exhaust mufflers). c) lnstal noise abatement on the project sie boundary fencing (or withi, the project site, as practical and appropliate) in the fonn of sound blankets or comparable temporary barriers to occude construction noise emission between the project site (or specific equipment operation as the situation may define) and lhe noise- sensiive receplo~s) of concem. The mplemented measure(s) shal be reviewed or otherwise inspected and approved by the qualified acoostician (or another party under hisitier supervision or direction) prior to resumption of the construction activity or pmcess that caused the measured noise concern or nee<l for noise mitigation. Noise levels shall be re-measured, after ,istallation of said measures, to ascertain post-miigation compliance with the noise threshold. As needed, this process shal be repealed and refined unti noise level compiallce is demonstrated and documented. A report of this implemented mitigation and its documented success shat be provided to lhe City of Poway Planning Oi'lision. The project appicantlowner or construction contractor shal make avaiable a lelepttone holline so that concerned ne9hbors in lhe community may call lo report noise complaints. The CNMP shall include a process to rn,estigale those complaints alld, ij detonnined lo be valid. detail efforts lo pmvi:le a tinely resolution and response to the compla,iant-ith copy of resoMion provided lo the City of Poway Planning DNision. MM,NOl-2 The project applicanUowner or its construction contrado~s) shaN p,epare, or cause to be prepared, a blasting/driling (t) Prior to blasting (1) Review of plans and monitoring plan. The plan shal be sne specitic, based on general and exact locations of required blasting and lhe activities specitications results of a project-specif<: gectechnical investigation. The blasting plan shaU include a description of the planned (2) Ongoing during (2) Confinnation of blasting melhods, an inventory of receptors potentially affected by the planned blasting, and calculations to detennine construction not~ing lo the area affected by the plaMed blasting that include estinates of the pre-blast driD noise levels. air-blast overpressure potentia~ mpacted sound levels, and groundbome vib<alion levels at each residence wlhin 500 feet of a blasting location. Where potential residents exceedances of relevant noise and vibration exposure imits are identified, the blasting/driling monitoring plan shal (3) Field verification identify mitigation measures shown to effectively reduce noise and vibration levels (e.g., attering orientation of btasl progression, increased delay between charge detonations, pre•splitting) to be inplemented in order to demonstrate compliance with these thresholds. Additionaly, all project phases involving blasting shal conform lo the folowing requirements: 1) Al blasting shaU be perfonned by a blast contractor and blasting personnel 1i:ensed to operate per appropriate regulalory agencies. 2) Prior fo blasting. a qualified geotechnical professional shal inspect and document the existing coodnions of facades and other visible structural features or elements ol the nearest residential buidings. Should this inspector detenn,ie that some structural features or elements appear fragie or otherwise polentialy sensitive to vibration damage caused by the anticipated blasting activity, lhe maximum per-<lelay charge weights and other related blast parameters shan be re-evaluated to establish appropriate quantif.,d im~s. The Fann in Poway EIR City Council Cenfficatlon June 16, 2020 THE FARM IN PO'NAY PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Enforcemtnt AtltlCY & Ytrlllcltlon of Comp....,ct RetpOMlblt Agency /ni/i,is D«e R~ City of Poway 11872 MMRP-9 June 16, 2020, Item #19.... 0 (JI 0 -.... .... (0 THE FARM IN POWAY PROJECT Mitigation Monitoring and Reporting Program Mlllgatlon ■--Monltorfnt Phnt ■onltorfnt Mltllod 3) Each blast shal be monnored and rerorded with an •••blast overpressure moonor and groundbome vilJ<ation aocelerometor that is located outside the closest residence to the blast This data shall be recorded, and a post- blast summal)' report shal be prepared and be available for public review or distribution as necessary. 4) Blasting shall not exceed 0.5 inches per second peak particle velocity at the nearest occupied residence, in accordance with the Calltomia Department of Transportation's Transportation and Conwuctlon Vibration Guidance Manual. S) To ensure that potentially mpacted residents are informed, the applicant shall provide notice by mal to all property owner.; wijhin 1,000 feet of the project at least one week prior to a scheduled blasting event. Notice shall also be provided to Maderas Golt Cour.;e and the Green Valey Civic Association. 