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Res P-05-80 RESOLUTION NO. P-05-80 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT (CUP) 92-02M, MINOR CONDITIONAL USE PERMIT (MCUP) 05-05, DEVELOPMENT REVIEW (DR) 04-11, VARIANCE (VAR) 05-13, AND TENTATIVE PARCEL MAP (TPM) 05-04 ASSESSOR'S PARCEL NUMBERS: 275-461-04,275-470-01,06,10 and 26 WHEREAS, CUP 92-02M, MCUP 05-05, DR 04-11, VAR 05-13, TPM 05-04, submitted by Pomerado Hospital, relate to a request for approval of entitlements for an expansion to an existing hospital located at 15615 Pomerado Road, in the Hospital Campus (HC) zone; and WHEREAS, the existing Pomerado Hospital facility was originally approved and developed prior to City incorporation under entitlements granted by the County of San Diego under P74-018 on April 19, 1974, for a 5-story hospital with up to 300 beds; and WHEREAS, the Pomerado Hospital facility and its entitlements were modified after its original approval pursuant to follow-up approvals granted by the City of Poway under P74-018M on February 16,1982; CUP 85-06 on June 4,1985; CUP 85-12 on January 7, 1986, CUP 85-13 on January 7,1986, and CUP 92-02 on April 21, 1992; and WHEREAS, CUP 92-02 was originally approved by the City Council on April 21, 1992, for the use of temporary structures on the site, and CUP 92-02M involves a request for approval of the continued use of temporary structures on the site until completion ofthe expansion project; and WHEREAS, DR 04-11 and MCUP 05-05 involve a request to construct an approximate 172,000-square-foot, 5-story, attached addition to the existing 5-story hospital building for an outpatient services facility and doctors offices; a 1,200-space parking structure; and other related miscellaneous site improvements; and WHEREAS, VAR 05-13 involves a request to allow retaining walls on the site to be up to 22 feet high in conjunction with construction of the parking structure and the building; and WHEREAS, TPM 05-04 involves a request to subdivide the property to create a separate lot for the proposed 5-story hospital addition for financing purposes and to facilitate potential future condo conversion of medical offices within the building; and WHEREAS, on November 29,2005, the City Council held a duly advertised public hearing to solicit comments from the public, both pro and con, relative to this application. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows: Resolution No. P-05-80 Page 2 Section 1: Pomerado Hospital has acted as the Lead Agency as provided under the California Environmental Quality Act for the purposes of conducting an environmental review of the project, and the City of Poway is the Responsible Agency for approving the project. The City Council has considered the Environmental Initial Study (EIS), Mitigated Negative Declaration (MND), and associated Mitigation Monitoring Program adopted by the Pomerado Hospital Board of Directors on November 15, 2005. The City finds that the Mitigated Negative Declaration is adequate for use by the City in its role of Responsible Agency. The subject EIS and MND documentation are fully incorporated herein by this reference. The City Council finds, on the basis of the whole record before it, that there is no substantial evidence the project will have a significant impact on the environment, that the mitigation measures contained in Exhibit A hereof will mitigate potentially significant impacts to a less than significant level, and that the MND reflects the independent judgment and analysis of the City. The City Council hereby approves the associated Mitigation Monitoring Program attached to this Resolution as Exhibit A. Section 2: Pursuant to the City of Poway Habitat Conservation Plan (HCP), a biological report, prepared by Helix Environmental Planning on March 30, 2005, was submitted for the property. Project development will impact 2.7 acres of Diegan coastal sage scrub (CSS), 0.2 acres of southern mixed chaparral, and 0.3 acres of Chamise chaparral that is on a portion of the site that is inside the Mitigation Area, the Biological Core and Linkages Area, and the Proposed Resource Protection Area (PRPA) 10 of the HCP. In accordance with the HCP, the required findings for approval of the proposed mitigation for the removal of habitat for the project are as follows: A. A portion of the project site is inside of the Mitigation Area and PRPA 10 of the Poway HCP. Per the HCP, habitat impact mitigation is required at the rate of 2:1 for Diegan costal sage scrub and 1:1 for southern mixed chaparral and Chamise chaparral. Accordingly, 5.4 acres is the required mitigation for the Diegan coastal sage scrub and 0.5 acre is the required mitigation for the chaparral, for an overall total of 5.9 acres. 5.9 acres of habitat on the site shall be put into a Biological Conservation Easement (BCE). This habitat is contiguous to other CSS and southern mixed chaparral habitat to the northeast of the site, also in the PRPA 10, that is already in a BCE. Therefore, the mitigation is consistent with and furthers the implementing objectives of the Poway HCP. B. Preservation of such habitat within the Mitigation Area will contribute toward the building of the ultimate total Mitigation Area preserve system of the HCP. Therefore, such habitat preservation will serve to enhance the long-term viability and function of the preserve system. C. The habitat preserved through on-site preservation will be to the long-term benefit of the Poway Subarea Habitat Conservation Plan (PSHCP) covered species and their habitats in that the recordation of a Biological Conservation Easement Deed will promote a meaningful addition to the assembly of a viable regional system of uninterrupted natural habitat resources, habitat linkages, buffers, and wildlife corridors. Resolution No. P-05-80 Page 3 D. The preserved habitat will foster the incremental implementation of the PSHCP in an effective and efficient manner in that the preservation of on-site habitat will be within the Mitigation Area and PRPA 10 within the City, and will contribute towards assembling the total Mitigation Area preserve system. E. The preserved habitat will not result in a negative fiscal impact with regard to the successful implementation of the PSHCP as the subject mitigation lands will be dedicated to the City of Poway in fee title and/or placed within a permanent Biological Conservation Easement Deed. Section 3: The findings, in accordance with the State Subdivision Map Act (Government Code Section 66410, et seq.) for Tentative Parcel Map 05-04, are made as follows: A. The Tentative Parcel Map is consistent with the General Plan in that it complies with the minimum lot size standards contained in the General Plan and Poway Municipal Code. B. The design and improvements required of the Tentative Parcel Map are consistent with the General Plan, in that road and water line improvements comply with City design standards. C. The site is physically suitable for the type of development and the density proposed in that the subdivision complies with the minimum lot size standards of the General Plan and Poway Municipal Code. D. The design of the Tentative Parcel Map is not likely to cause substantial environmental damage and avoidable injury to humans and wildlife or their habitat in that the anticipated impacts to biological resources will be mitigated to a level of insignificance. E. The Tentative Parcel Map is not likely to cause serious public health problems as City water service, in a looped system, will be provided to the site by the developer and will be designed to comply with City standards. F. The design of the Tentative Parcel Map will not conflict with any easement by the public at large, now of record, for access through or use of the property within the proposed subdivision. Section 4: The findings in accordance with Government Code Section 66020 for the public improvements are made as follows: A. The design and improvements of the proposed development are consistent with all elements of the General Plan, as well as City Ordinances, because all necessary services and facilities will be available to serve the project. The construction of public improvements is needed as a result of the proposed development to protect the public health, safety and welfare as identified below: Resolution No. P-05-80 Page 4 1. Roadway improvements off-site and a traffic signal at Pomerado Road and Monte Vista Road will be constructed. 