Resolution 20-052RESOLUTION NO. 20-052
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
POWAY, CALIFORNIA, APPROVING TENTATIVE TRACT MAP
19-002, 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.
follows:
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as
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.
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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 17.52.010
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.
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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
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 3.2.3.6 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.
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E. There are no harmful effects upon desirable neighborhood characteristics since there is a
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.
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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.
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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.
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.
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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.
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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 percent complete at
the time of submittal and ready for approval. The submittal package shall include,
at a minimum, the following:
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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).
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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.
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).
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.
J.
k. Provide curb cuts for emergency access DG road on Cloudcroft Drive and
note 75,000 Ib surface capacity.
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
lane. Provide enhanced crosswalk striping as shown in the EIR and
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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,
landscape areas, and utilities.
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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.
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.
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Page 13
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
e. Espola Road/Titan Way/Eden Grove
Resolution No. 20-052
Page 14
f. Espola 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
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
Resolution No. 20-052
Page 15
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 -14B.
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 100 -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 R9-2017-0077. 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
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-
Resolution No. 20-052
Page 16
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.
26. Traffic signage including speed limits, parking restrictions, stop and yield signs etc.
shall be shown on the grading plans.
Resolution No. 20-052
Page 17
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.
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.
Resolution No. 20-052
Page 18
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.
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.
(Fire)
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
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.
Resolution No. 20-052
Page 19
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:
(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.
Resolution No. 20-052
Page 20
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.
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
Resolution No. 20-052
Page 21
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:
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.
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
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
Resolution No. 20-052
Page 22
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.
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
Resolution No. 20-052
Page 23
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.
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
Resolution No. 20-052
Page 24
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.
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.
Resolution No. 20-052
Page 25
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:
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
Future Property Owners shall comply with the recommendations of the
SWQMP prepared for this project to the satisfaction of 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
Resolution No. 20-052
Page 26
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.
h. A ground cover shall be installed in rear and side yards within a year of
property transfers in compliance with PMC regulations.
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.
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.
Resolution No. 20-052
Page 27
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.
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.
Resolution No. 20-052
Page 28
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.
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
Resolution No. 20-052
Page 29
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.
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
Resolution No. 20-052
Page 30
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.
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.
Resolution No. 20-052
Page 31
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.
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:
MULLIN, LEONARD, GROSCH, FRANK, VAUS
NONE
NONE
NONE
Faviola Medina, CMC, City Clerk
Steve Vaus, Mayor