6) Pre-blast drifog operations associated with blast>,g pieparalions shal be perfonned in a manner consistent wah adhererce to City of Poway regulations and guidance. MM-NOl-3 Operation of any 'regulal evenr at The Event Barn (and The Social), as defined by 3.2.3.B oflhe f ann in Poway (1) Ongoing during Verification by the City of Specific Plan Additional Open Space Standarils, shall confonn to the following acoustical conditions: project operatk>n Poway for all ·regul..- 1) Daytine (within 8 a.m. to 7 p.m.) events· at The Event Barn and The Social a) Attendance shall not exceed JOO, ircluding residents, guests. visitor.;, and any on-site support staff that host shal be by complaint and the event in piogress. all 'special events· at Event duration shal not exceed a cumulative total of three hours. The Event Barn and The b) Social shal requre a c) The aggregate sound level from ive (acoustic) or amplilied music shall not exceed a total of 103 A-weighted temporal)' use pennit. decibel (dBA) at a distance of 10 feel If speaker.; are positioned to distribute the amplif,ed sound, they must be positioned in sucl1 a manner that The Event Bam Wall provides r11ear oetkJsion between the speaker and the nearest existing residential receplors south of Espola Road. d) If any proposed event parameters above are not listed or may exceed the indicated constraints. then a quali1ied acoustician shall prepare or review a predictive sound propagation analysis prior to the proposed event in order to identity need for recommended noise control or sound abatement mplantation measures that could include (but not be fimited to): l V-oa the pre-installed house audk>-visual (AN) syslem or on AN hardware supplied by the hosted event perfonners, set electronic controls on amplified sound levels to comply with recommended front-of-stage and/or property ine expectations. ii. Install temporary noise walls, curtains, oc other barrier fonns so as to mprove containment and absorption of sound within The Event Barn Lawn venue space and minmize spil-over noise to the property line and community beyond. il Install on-site sound level measurement systems (e.g., akin to NTiAudio or comparable supplier teci,nology) to monitor event sound levels in reaHine and provide alerts lo event hosts and adminis~ator.;. Collected data and alerts offer opportunity to piovide feedback to event performers as part of mplementing admilistrative control of sound emission levels. Collected data from 1.d.in can also provide documentation that an event was fully compliant with required sound liTiits at the pioperty l11e{s), and might be used to support assertions that Mure events having identical condiions (e.g., an annual seasonal festivaQ would also be compliant and thus waive the need br additk>nal monioring (at the discretion or approval of the City of Poway). The Farm tn Poway EJR City Council Cettlf\calion June 16, 2020 THE FARM IN POWAY PROJECT MITIGATION MONITORING ANO REPORTING PROGRAM EnlMemenl "9ellCY & Vtrillcadon DI Compliance Rnpomrlblt Aftncy lnlie/s Dale Rema,1<$ Verification by City of Poway 11872 MMRP-10 June 16, 2020, Item #19.... 0 (7) 0 .... .... .... CD THE FARM IN POWAY PROJECT Mitigation Monitoring and Reporting Program Mitigation ■NtuN Monllortng PII-Monllortng llt1llod 2) Ewning [7 p.m. lo 10 p.m.) a) Attendance •"•II not exceed 300, including residents. guests, visttors, and any on-stte suppo<I staff that liosl the event in progress. b) Event duration shal not exceed a cumulative total of three hours. c) The aggregate sound lewl from live (acoustic) or ampified music shal not exceed a total of 98 dBA at a distance of 10 feel. If speakers are posfoned lo distribute the ampified sound, they must be positioned in such a manner that The Ewnl 8am Wall provides linear occlusion between the speaker and the nearest existing residential receptors south of Espola Road. d) If any proposed event parameters above are oot listed or may exceed the indicated constraints, then a qual{Jed acoustician shaU prepare or review a predictive sound propagation analysis prior to the proposed event in order lo identify need lor recommended noise control or sound abatement implantation measures that could include (but not be imijed to): i Via the pre-installed house AN system o.-on AN hardware supplied by the hosted evenl perfonners, set eleclronic controls on amplified sound levels to cornpty wtth reco.-nmended front-of-stage and/or property ine expeciations. i. lnstal temporary noise wa!s. curtains, or other barrier forms so as to improve conlailment and absorption of sound wlhin The Event Barn lawn venue space and minimize spH~over ooise lo the property line a,,d communiy beyond. iii lnstal on-stte sound level measurement systems (e.g., akil to NT.