2. A looped water line will be constructed to serve the development. 3. On-site drainage improvements will be constructed to handle the surface water runoff. 4. Fire hydrants will be constructed to serve the development and provide fire protection pursuant to the recommendation of the project's water systems analysis. 5. Water and sewer fees will be paid. On-site and off-site improvements will be made to provide water and sewer service to the development. 6. Access to the site will be provided in accordance with City standards and to ensure adequate emergency access. Section 5: The findings, in accordance with Section 17.52 of the Poway Municipal Code, for DR 04-11 are made as follows: A. That the project is consistent with the Poway General Plan in that it involves the construction of a 5-story addition to the existing 5-story hospital as provided for in the General Plan, and the 3-story parking structure is consistent with the General Plan, as amended under General Plan Amendment 05-04, which provides for a 3-story parking structure on the site. B. That the project will not have an adverse health, safety, or aesthetic impact upon adjoining properties in that the project's infrastructure improvements, grading, and construction are in full compliance with the Poway Municipal Code. C. That the development encourages the orderly and harmonious appearance of structures and property within the City as the surrounding properties consist of a mix of medical commercial, institutional, and medium density residential land uses. Section 6: The findings, in accordance with Section 17.48 of the Poway Municipal Code, for CUP 92-02M and MCUP 05-05 are made as follows: A. The proposed location, size, design, and operating characteristics ofthe project are in accord with the title and purpose of Chapter 17.48 of the Poway Municipal Code (Conditional Use Permit Regulations), the Poway General Plan, and the development policies and standards of the City, in that out-patient services and medical offices are permitted on the site with the approval of a Minor Conditional Use Permit and the use of temporary structures on the site are necessary during construction of the expansion project and will be removed from the site when the project is completed. Resolution No. P-05-80 Page 5 B. The location, size, design, and operating characteristics of the project will be compatible with, and will not adversely affect or be materially detrimental to, adjacent uses, buildings, or structures. C. The proposed project will be in scale, bulk coverage and density consistent with adjacent uses in that it is an addition to an existing hospital. D. There are adequate public facilities, services, and utilities to serve the project with the provision of improvements as required by the Conditions of Approval. E. There will not be a harmful effect upon the desirable surrounding property characteristics in that the project is located on a site with a developed hospital. F. The generation of traffic will not adversely impact the capacity and physical character of the surrounding streets and/or the Circulation Element of the General Plan with the provision of on- and off-site circulation improvements as required by the Conditions of Approval. G. The site is suitable for the type and intensity of the proposed development in that the project is consistent with surrounding medical and health related businesses. H. There will not be significant harmful effects upon environmental quality or natural resources in that the proposed project will mitigate impacts to natural habitat pursuant to the Poway Subarea Habitat Conservation Plan. I. The proposed project will comply with each of the applicable provisions of the Zoning Ordinance and the General Plan. Section 7: The findings, in accordance with Section 17.50.050 of the Poway Municipal Code, to approve Variance 05-13 to allow retaining walls up to 22 feet in height in conjunction with construction of the parking structure and the building are made as follows: A. That there are special circumstances applicable to the property and because of this, the strict application of the Zoning Ordinance deprives the property of privileges enjoyed by other properties in the vicinity with the identical zoning classification in that the subject site is constrained with sloping topography and flatter more developable property is necessary in order to accommodate the project's required on-site parking and a necessary 2 way drive aisle access to the OSP building entrance; and, B. Granting the Variance is necessary for the preservation and enjoyment of a substantial property right enjoyed by other property owners in the same vicinity and not afforded to the property for which the Variance is sought because the Variance will allow the development potential appropriate to a site zoned as Hospital Campus; and, Resolution No. P-05-80 Page 6 C. Granting the Variance would not be materially detrimental to the public health, safety, or welfare in the vicinity in that the proposed retaining walls will not be readily visible to the public and will not be visible from a public right-of-way or adjacent properties; and, D. That the granting of this Variance does not constitute a special privilege that is inconsistent with the limitation upon other properties in the vicinity and zone because the subject site is the only property zoned Hospital Campus in the City; and, E. Granting the Variance would not allow a use or activity not otherwise expressly authorized by the zone because the retaining wall is to be built in conjunction with a parking structure which is an allowable use in the Hospital Campus zone; and F. That the proposed Variance will be compatible with the City's General Plan because the use is permitted in the zone. Section 8: The City Council hereby approves Phase I of the Pomerado Hospital expansion consisting of the following entitlements: DR 04-11 and MCUP 05-05, consisting of a 5-story, approximately 172,OOO-square-foot, attached addition to the existing 5-story hospital building for a new outpatient services facility and medical offices, a 1,200-space parking structure, and other related miscellaneous site improvements; VAR 05-13 for retaining walls on the site to be up to 22-feet high in conjunction with construction of the parking structure and the building; TPM 05-04 for subdivision of the property to create a separate lot for the proposed 5-story hospital addition for financing purposes and to facilitate potential future condominium conversion of medical offices within the building; and CUP 92-02M for the use of temporary structures on the site until completion of the expansion project as shown on, and described in more detail, plans dated August 12, 2005, subject to the following conditions: A. All Conditions of Approval established under previous entitlement approvals are still applicable, unless otherwise modified or superceded by these Conditions of Approval as determined by the Director of Development Services. B. This approval applies only to the subject project, and shall not waive compliance with all sections of the Zoning Ordinance and all other applicable City Ordinances in effect at the time of Building Permit issuance. C. Within 30 days of the date of this approval, the applicant shall submit in writing that all Conditions of Approval have been read and understood. D. The conditions for the