-\udc or compar~ supplier technology) to mooi0< event sound levels ii rea,lime and provide alerts to event hosts and adminlslratO<s. Colleded data from 2.d.i can also provide documentation that an event was ruly cornpMnt wi1h required sound imls at the property line(s), and might be used lo support assertions that Mure ewnts having idenlical condttcns (e.g .. an annual seasonal festival) would also be compliant and thus waive the need for addiional mon~oring (at the discretion or approval of the Ctty of Poway). 3) Conduct of a 'special evenr (I.e .. that is not considered a •regcjar event, at The Event Barn (Md The Social), as defined by 3.2.3.8 of The Farm in Poway Specif,: Plan Additional Open Space Standards, shal require a Ctty- approved Temporary Use Permit Al the City's discretion, Ille Temporary Use Permit application may require the approval of a predict"" sound propagation analysis prepared by a quaifled acoustician to identify ,eco.-nmended noise control and sound abatement implementation measures lhat--;is implemented properly by the permit applicant-would be e,pected lo result in event-attributed noise levels that a,e cornpianl with the Farm in Poway Specific Plan Addfonal Open Space Standards as fofiows: a) No grealer than 60 dBA CNEL at the property tiles of existing resi:lentiaf recei:eors adpni,g !he project sm: and, b} No greater than 70 dBA CNEL al the property lines of on-site residential receptors wihin the project stte. MM-NOl-4 Operation ol any 'regular evenr at The Meadow (Amphitheater), as defined by 3.2.3.8 ofThe Farm " Poway Specilic (1) Ongoing during Verification by the Ci,' of Plan Addfonal Open Space Standards, shal conform lo the following acoustical conditions: project operation Poway for aB 'regular 1) Daytime (wtthin 8 a.m. lo 7 p.m.) events· at The Meadow shall be by complaint and a) Attendance shall not exceed 300, including residents, guests, visttors, and any on-sie support staff that host all 'special events' at the event in J)fogress. The Meadow shaU 1equire a temporary use perml The Fa.rm in Poway EIR City Council Ceniflcation June 1 e. 2020 THE FARM IN POWAY PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Enforctmtnt Aft,lcy & VtrillctUoft of Compllanct RHpoMlble Agency lnltilk DIJ/e Rematl<s Verification by City of Poway 11872 MMRP-11 June 16, 2020, Item #19.... 0 ..... 0 .... .... .... (0 THE FARM IN POWAY PROJECT Mitigation Monitoring and Reporting Program ■lllplon■-Monlloltng PIia t ■onlloltn9 Mtlllod b) E,ent duration shan not exceed a cumulative total of thiee hours. C) The aggregate sound le,el from live (acoustic) or amplified music shal not exceed a total of 97 A•weighted decibel (dBA) at a distanc,, of 10 feet If speakers are positioned to d~tribute the amplified sound, they must be positioned in such a manner thal The E,ent Barn Wal p,ovides linear occlusion between the speaker and the nearest existing residential rec,,ptors south of E spola Road. d) If any proposed e,ent parameters above are nol listed or may exceed the ind"3ted const,aints, then a qualified acoustician shall p<epare or review a predicti,e sound propagation analysis prior to the p<oposed evenl in order to identify need for recommended noise control or sound abatement Implantation measures thal couid include (bul nol be limijed lo): i Via the p<e-inslalled house audio-visual (AN) system or on AN hardware supptied by the hosted e,ent performers, set electronic controls on amplified sound levels lo oomply with reoommended ~onl-0f.stage and/or property ine expectations, i. ln>tal ll!mpo<ary noise wals, CU<tails. Of olhef barrief bms so as ID inpro,e <X>ntainmenl and ab6otpooo of sound wihin The E""'11 Barn Lawn venue space and milmize ~ noise ID lhe p<operty n, and community be)Ond. iii. Install on•site sound level measurement systems (e.g., akin 10 NTIAudio or comparable supplier technology) lo mon~or event sound le,els in real-tine and provide alerts to event hosts and adminisllators. Collected data and alerts otte, opportuniy lo p1ovide feedback to e,enl pertormetS as part of implementing administrative oor,ltol of sound emission levels. Collected data ~°'" 1.d.ii can also provide documentation that an e,enl was fully compiant with required sound lmls at lhe property tine(s), and might be used to support assertions that fut1Jre events having identical oond!ions (e.g., an annual seasonal fesliva~ would also be compliant and thus waive the need for addlional montoring (at lhe discretion or app,oval of the Ciy of Poway). 