project shall remain in effect for the life of the subject hospital and shall run with the land and be binding upon future owners, successors, heirs, and transferees of the current property owner. E. The Phase I building shall be physically connected to the existing hospital via the Resolution No. P-05-80 Page 7 pedestrian bridge shown on the approved plans. The detailed timing of the connection shall be established as part ofthe Phase II review and approval process, but shall be completed as early as possible during the Phase II construction. F. Through, and up to, completion of the construction of Phase I of the project, a minimum total of 489 parking spaces (the number of existing on-site parking spaces) shall be maintained for the project either on-site or through the provision of parking on adjacent properties. Required parking that might be satisfied on the City-owned lot adjacent to the site on Monte Vista Road, shall be for the use of hospital employees and construction workers only. Prior to the issuance of a Grading Permit for Phase I of the project, the applicant shall submit a site plan exhibit and/or description of a parking management plan that demonstrates compliance with this parking requirement. G. Prior to rough or final Grading Permit issuance, as determined by the Director of Development Services, the applicant shall comply with the following: (Engineering) 1. Submittal to the City for review and approval of precise grading plans, erosion control plan, Storm Water Pollution Prevention Plan (SWPPP), Grading Permit application and geotechnical report/s to the Development Services Department. 2. Grading of the project shall be in substantial conformance with the approved development plan and in accordance with the Uniform Building Code, City Grading Ordinance, City Storm Water Management and Discharge Control Ordinance, and City Standard Urban Stormwater Mitigation Plan (SUSMP) Ordinance. 3. Paving of the at-grade parking lot, which shall be done in conjunction with Phase II of the project, shall conform to the standards set forth in Section 12.20.080 of the Poway Municipal Code. Additionally, the parking lot shall comply with design standards contained in Section 17.42 and the City's landscaping requirements. Parking lot landscape planters shown on the project plans shall be modified to be in compliance with City standards. For example, landscape planter islands are required at the end of all rows of parking to separate/delineate a parking space from a parallel driveway. Parking stalls shall be double striped, including all parking spaces within the parking structure to be provided in Phase I of the project. 4. It shall be demonstrated on the plans that a drainage system capable of handling and disposing of all surface water originating within the development and all su rface water that may flow onto the development from adjacent lands shall be constructed with Phase I of the project. 5. It shall be demonstrated on the plans that all driveway approaches to the development shall be with alley-type curb returns. Resolution No. P-05-80 Page 8 6. Erosion control, including, but not limited to, desiltation basins, shall be installed and maintained from October 15th to April 15th. An erosion control plan shall be prepared by the project civil engineer and shall be submitted as part of the grading plan. The applicant/developer shall make provisions to insure proper maintenance of all erosion control devices. 7. A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared. The SWPPP shall provide the erosion, sedimentation and pollution control measures to be used during construction. 8. The project is classified as a "priority project" and is subject to the requirements of the City's SUSMP Ordinance. The applicant/developer shall implement one or a combination of storm water Best Management Practices (BMPs), i.e., Site Design BMPs, Source Control BMPs, and Treatment Control BMPs, to ensure reduction of post-construction runoff or pollution to storm water. The applicant shall cause to be submitted to the City a report identifying pollutants of concern, to be prepared by a State Registered Civil Engineer or other professional with expertise in identification of pollutants to storm water, so appropriate BMPs are applied accordingly. The report shall be submitted upon demand by the City. 9. Submittal of a copy or a proof of filing of a Notice of Intent (NOI) application for coverage of the National Pollutant Discharge Elimination System (NPDES) Permit. 10. A Right-of-Way Permit shall be obtained from the Engineering Division ofthe Development Services Department for any work to be done in public street rights-of-way or City-held easements. 11. The applicant/developer shall pay the following: Grading Permit Grading plan check guideline: If cost of improvement is: $1 to $25,000 $25,001 to $50,000 $50,001 to $100,000 $100,001 to $500,000 Over $500,000 = $100.00 per permit = To be determined based on the following = fee is 5% ($500 min.) = add'l fee of 4% of cost = add'l fee of 3% of cost = add'l fee of 2% of cost = Time and materials (T&M)* *If project qualifies for T&M, applicant/developer shall post a deposit, the amount of which shall be determined by the City. This deposit shall be the source for the City to draw out amounts to pay for plan checking review and inspection fees. Resolution No. P-05-80 Page 9 Grading Inspection = To be determined, same basis as in grading plan check fee calculation (see above plan check fee guideline). Geotechnical Reviews = $1 ,300.00 if cost of improvement is less than $500,000.00 (limited to 1 review of preliminary soils report and 1 review of compaction report) or T&M basis if cost of improvements is over $500,000.00 (unlimited review). Stormwater Pollution Grading Plan Check Fee = $500.00 Stormwater Pollution Grading Inspection Fee = $500.00 Plan check and inspection fees are to be calculated based on City approved cost estimates, using City's adopted unit costs, prepared by the applicant's project civil engineer. 12. Posting of grading securities (either by bond and cash, letter of credit, or certificate of deposit). 13. City approval of soils report and grading plans. 14. Submittal of a request for and hold a pre-construction meeting with a City Engineering Inspector. The applicant/developer shall be responsible that necessary individuals, such as, but not limited to, contractors, subcontractors, project civil engineer and project soils engineer must attend the pre-construction meeting. 15. The following BMPs shall be implemented to reduce fugitive dust during all ground disturbing activities and where soils are exposed: a. Multiple applications of water during grading between dozer/scraper passes. b. Paving, chip sealing or chemical stabilization of internal roadways after completion of grading. c. Use of sweepers or water trucks to remove "track out" at any point of public street access. d. Stabilization of dirt storage piles by chemical binders, tarps, fencing or other erosion controls. (Planning) 16. Submit detailed landscape and irrigation plans for Phase 1 to the Planning Division for review. Landscape plans shall show required fire fuel management to the satisfaction of the Fire Marshal. Approval of plans is Resolution No. P-05-80 Page 10 required before the issuance of a Building Permit. A separate set of landscape/irrigation plans is required for the landscaped median in Pomerado Road (see condition below). A landscape plan check review fee is required at the time of initial submittal of the plans. The plans shall be prepared pursuant to the City of Poway Guide to Landscape Requirements. Landscape planter islands in compliance with the guidelines shall be provided at the end of all rows of parking to separate/delineate a parking space from a parallel driveway. Any existing or new utility boxes are required to be screened with landscaping. 