2) Evening (7 p.m. to 10 p.m.) a) Attendanc,, shall not exceed 300. including ,esidents, guests, visitors, and any on•sije support staff that host the event in progress.. bl Event duration shall not exceed a cumulative total of three hours. c) The aggregate sound level from live (acoustic) or amplified music shall not exceed a total of 92 dBA al a distance of 10 feet If speakers are positioned to distribute the amplified sound, they must be posfuned in such a manner thal The E,ent Barn Wall provides inear occlusion between lhe speaker and the neatest existing residential 1eceptors south of Espola Road. d) If any proposed event parameters above are not isted or may exceed the indicated oonstraints, then a qualified acoustician shall prepare or review a predictive sound propagation analysis prior to the proposed e,ent in order lo identify need for recommended noise control or sound abatement inplantation measu,es lhal could inclu<ie (but nol be linied lo): i V,a the pre.instaled house AN system°' on AN hardware supplied by the hosted event peri,rmers, set electronic oontrols on ampilied sound lewis I> oomply will recomnended from-Of.stage and.i>r property n, expectations. i, lnslal temporary noise walls, curtains, or other barrier forms so as to imp,ove conlainmenl and absorption of sound wihin The Event Barn Lawn venue space and mininize spil~over noise lo lhe property ine and communiy beyond. The Farm In Poway EIR City Council Cetlification June 16, 2020 THE FARM IN POWAY PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Enfommtnt Agtney & Yorfflullon of Compliance Rttpontlblt Agtncy lnlw Date Remarlts 11872 MMRP·12 June 16, 2020, Item #19.... 0 00 0 -.... .... CD THE FARM IN POWAY PROJECT Mitigation Monitoring and Reporting Program Mlllplon .... .,. MonllDflnt 1'11111 ■onllortng lhthod iii, Install on-site sound level measurement systems {e.g., akin to NTiAudio or comparable supplier technoiogy) to monitor event sound levels in real-time and provide alerts to event hosts and administrators. Collected data from 2.d.ii can also provide documentation that an event was fully compliant with required sound limits at the properly line(s), and might be used to support assertions that future events having identical conditions (e.g., an annual seasonal festivaQ would also be compliant and thus waive the need for additional montoring (at the discretion 01 approval of the City of Poway). 3) Conduct of a 'special evenr (Le .. that is not considered a •,egutar even() at The Meadow. as defined by 3.2.3.B of The Farm in Poway Specifoc Plan Additional Open Space Standards, shall require a City-al>f)(oved Tempora,y Use Pemilt. At the City's discretion, the Tempora,y Use Permit applicaUon may 1equre the apprnval of a predlciive sound propagation analysis prepared by a qualified acoustician to identify recommended noise control and sound abalement implementation measures that-• implemented properly by the permtt appt~t-would be expected lo result in evenl•attnb<Jted noise levels thal are compliant with The Farm in Poway Specific Plan Additional Open Space Standards as folows: a) No greater than 60 dBA CNEL at the properly lines of existing residential receptors adjoining the projeci s~e; and, b) No greater than 70 dBA CNEL al the properly lines of on•s~e residential receptors within the project s!e. Traffic MM-TRA-1 lnter,ection 17. Pomerado R08d/Slo,,e Csn)'OO Road-Prior to Certifocate of Occupancy, the proposed project shall (1) Prior to certfficate of (1) Field verification modify the traffic signal to provide eastl«est split phasing. occupancy The Faffll in Poway EIR Cily Council Certification J1,me 16, 2020 THE FARM IN POWAY PROJECTMlllGATION MONITORING ANO REPORTING PROGRAM Enforcement~ & v~ of Compa.,c, Rnponllbl1 Aglncy lnlials Date Remlltfls Verification by City of Poway 11872 MMRP-13 June 16, 2020, Item #19THE FARM IN POWAY PROJECT MITIGATION MONITORING AND REPORTING PROGRAM fNTENTIONALL Y LEFT BLANK The Farm in Poway EIR 11872 Ciey Council Ceniflcalion June 16, 2020 MMRP-1• June 16, 2020, Item #19David De Vries From: Sent: To: Subject: Follow Up Flag: Flag Status: Nancy O'Donnell <no_donnell@yahoo.com> Saturday, June 6, 2020 9:40 AM David De Vries The Farm in Poway Follow up Flagged My husband and I are voters in Poway and are in favor of The Farm in Poway. Thank you, Nancy Polston 110 of 119 ATTACHMENT T June 16, 2020, Item #19David De Vries From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: Carol Legg Monday, June 8, 2020 7:42 AM agendadocs resource Chris Hazeltine; Bob Manis; David De Vries Additional material -The Farm in Poway Follow up Flagged From: Nancy O'Donnell <no_donnell@yahoo.com> Sent: Saturday, June 6, 2020 9:45 AM To: Dave Grosch <DGrosch@poway.org> Subject: The Farm in Poway Dear Councilmember Grosch, My husband and I are voters in Poway. We are in FAVOR of The Farm in Poway. I'm writing because we will not be at the public hearing on June 16. Thank you for your support, Nancy Polston 111 of 119 June 16, 2020, Item #19David De Vries From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: Hello Mr. De Vries, Lindsay Malick <lindsmalick@gmail.com> Saturday, June 6, 2020 3:08 PM David De Vries Faviola Medina The Farm in Poway -Question Follow up Flagged I am a home-owner/resident in the Stoneridge neighborhood, my family and I live at 17071 Tam O Shanter Dr. I am in favor of the Final Draft Specific Plan dated May 2020 for The Farm in Poway. I appreciate the large amount of agriculture and gardens, as well as space for community events and gatherings. We are excited to see trails and sidewalks running through the whole project. I have young children and in our section of the neighborhood there are no sidewalks. Our house is located at the intersection of Cloudcroft & Tam O Shanter, not too far from the SDCWA Emergency Access Road. My question is regarding this Access Road. Will Stoneridge residents outside ofThe Farm like myself be able to use this Access Road to enter The Farm on foot from our neighborhood? I would love it if we were able to walk just a short way down Cloudcroft to this Access Road and continue to walk on the trails to access the new amenities, paths and gardens. Thank you, Lindsay Malick 17071 Tam O Shanter Dr 858-722-9950 112 of 119 1 June 16, 2020, Item #19June 8, 2020 City Clerk City of Poway 13325 Civic Center Drive Poway, CA 92064 David De Vries ddevries@poway.org Michael & Cheryl Roddy 17759 Valle Verde Road Poway, CA 92064 Roddy.mike@gmail.com cherylroddy@gmail.com 858.675.0320 Re: The Farm in Poway (Stoneridge Country Club) Final Environmental Impact Report Dear City Clerk: We are residents of the City of Poway. Pursuant to an email dated June 3, 2020, from David De Vries of the City of Poway, the following are our comments regarding the Final Environmental Impact Report (EIR) for the proposed housing and commercial development on the former Stoneridge Country Club land: The EIR does not address the Covid-19 or other pandemic public health risks. Although the EIR discusses cancer risks from construction diesel exhaust emissions and carbon monoxide hazards from project related traffic ( 4.2, p. l 41 ), the EIR does not discuss the enhanced risk of contagion to Poway residents created by increasing the number of people in the Poway community. As a community we are presently sheltering in place in order to avoid the spread of Covid-19. Public health officials warn that similar pandemics may further assault our population in upcoming years. The proposed project increases the number of people interacting in the Poway community, first through four years of construction activity, and then by an influx of commercial visitors and an increased population of 500 individuals. Although we were not able to locate the total number of workers who will travel to Poway to work on the construction project, the following information from the EIR is illuminative: Data related to the number of persons at the site: I, 186: average daily worker trips for building construction (Appendix B, p.37) 454: average daily vendor truck trips for building construction (p.37) 63,614: total haul truck trips for grading (p.37) 8 l 0: total haul truck trips for demo I ition (p.36) 113 of 119 June 16, 2020, Item #19Page two City Clerk June 8, 2020 Data related to the number of months persons will be at the site: 2: months of demolition 6: months of site preparation 14: months of grading 34: months of construction 2.5: months of paving 3: months of architectural coating (p.36) These individuals will interact with Poway residents at gas stations, eateries, grocery, hardware, and other stores. Even if everyone cooperates by waiting one's turn to enter businesses and social distance spacing once inside, this is still a huge influx of people to introduce into the community and this influx will strain social distancing efforts. Then after four years of construction (EIR 4.2, p.137), 500 residents are anticipated (EIR 4. l 2, p.354) as well as commercial visitors. For households with children, our schools are presently being asked to rethink in-person instruction to reduce the number of students in a physical space -perhaps by going to school on alternative days, perhaps by alternating morning and afternoon sessions. Additionally, the Poway Unified School District has projected a $40 million dollar deficit for 2020-21 (News Chieftain, 6/4/20). Adding additional students to the population will further stress these challenges. As for commercial visitors when construction is completed, the project allows 300-person evening events at the Event Barn and at the amphitheater. (4.3-4.4, pp.43-44). The project additionally provides for agriculture, retail sales associated with agriculture (3-2, p.60), fitness clubs, restaurants, brew pubs, wine bars, boutique retailers, a hotel, athletic fields and courts, swimming pools, a dog park, events, and other outdoor land uses (3-3, p.61). The project description did not specify the number of commercial visitors projected by these later uses, but the number will undoubtedly be substantial. These populations far exceed the prior use of