17. Prior to the removal of any tree on-site, a Tree Removal Permit shall be submitted and approved by the City. 18. Prior to the removal of any tree on-site during the recognized nesting season for raptors, a qualified professional shall evaluate the subject tree(s) for a raptor nest(s) and report the findings in writing to the City. Should a nest(s) be identified, the tree removal shall be delayed until such time as the nest(s) has been abandoned. 19. Prior to the issuance of a Grading Permit, the applicant shall mitigate forthe following impacts to natural habitats at the specified mitigation ratios: 2.7 acres of Diegan coastal sage scrub (CSS) at 2:1, 0.2 acre of southern mixed chaparral at 1:1, and 0.3 acres of Chamise chaparral at 1 :1. Mitigation shall be achieved on-site through placement of a Biological Conservation Easement over a minimum of 5.9 acres of Upland Habitat (to include 5.4 acres of CSS) in the northeast portion of the site and within the HCP Biological Core and Linkages Area (BCLA). 20. In accordance with Condition H of the PSHCP Incidental Take Permit, a take of active California Gnatcatcher nests, which includes harassment of the bird due to grading noise and vibrations from February 15 through July 1, is not permitted. Therefore, any grading or clearing during this timeframe will only be permitted subject to the following conditions having been met to the satisfaction of the Director of Development Services. The applicant is hereby advised that, during grading, if active nests are found within 500 feet ofthe grading, the grading activity shall be stopped until such time as mitigation measures to the satisfaction of the City and the United States Fish and Wildlife Service (USFWS) are implemented. There is no guarantee that grading will be allowed to resume. a. Before issuance of a Clearing/ Grading Permit, if grading or clearing is to occur between February 15 and July 1, the applicant shall provide to the Planning Division a letter from a qualified biologist retained by the applicant, with a scope of work for the CSS habitat and Gnatcatcher Survey and a map showing all habitat areas including all CSS habitat within 500 feet of the area to be graded. Resolution No. P-05-80 Page 11 The biologist shall contact the USFWS to determine the appropriate survey methodology. The purpose of the survey is to determine if any active Gnatcatcher nests are located in the area to be cleared or graded, or if CSS habitat is within 500 feet of such area. To be considered qualified, the biologist must provide the City with a copy of a valid Gnatcatcher Recovery Permit from the USFWS. The scope of work shall explain the survey methodology for the biological survey and the proposed Gnatcatcher nest monitoring activities during the clearing/grading operation. b. Should the survey show, to the satisfaction of the Director of Development Services, that active Gnatcatcher nests are not present within the area to be graded or cleared, or within 500 feet of said area, approval may be granted to commence grading/clearing within the Gnatcatcher nesting season between February 15 and July 1 with appropriate monitoring during that time. c. If Gnatcatchers are present within the area to be graded/cleared, or within 500 feet of that area, no grading will be allowed unless appropriate mitigation is completed. 21. Installation of permanent signs and fencing, as deemed necessary by the Director of Development Services, to delineate the limits of the Biological Conservation Easement(s) present on the site when grading of the project is complete to be verified by Planning staff before the issuance of a Building Permit or the release of grading securities whichever occurs first. 22. All construction-related (i.e., security lighting) and operations-related lighting shall be of the lowest illumination allowed for human safety, selectively placed, shielded, and directed away from preserved habitat to the maximum extent practicable. Minimization of openings on the eastern side of the parking structure and the 135-foot Fire Fuel Management Area required by the City Fire Marshall, as shown on the approved plans, shall also reduce operational light from illuminating adjacent habitat. 23. During all ground surface disturbance, including grading and excavation, a qualified archaeologist shall be present to monitor the project area within Holocene or late quaternary deposits for the presence of buried archaeological deposits from SDI-4621 and SDI-17370. The archeological monitor shall attend the pre-construction meeting, monitor initial grading, coordinate resource avoidance and recovery if buried deposits are discovered, and prepare a monitoring report. In the event that cultural materials, human remains, or items of cultural patrimony are discovered during the monitoring program, work in that area shall be halted and/or diverted to another area of the property. The client shall be notified and a qualified archaeologist shall determine the best course of action for evaluation of the cultural materials or avoidance of cultural resources. Resolution No. P-05-80 Page 12 24. During all phases of project construction, grading and construction activities shall comply with the hour and day limitations specified in the Poway Municipal Code. H. Prior to construction of public improvements, unless other timing is indicated, the applicant/developer shall complete the following: (Engineering) 1. Submittal to the City for review and approval of improvement plans. The following traffic and circulation related improvements are required to be completed prior to the completion of Phase I of the project: a. Pomerado Road Raised Median and Landscapinq - Construct a raised median with landscaping along the projects street frontage on Pomerado Road, the design of which shall be acceptable to the City Engineer and Public Works Director. b. Twin Peaks Road Improvements (east of Pomerado Road) - Construct a dedicated westbound right turn lane leading to northbound Pomerado Road, the length and width to be acceptable to the City Engineer. Pavement structural section shall be based on a traffic index of 9.8, minimum. c. Camino del Norte Improvements (west of Pomerado Road) - Construct a dual eastbound left turn lane leading to northbound Pomerado Road, the length and width to be acceptable to the City Engineer. Pavement structural section shall be based on a traffic index of 10.0, minimum. d. Pomerado Road Improvements (north of Camino del Norte) - Construct a dedicated southbound right turn lane leading to westbound Camino del Norte, the length and width to be acceptable to the City Engineer. Pavement structural section shall be based on a traffic index of 9.8, minimum. e. Traffic Siqnal Improvements at the intersection of Pomerado Road and Monte Vista Road - Construct a traffic signal and appurtenances, the design of which shall be acceptable to the City Engineer. The applicant is eligible for a credit to be deducted from the project's required Phase I Traffic Impact Fees, of the project's pro rata share of the cost of the traffic signal, as determined by the Director of Development Services. f. Public Water Svstem Improvements - Water main lines shall be constructed, as needed, for fire hydrant/s installation and upsizing of a portion of the existing water main line in Pomerado Road. The size Resolution No. P-05-80 Page 13 and location of the water lines shall be that as established by the water system analysis prepared for the project. 2. Improvements shall be constructed in accordance with City adopted standards and specifications, the latest adopted edition of the Standard Specifications for Public Works Construction and its corresponding San Diego supplements, the current San Diego Regional Standard Drawings and City of Poway Supplements. 