the land as open space-recreation with a golf course, pool, and tennis courts. To date, our Poway community has been spared the numbers of coronavirus infections and deaths that have been suffered by communities in New York, New Jersey, or in California, Los Angeles. Part of this has been attributable to lower population densities and social distancing efforts. ln February 2020, when the draft EIR was issued, coronavirus was not yet a community concern. However, by June 2020, the date of the Final EIR, nearly I 00,000 had died in the United States from coronavirus. To ignore this public health issue and not address the magnified risks presented by this project flagrantly disregards the well being of the residents of Poway. 114 of 119 June 16, 2020, Item #19Page three City Clerk June 8, 2020 The discussion of the No Project option and the development alternatives fails to include as an option or alternative an Open Space -Recreation option. In our comments on the draft ErR we stated: "The draft ETR considers three alternatives to the proposed development: a No Project alternative and two residential and commercial development alternatives (Draft EIR, Section 6.9). There is no consideration of a project that conforms to the existing Open Space -Recreation zoning. The fact that the current out-of-town landowner has elected to shutter and ruin the Stoneridge pool, tennis, and golf facilities does not bar others from developing an Open Space -Recreation project. Projects that comply with the existing zoning have not been put forward because the current owner, who plans to bully the Poway community into submission, has not been open to plans that comply with the existing zoning." The final EIR response includes this statement: "a recreational use alternative would not achieve project objectives." (9-33) Of course, the current Open Space -Recreation zoning will not achieve the project objectives. The project objective is to change the zoning in order to build 160 houses (3-2, p,60), a hotel, event halls and an amphitheater for 300 person events, stores, restaurants, breweries, wine bars, fitness clubs, and retail sales spaces associated with site agriculture. These commercial activities are not compatible with the existing Open Space-Recreation zoning. However, to respond that an Open Space -Recreation option was not included because that is not what the owner wants to build belies the objective of considering the land use options and alternatives. The final EIR further includes this statement: "Based on the fact there are no current plans for a project consistent with current zone Open Space -Recreation (OS-R) and that the golf course has been closed since November 2017, the City does not have a reasonably expected alternative consistent with the current zone except for the No Project Alternative." (9-33) The City does not presently have an alternative consistent with the current zone because no one, at this juncture, believes that the owner, Mr. Schlesinger, would sell the land at a price consistent with the Open Space -Recreation zoning. There is profit to be made by building commercial buildings and a housing development on Poway's Open Space Recreation land. The out-of-town property owner first attempted to change the zoning by a ballot measure that was rejected by the voters, 62 percent to 38 percent (KPBS 11/8/17). When the ballot measure failed, he destroyed the golf course, pool, and tennis courts. This next attempt to profit from Open Space -Recreation land is repackaged with a local promoter, a name, The Farm, to conjure images of Americana, and a promise of butterflies. The owner bought land at an Open Space-Recreation zoning price and he wants to sell the land at a more valuable residential and commercial zoning price. Until he is dissuaded from the belief that he can change the zoning and profit from the zoning change, he will not consider a sale or project consistent with the Open Space -Recreation zoning. 115 of 119 June 16, 2020, Item #19Page four City Clerk June 8, 2020 The draft EIR fails to discuss the impact of the permanent elimination of 102.55 acres currently zoned as Open Space-Recreation. In our comments on the draft EIR we stated: "The proposed project consists of 117.2 acres currently zoned as Open Space-Recreation (Section 1.1 ). The project would include 14.65 acres of Open Space -Recreation (Section 1.1) for a permanent elimination of I 02.55 acres zoned as Open Space -Recreation. "The project often attempts to shield this loss of recreational acreage by discussing Open Space-Conservation and Open Space-Recreation together in an effort to blur the distinction between the two. (see Section 4.14.4). However, conservation acreage does not provide the same benefits and opportunities as recreational acreage. The EIR states that the project's conservation space is to serve as a physical buffer between existing residences and the new development and may be planted with agriculture (Section 1.1 ). Conservation land is not acreage upon which members of the public can actively recreate. "The draft EIR further states that a project of 160 homes only requires 2.5 acres of parkland and that the project is therefore compliant (Section 4.14.4). However, the starting point is not zero, or a neutral situation. The starting point is a negative I 02.55 acres, representing the loss of 102.55 acres of Open Space -Recreation. "Eliminating Open Space -Recreation acreage is also inconsistent with the City of Poway's historical decision-making regarding recreational open space. In 2004, after neighborhood opposition, a year of controversy, and a Council meeting held at the Center for the Performing Arts with a turnout of more than 1,000 citizens, the City approved the razing of private homes in order to provide recreational acreage for a softball park on Midland Road. When the need for Poway recreational acreage has previously been considered so great as to warrant the taking of homes, there is no justification for the elimination of over 100 recreational acres by this project." The Final EIR response includes this statement: "This open space area would include publicly accessible trails and parks, as compared to the previous golf course use, which was membership based and did not include publicly accessible recreational opportunities." The implication that the proposed project will be fully open to the public is contradicted by the project description, however. The proposed development will require memberships to access recreational facilities. The Final EIR states: "The Club would include a fitness center operated by a recreational management firm that would be available to residents of the proposed project and members of the surrounding communities on a membership basis." (3-4, p.62) The Club would operate the fitness center, tennis courts, pickle ball courts, and pools. (3-4, p.62) 116 of 119 June 16, 2020, Item #19Page five City Clerk June 8, 2020 The project is contrary to the City requirement that private recreational facilities remain available in perpetuity. In our comments on the draft EIR we stated: "The draft EIR sets forth policies and strategies of the Poway General Plan relating to private recreational facilities. Goal Ill, Policy C states: "The City encourages the development of private recreational facilities to fulfill a portion of the City's recreational needs." Strategy 4 of the Policy states: "Adequate provisions shall be made to ensure that private recreational facilities remain available in perpetuity or the residents and the City shall be compensated accordingly." (Section 4.14) The proposed project does not maintain 117 acres of Open Space -Recreation in perpetuity. To the contrary, the proposed project eliminates over I 00 recreational acres." The final EJR response includes this statement: "The country club and golf course are no longer active, and the site is currently characterized by disturbed, fallow land. Therefore, there are currently no private recreational facilities on the site." Mr. Schlesig11er destroyed the recreational facilities on the site. Upon losi11g his 20 I 7 ballot proposal to amend the city's general plan, KPBS reported this statement by Mr. Schlesinger: " ... the entire facility will be locked up and fenced for the foreseeable future, the golf course will vanish, and the City will suffer economic and property value loss from this black hole in the community." (KPBS, "Golf Course Closed After Poway Voters Reject Country Club Development," 11/8/17) To hold that the destruction negates the obligation to maintain the recreational facilities negates the purpose, policies, and strategies of the Poway General Plan. Many Chaparral Elementary School families that would be impacted by the project will have no vote on the proposed zoning change. In our comments in the draft EIR we stated: "The draft EIR identifies Chaparral Elementary School as the school that would serve students in the new development (Section 4.13). Chaparral serves families from both the City of Poway and the City of San Diego. Chaparral parents residing in the City of San Diego will have no vote in the proposed zoning change that would allow the new development and increase the student population at Chaparral Elementary." 