3. All new and existing electrical/communication/CATV utilities on the site shall be installed underground prior to installation of concrete curbs, gutters, sidewalks, and surfacing of the streets. The applicant/developer is responsible for complying with the requirements of this condition, and shall make the necessary arrangements with each of the serving utilities. 4. The locations and sizes of all utility boxes and vaults within street rights-of- way and the City's public utility easement shall be shown on the improvement plans. Utility boxes shall be screened from public view with landscaping, which shall be shown on the project landscape plans. 5. The improvements required for Twin Peaks Road, Camino del Norte, Pomerado Road, and the traffic signal at Pomerado Road and Monte Vista Road shall include, but not be limited to, removal of existing improvements necessary for the new improvements, replacement of concrete curbs, gutters and concrete sidewalks, relocation of signal posts if needed, signage, striping, construction of necessary lane tapering, and handicap ramps. Applicant/developer is advised that adequate street right-of-way shall be maintained for the improvements. If street rights-of-way are not adequate to meet City Standards, easements or rights-of-way dedications shall be made to the City. It shall be the responsibility of the applicant/developer to cause the necessary dedication, which shall be accomplished prior to construction of improvements. There shall be a processing fee to be paid to the City for review of the dedication documents. 6. The applicant/developer shall pay the following fees, and post or pay appropriate securities: Improvement plan check = To guideline: If cost of improvement is: $1 to $25,000 $25,001 to $50,000 $50,001 to $100,000 $100,001 to $500,000 over $500,000 be determined based on the following = fee is 5% ($500 min.) = add'l fee of 4% of cost = add'l fee of 3% of cost = add'l fee of 2% of cost = Time and materials (T&M) Improvement Inspection = To be determined, same basis as in improvement plan check fee calculation. Resolution No. P-05-80 Page 14 Stormwater Pollution Improvement Plan Check Fee = $500.00 Stormwater Pollution Improvement Inspection Fee = $500.00 Plan check and inspection fees are to be calculated based on City approved cost estimates, using City's adopted unit costs, prepared by the applicant's project civil engineer. 7. Posting of performance and payment securities. The City Engineer may waive these securities if a substantial amount of grading is completed prior to installation of public improvements and there is a sufficient amount of grading securities still held by the City to complete the remainder of the grading work and public improvements. 8. Right-of-Way Permits ($50.00 each for Right-of-Way Permit, if needed) for any work to be done in public streets or City-held easements. 9. Submittal of a request for and hold a pre-construction meeting with a City Engineering Inspector. The applicant/developer shall be responsible that necessary individuals, such as, but not limited to, contractors, subcontractors, project civil engineer and project soils engineer must attend the pre-construction meeting. 10. No private improvements shall be placed or constructed within public street rights-of-way or City-held easements unless anyone of the following is satisfied: a. An Encroachment Maintenance and Removal Agreement has been executed by the applicant/developer and subsequently approved by the City; or b. Approval of grading or improvement plans, on which a Right-of-Way Permit has been issued for the private improvements shown to be constructed. The City, however, reserves the right to require the execution of an Encroachment Maintenance and Removal Agreement. 11. The applicant/developer shall cause the dedication of the following easements to the City and/or the public and vacation of existing easement/s: a. An easement, a minimum of 20.00 feet wide, for each new public water line shall be dedicated to the City. b. Additional street rights-of-way necessary (and if needed) for the construction of the Twin Peaks Road westbound right turn lane and the Pomerado Road southbound right turn lane. c. Vacation of a portion of an existing City-held water easement on-site. Resolution No. P-05-80 Page 15 The vacation of the easement is necessary for the relocation of a public water main line that would be affected by the construction of a proposed building on site. A processing fee of $1 ,000.00 per easement or right-of-way document shall be paid to the City at first submittal of document/s for review. A $1,500.00 processing fee for easement vacation shall be paid to the City. (Public Works) 12. A sewer manhole shall be constructed per the City of Poway Supplements to the San Diego Regional Standard Drawings and installed at the edge of the public right-of-way. 13. Any relocation of an existing post indicator valve or Fire Department connection requires the installation of a double detector check valve assembly (DDCVA). The location and construction specifications shall be submitted for review and approval to the Public Works Department. 14. Landscape and irrigation plans for the landscaped median along Pomerado Road shall be submitted to and approved by the Public Works Department before construction of the median. Landscape and irrigation plans shall be approved before the approval of the street improvement plans. The 120-foot-long taper section of the median shall not include landscaping. The applicant shall contact the Public Works Department for an inspection before acceptance of the improvements. The applicant shall provide irrigation system record drawings to the Public Works Department indicating the precise installed locations of the irrigation valves and piping within the median. Improvements shall be installed to the satisfaction of the Public Works Department and record drawings submitted before issuance of occupancy for Phase I. Maintenance of the median shall be the responsibility of the applicant. Maintenance shall be conducted by the applicant, or by the City with the applicant financing the maintenance, to the satisfaction of the Public Works Director. J. Prior to construction, the applicant shall obtain a Building Permit. Prior to issuance of a Building Permit, the applicant shall comply with the following: (Engineering) 1. Completion of a Boundary Adjustment between those properties identified as APN's 275-461-04,275-470-06, and 275-470-10. 2. Completion of and approval by the City of rough grading of the project site. 3. City approval of soils compaction report. 4. City approval of a certification of line and grade. The certification shall be prepared by the project civil engineer or City-approved designee. Resolution No. P-05-80 Page 16 5. Payment of development fees to the City, unless other payee is indicated. The fees and the corresponding amounts are as follows and are subject to change without further notice. The amounts to be paid shall be those in effect at time of payment. Water base capacity fee - Applicant to inform the City of the size and number of water meters to be set. For 1" meter = $ 6,678.00 per meter For 1)1," meter = $10,388.00 per meter Other meter sizes = Contact Engineering Division Water meter fee - Applicant to inform the City of the size and number of water meters to be set. For 1" meter For 1)1," meter Other meter sizes = $ 270.00 per meter = $ 600.00 per meter = Contact Engineering Division SDCW A system capacity charge - To be paid by separate check, payable to San Diego County Water Authority but remitted through the City of Poway. For 1" meter = $ 6,376.00 per meter For 1 W' meter = $11,955.00 per meter Other meter sizes = Contact Engineering Division SDCWA water treatment capacity charge - To be paid by separate check, payable to San Diego County Water Authority but remitted through the City of Poway. For 1" meter For 1 W' meter Other meter sizes = $245.00 per meter = $459.00 per meter = Contact Engineering Division Sewer connection fee = (see breakdown below and Note). The amounts calculated are based on the number of sewer fixture units provided by KPFF Consulting Engineers in a letter to the City dated September 29, 2005. The amounts are subject to change if there is a change to the number of sewer fixture units and/or the building areas and the City is notified of these changes prior to Building Permit issuance. PHASE I - Outpatient Services Pavilion = $424,080.00 Building Area = 172,000 SF No. of sewer fixture unit (FU) = 720 720 + 4FU/EDU = 180 EDU (Equivalent Dwelling Unit) 180 x $2356/EDU = $424,080.00 PHASE II - Inpatient Bed Tower, etc. = $758,632.00 Resolution No. P-05-80 Page 17 Building Area = 185,000 SF No. of fixture units = 1,288 1,288 -;- 4FU/EDU = 322 EDU (Equivalent Dwelling Unit) 322 x $2356/EDU = $758,632.00 Total Sewer Connection Fees for Phase I & II = $1,182,712.00 Note: Within 30 days from Council approval of these Development Review (DR) and Conditional Use Permit (CUP) applications, the applicanVdeveloper shall make a reservation fora Letter of Availability (LOA) and pay to the City, a nonrefundable reservation fee of 20% of the Total Sewer Connection Fees. The sewer reservation fee is $236.542.40. Sewer c1eanout fee = $50.00 per c1eanout, if needed (only cleanout installed within City-easement and that the City will maintain) Sewer cleanout inspection fee = $25.00 per cleanout Park fee = None Drainage fee = $600.00 New land area added to hospital's property = 0.5 Ac. 0.50 Ac x $1,200.00/Ac. = $600.00 $1,200.00 = City drainage basin fee per acre in Pomerado Creek Drainage Basin Traffic Mitigation Fee (TMF) = (see breakdown below and Note). The building areas were provided by Anshen + Allen L.A., architects for Pomerado Hospital as noted in their Development Review submittal drawings, dated September 28,2005. The TMF is subject to change if there is a change to the building areas and the City is notified of this change prior to Building Permit issuance. PHASE 1 - Outpatient Services Pavilion = $185,707.50 Building Area = 172,000 SF (65,000 SF for Hospital Outpatient + 107,000 SF for Physicians and Medical Offices) Hospital Outpatient = 65,000 x 25 trips/1 000 SF = 1,625 trips per day Physicians & Medical Offices = 107,000 x 90 trips/1000 SF = 9,630 trips per day (1,625 + 9,630) x $66/trip x 0.25 = $185,707.50 where: $66.00 = TMF per trip per City Reso. No. 83-045 0.25 = 25% = Percent to pay for non-residential developments 25 trips/1000 SF = Average daily trips per SANDAG's rates Resolution No. P-05-80 Page 18 for Hospital's function 90 trips/1000SF = Average daily trips per City's Trip Generation Rates PHASE 2 -Inpatient Bed Tower. etc. = $76,312.50 Building Area = 185,000 SF Hospital Inpatient = 185,000 x 25 trips/1000 SF = 4,625 trips per day 4,625 x $66/trip x 0.25 = $76,312.50 (Planning) 6. Architectural elevations and exterior finishes and colors shall be consistent with the approved plans dated August 12, 2005. where: $66.00 = TMF per trip per City Reso. No. 83-045 0.25 = 25% = Percent to pay for non-residential developments 25 trips/1 000 SF = Average daily trips per SANDAG's rates for Hospital's function 7. A detailed site lighting plan (which is a separate item from the Building plancheck submittal) shall be submitted for the review and approval of the Director of Development Services. The plan shall show all project lighting and generalized specifications/notes that comply with the following: a. All outdoor lighting fixtures, including, but not limited to, illuminated signage, decorative building or landscape lighting, and parking lot lighting shall be either turned off between the hours of 11 :00 p.m. and sunrise or minimized to the extent possible while still providing for security after 11 :00 p.m. until sunrise. b. All lighting used in the parking lot and on the roof deck level of the parking structure shall be low-pressure sodium. c. All exterior lighting shall be designed so that light emitted from the fixtures is directed away from adjoining properties. d. Lighting fixtures shall be designed to integrate with the project's architectural design concept. e. Free-standing lamp posts shall be no taller than 30 feet. 8. Trash enclosures shall be architecturally integrated with the project's design concept and provided with an architectural cover as a stormwater quality Best Management Practice (BMP). 9. Signs are not a part of this approval and require separate review, approval and permits. Resolution No. P-05-80 Page 19 (Public Works) 10. The existing trail along the northern and eastern boundary of the site shall be improved to City standards, which may include realignment, drainage improvements, and footbridge installation, and will include signs installed along the trail notifying the public that the area beyond the trail path is sensitive natural habitat. The detailed alignment and improvement specifications shall be worked out with Public Works and shall be shown on a grading plan submittal which shall be reviewed and approved prior to the issuance of a Building Permit for Phase I. Trail improvements shall be installed to the satisfaction of the Director of Public Works and Director of Development Services prior to occupancy for Phase I. The applicant shall contact the Public Works Department prior to construction of the trail. J. The following improvements shall be constructed to the satisfaction of the City Fire Marshal: 1. Roof covering shall be fire retardant as per UBC Sections1503 and 1504 and City of Poway Ordinance No. 64. 2. The buildings shall display their numeric address in a manner visible from the access street. The size of the building numbers shall be a minimum of 10 inches or larger on the front facade of the building. The building address shall also be displayed on the roof in a manner satisfactory to the Director of Safety Services, and meeting Sheriff's Department - ASTREA criteria. 3. Every building hereafter constructed shall be accessible to Fire Department apparatus by way of access roadways with all-weather driving surfaces of not less than 20 feet of unobstructed width, with adequate roadway turning radius capable of supporting the imposed loads of fire apparatus, and having a minimum of 13'6" of vertical clearance. The road surface type shall be approved by the City Engineer, pursuant to the City of Poway Municipal Code. 4. The building will be required to install an approved automatic fire sprinkler system meeting P.M.C. requirements. The entire system is to be monitored by a central monitoring company. System post indicator valves and double detector check valve assemblies with tamper switches (DDCVAS), also monitored, are to be located by the City Fire Marshal prior to installation. A breakaway padlock shall be required for the fire sprinkler system post indicator valve and DDCVAS. 5. Re-calculation of existing hospital fire sprinkler system to include new and existing construction and double detector check valve assemblies. 6. An automatic fire alarm system shall be installed to approved standards by a California State Licensed Contractor. The system shall be completely Resolution No. P-05-80 Page 20 monitored by a U.L. listed central station alarm company or proprietary remote station. 7. A hood and duct extinguishing system shall be installed for all cooking facilities within the kitchen area. Plans to be submitted and approved, prior to installation. 8. A 'Knox' Security Key Box(s) shall be required for the building at a location determined by the City Fire Marshal. 9. Fire Department access for use of fire fighting equipment shall be provided to the immediate job construction site at the start of construction and maintained at all times until construction is completed. 10. Permanent access roadways for fire apparatus shall be designated as 'Fire Lanes' with appropriate signs and curb markings. 11. At a minimum, a 3A:40BC fire extinguisher is required for every 3,000 square feet and 75' travel distance. 