117 of 119 June 16, 2020, Item #19Page six City Clerk June 8, 2020 The final EIR response notes a July 2019 letter from the Poway Unified School District and states the school district may levy fees against the development and that the development will not result in impacts related to Chaparral Elementary School. Although our initial comments focused upon families having no vote on a matter that will impact the population of their elementary school, the June 2020 public health pandemic may be of an even greater concern than parents' enfranchisement. In July 2019 the school district had not contemplated a pandemic, the need to close schools and instruct online, and the physical plant challenges of re-opening the schools. On campus, in-person instruction will present significant social distancing challenges. Student population will matter; increasing the number of students in a physical space will matter. Although the school district may assess developer fees that may be allocated to construction in the future, an assessment will not spontaneously convert into a larger physical plant to maintain the social distancing needed for an increased Chapparal population. To state, as the final EIR response does, that the project will have no impact on Chapparal is to ignore the realities of our present public health situation. The draft EIR's statement that the project's electricity, natural gas, and petroleum consumption will be less than significant belies the reality of the consumption of these products. In our comments on the draft EIR we stated: "The draft ETR states that because the project will not be inefficient or wasteful in the consumption of electricity, natural gas, and petroleum the impacts will be less than significant (Section 4.5). This method of analysis can be likened to pretending that if one buys something on sale the purchase is not costing money. The draft acknowledges that California peak electricity demand is projected to grow. This project will contribute to the growing consumption. The draft acknowledges that natural gas utilization is dependent upon distribution pipeline and storage systems (Section 4.5). The 2015 Aliso Canyon/Porter Ranch natural gas leak demonstrates the environmental risks of increased natural gas dependence. The draft further outlines the petroleum and gasoline required for the construction of the project and the eventual travel of residents, visitors, customers, and employees to the residential and commercial site. Gasoline consumption contributes to air pollution and the production of carbon dioxide, a greenhouse gas." The final EIR response includes these statements: "the proposed project would not result in the wasteful use of electricity, natural gas, or petroleum .... the greenhouse gas emissions impacts would be mitigated to less-than-significant levels." As a community, we need to balance energy consumption and greenhouse gas production with environmental conservation. The proponents of this development project argue that the project is 118 of 119 June 16, 2020, Item #19Page seven City Clerk June 8, 2020 worth the resources that will be consumed and the pollution that will be generated. When presented with the EIR 's development alternatives and the "no project" alternative, we believe that the "no project" alternative is a better choice for the community. The draft EIR conclusion that there exists sufficient water for the construction of commercial establishments and new 160 homes conflicts with the experiences of the Poway residents who suffered through water use restrictions during the 2012-2016 drought. In our comments on the draft EJR we stated: "The draft EIR concludes that the projects' projected use of 101,000 gallons per day would have a less than significant impact on the area's water supply (Section 4. I 6). However, this optimistic projection runs counter to the experiences of Poway residents who suffered through the voluntary and mandatory water restrictions during the 2012-2016 drought. The conclusion also gives insufficient acknowledgment to the 2015 California emergency water order, which sought a 25 percent reduction in water use across the state. To conclude that the Poway community will not experience a similar water shortage in the future is folly, and to add 160 new homes to the demand perpetuates that folly." The final EIR response includes this statement: " ... the proposed project's estimated usage of 101,000 gal Ions per day would have a less-than-significant impact on water supply as projected for reasonably foreseeable future development during normal, dry, and multiple dry years .... The commentator does not provide substantial evidence that is contrary to the analysis in the Draft ElR." Although we admit we are not proficient in the Metropolitan Water District, San Diego County Water Authority details and data, we fully anticipate that Poway will once again, at some time in the future, face a water shortage and water rationing. In balancing the benefits of this development project with the hardships of a future water shortage we believe that the "no project'' alternative is a better choice for the Poway community. Thank you. Sincerely, Michael G. Roddy Cheryl P. Roddy 119 of 119