12. If an elevator is installed, it shall be sized to accommodate a normal hospital gurney. Minimum dimensions for the inside car platform shall be 6'8" wide by 4'3" deep. The elevator design shall comply with all minimum state and local codes and standards. 13. If medical gases are planned to be used in this building, they shall be installed to meet requirements of Uniform Fire Code Article 74 - Compressed Gases. 14. The addition of on-site fire hydrants is required. The location of the hydrants shall be determined by the City Fire Marshal. 15. Material Safety Data Sheets shall be required for all hazardous and/or toxic substances used in each building. 16. An Emergency Contingency Plan and Hazardous Materials Disclosure shall be filed with the County of San Diego Department of Health and copies provided to the Fire Department. 17. Prior to delivery of combustible building material on-site, water and sewer systems shall satisfactorily pass all required tests and be connected to the public water and sewer systems. In addition, the first lift of asphalt paving shall be in place to provide adequate, permanent access for emergency vehicles. The final lift of asphalt shall not be installed until all other construction activity has been substantially completed to the satisfaction of the City. Resolution No. P-05-80 Page 21 18. N.F.P.A. Standard 704, Hazardous Materials Labeling, shall be provided as necessary throughout the building. 19. Fire sprinkler riser(s) shall be located within 10 feet of an exterior exit man door or shall be located inside an enclosed closet with an exterior access man door. The door shall be labeled with a sign indicating "Fire Sprinkler Riser". When the closet method is chosen, the applicant shall provide 36 inches of clearance from the standpipe or attached additional risers, accessible by a minimum 3' X 6'8" personnel door. 20. Wet standpipes shall be installed in all buildings four stories or more in height. 21. A water systems analysis will be performed to establish available fire flow. 22. The entire water system shall be looped. 23. The applicant shall comply with the City of Poway Guide to Landscape Requirements as it relates to fuel management zones. 24. Dead end access roadways in excess of 150 feet long shall be provided with approved provisions for the turning around of fire department apparatus. Curves and topographical conditions could alter the requirements for turnarounds and the width of access roadways. 25. Any modification to the existing fire alarm system, i.e., relocation of fire alarm panel(s) etc., shall be reviewed and approved by the Poway Fire Department. 26. Prior to installation of new fire alarm system devices, plans shall be submitted to and approved by both the State Fire Marshal and the Poway Fire Department. 27. The parking structure is to be fire sprinklered, and shall be provided with Fire Department hose connections on each parking level as approved by the City Fire Marshal. 28. The proposed fire hydrant shown on Sheet 3.5 of the Water System plan shall be located outside of the emergency vehicle turnaround area to the satisfaction of the Fire Marshal. The hydrant shall be located in a water line easement. 29. Upon issuance of approved Building Permits, continue to provide both the Poway Building and Fire Departments with any significant construction design changes. Resolution No. P-05-80 Page 22 K. Prior to the City's approval for occupancy and release of securities, unless other timing is indicated, the following conditions shall be satisfied: (Engineering) 1. Completion of public improvements. 2. City approval of record drawings of the grading and improvement plans. 3. Dedication of easements to the City for new public water lines and street rights-of-way (if needed). 4. Posting of a warranty security for the public improvements. 5. Submittal of an agreement for maintenance, repair and replacement of stormwater Best Management Practices (BMPs) as required per City Ordinance No. 569. 6. Grading securities shall be released only upon completion of the project and upon City approval of the record drawings of the grading plans. 7. Performance securities for public improvements, if posted and separate from the grading securities, shall only be reduced twice before completion of improvements. 8. Payment securities and remaining performance securities, if any, shall be released no sooner than 90 days after the City's acceptance of improvements, posting of warranty security, and approval of record drawings. 9. The site shall be developed in accordance with the approved plans on file in the Development Services Department and the conditions contained here. A final inspection from the appropriate City Departments will be required. 10. Upon completion of project construction, the rooftop mechanical equipment located on the proposed OSP building and proposed Inpatient Tower shall be enclosed with noise abatement screens in order to reduce noise at the project site property line to 60 dB CNEL. 11. The temporary building and mobile MRI unit, initially approved under TUP 05-30 and extended for longer term use under this approval, shall be removed upon completion of the tenant improvements associated with Phase I. The other 4 temporary structures, 3 which are used for storage and one which is used for Hospital treatment activities, shall be removed upon completion of Phase II. Section 7: The approval of the project shall expire on December 13, 2007, at 5:00 p.m., unless, prior to that time, a Building Permit and construction on the property in reliance on this approval has commenced prior to its expiration. Resolution No. P-05-80 Page 23 PASSED, ADOPTED and APPROVED by the City Council of the City of Poway, State of California, this 13th day of December 2005. ATTEST: fl~~ STATE OF CALIFORNIA ) ) ss. COUNTY OF SAN DIEGO) I, L. Diane Shea, City Clerk of the City of Poway, do hereby certify under penalty of perjury that the foregoing Resolution No. P-05-80 was duly adopted by the City Council at a meeting of said City Council held on the 13th day of December 2005, and that it was so adopted by the following vote: AYES: BOYACK, EMERY, HIGGINSON, REXFORD, CAFAGNA NOES: NONE ABSENT: NONE DISQUALIFIED: NONE Por~~ City of Poway Resolution No. P-05-80 Page 24 EXHIBIT A MITIGATION MONITORING PROGRAM Pomerado Hospital Expansion General Plan Amendment (GPA) 05-04, Conditional Use Permit (CUP) 92-02M, Minor Conditional Use Permit (MCUP) 05-05, Development Review (DR) 04-11, Variance (VAR) 05-13, and Tentative Parcel Map (TPM) 05-04 Section 21081.6 of the Public Resources Code reauires that public aaencies "adopt a reportina or monitorina proaram for the chanaes which it has adopted or made a condition of proiect approval in order to mitiaate or avoid sianificant effects on the environment. The reportina or monitorina proaram shall be desianated to ensure compliance durina proiect implementation." This Mitiaation Monitorina Proaram has been prepared in accordance with Section 21081.6 of the Public Resources Code. Non-compliance with any of these conditions. as identified by Citv staff or a desianated monitor. shall result in issuance of a cease and desist order for all construction activities. The order shall remain in effect until compliance is assured. Non-compliance situations. which mav occur subseauent to proiect construction. will be addressed on a case-bv-case basis and mav be subiect to penalties accordina to the Citv of Powav Municipal Code. When phasina of development has been established. it may be necessarv for this Monitorina Proaram to be amended. with City approval. Topic Air quality Mitigation Measure The following BMPs shall be implemented to reduce fugitive dust during all ground disturbing activities and where soils are exposed: Timing During Grading Responsibility Applicant/ Engineering Division a. Multiple applications of water during grading between dozer/scraper passes. b. Paving, chip sealing or chemical stabilization of internal roadways after completion of grading c. Use of sweepers or water trucks to remove "track out" at any point of public street access d. Stabilization of dirt storage piles by chemical binders, tarps, fencing or other erosion controls. Bioloay 1. Prior to the removal of any tree on-site Prior to Tree Applicant/ Topic Mitigation Measure during the recognized nesting season for raptors, a qualified professional shall evaluate the subject tree(s) for a raptor nest(s) and report the findings in writing to the City. Should a nest(s) be located, the tree removal shall be delayed until such time as the nest(s) have been abandoned. 2. Prior to the issuance of a Grading Permit, the applicant shall mitigate for the following impacts to natural habitats at the specified mitigation ratios: 2.7 acres of Diegan coastal sage scrub at 2:1,0.2 acre of southern mixed chaparral at 1 :1, and 0.3 acres of Chamise chaparral at 1: 1. Mitigation shall be achieved on-site through placement of a Biological Conservation Easement over a minimum of 5.9 acres of upland habitat (to include 5.4 acres of CSS) in the northeast portion of the site and within the HCP Biological Core and Linkages Area (BCLA). 3. In accordance with Condition H of the PSHCP Incidental Take Permit, a take of active California Gnatcatcher nests, which includes harassment of the bird due to grading noise and vibrations from February 15 through July 1, is not permitted. Therefore, any grading or clearing during this timeframe will only be permitted subject to the following conditions having been met to the satisfaction of the Director of Development Services. a. The applicant is hereby advised that, during grading, if active nests are found within 500 feet of the grading, the grading activity shall be stopped until such time as mitigation measures to the satisfaction of the City and the United States Fish and Wildlife Service (USFWS) are implemented. There is no guarantee that grading will be allowed to resume. b. Before issuance of a Clearing/Grading Permit, if grading or clearing is to occur between February 15 and July 1, the Resolution No. P-05-80 Page 25 Timing Removal Prior to Grading Permit During Construction Responsibility Planning Division Applicant/ Planning Division Applicant/ Planning Division Topic Resolution No. P-05-80 Page 26 Mitigation Measure applicant shall provide to the Planning Division a letter from a qualified biologist retained by the applicant, with a scope of work for the CSS habitat and Gnatcatcher Survey and a map showing all habitat areas including all CSS habitat within 500 feet of the area to be graded. The biologist shall contact the USFWS to determine the appropriate survey methodology. The purpose of the survey is to determine if any active Gnatcatcher nests are located in the area to be cleared or graded, or if CSS habitat is within 500 feet of such area. To be considered qualified, the biologist must provide the City with a copy of a valid Gnatcatcher Recovery Permit from the USFWS. The scope of work shall explain the survey methodology for the biological survey and the proposed Gnatcatcher nest monitoring activities during the clearing/ grading operation. c. Should the survey show, to the satisfaction of the Director of Development Services, that active Gnatcatcher nests are not present within the area to be graded or cleared, or within 500 feet of said area, approval may be granted to commence grading/clearing within the Gnatcatcher nesting season between February 15 and July 1 with appropriate monitoring during that time. d. If Gnatcatchers are present within the area to be graded/cleared, or within 500 feet of that area, no grading will be allowed unless appropriate mitigation is completed. 4. Install permanent signs and fencing as deemed necessary by the Director of Development Services, to delineate the limits of the Biological Conservation Easement(s) present on the site when qradinq of the Timing Prior to Building Permit Responsibility Applicant/ Planning Division Tooic Cultural Resources Traffic and Circulation Mitigation Measure project is complete to be verified by Planning staff before the issuance of a Building Permit or the release of grading securities whichever occu rs fi rst. 5. All construction-related (i.e., security lighting) and operations-related lighting shall be of the lowest illumination allowed for human safety, selectively placed, shielded, and directed away from preserved habitat to the maximum extent practicable. Minimization of openings on the eastern side of the parking structure and the 135-foot Fire Fuel Management Area required by the City Fire Marshall shall also reduce operational light from illuminating adjacent habitat. 1. During all ground surface disturbance, including grading and excavation, a qualified archaeologist shall be present to monitor the project area within Holocene or late quaternary deposits for the presence of buried archaeological deposits from SDI-4621 and SDI-17370. The archeological monitor shall attend the pre-construction meeting, monitor initial grading, coordinate resource avoidance and recovery if buried deposits are discovered, and prepare a monitoring report. In the event that cultural materials, human remains, or items of cultural patrimony are discovered during the monitoring program, work in that area shall be halted and/or diverted to another area of the property. The client shall be notified and a qualified archaeologist shall determine the best course of action for evaluation of the cultural materials or avoidance of cultural resources. 1. The following traffic and circulation related improvements are required to be completed prior to the completion of Phase I of the project: a. Pomerado Road Raised Median and Landscaninn - Construct a raised median Resolution No. P-05-80 Page 27 Timing During Construction During Grading To be completed prior to the completion of Phase I of the Project Responsibility Applicant/ Planning Division Applicant/ Planning Applicant/ Traffic Engineering Topic Mitigation Measure with landscaping along the projects street frontage on Pomerado Road, the design of which shall be acceptable to the City Engineer and Public Works Director. b. Twin Peaks Road Improvements (east of Pomerado Road) - Construct a dedicated westbound right turn lane leading to northbound Pomerado Road, the length and width to be acceptable to the City Engineer. Pavement structural section shall be based on a traffic index of 9.8 minimum. c. Camino del Norte Improvements (west of Pomerado Road) - Construct a dual eastbound left turn lane leading to northbound Pomerado Road, the length and width to be acceptable to the City Engineer. Pavement structural section shall be based on a traffic index of 10.0 minimum. d. Pomerado Road Improvements (north of Camino del Norte) - Construct a dedicated southbound right turn lane leading to westbound Camino del Norte, the length and width to be acceptable to the City Engineer. Pavement structural section shall be based on a traffic index of 9.8 minimum. e. Traffic Siqnal Improvements at the intersection of Pomerado Road and Monte Vista Road - Construct a traffic signal and appurtenances, the design of which shall be acceptable to the City Engineer. The applicant is eligible for a credit to be deducted from the project's required Phase I Traffic Impact Fees, of the project's pro rata share of the cost of the traffic signal, as determined by the Director of Development Services. 1. Durinq all phases of project construction, Resolution No. P-05-80 Page 28 Timing Responsibility Resolution No. P-05-80 Page 29 Tonic Mitigation Measure Timing Responsibility grading and construction activities shall Applicant Noise comply with the hour and day limitations During specified in the Poway Municipal Code, Construction Sections 8.08 and 16.44.14c.