Res 24-013RESOLUTION NO. 24-013
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
POWAY, CALIFORNIA, APPROVING TENTATIVE TRACT MAP
(TTM) 22-0001 AND DEVELOPMENT REVIEW (DR) 22-0003 FOR
THE HARMON RANCH SPECIFIC PLAN SP 22-0001;
ASSESSOR'S PARCEL NUMBERS; 317-500-14-00, 317-500-13-
00, 317-500-12-00, 317-500-11-00, 317-500-09-00, 317-500-10-
00, 317-500-03-00, 317-500-02-00, 317-501-02-00 AND 317-501-
01-00
WHEREAS, the City Council considered Tentative Tract Map (TTM) 22-0001 and
Development Review (DR) 22-0003; a request to subdivide 11.5 acres of land into 64 lots,
construct 63 new single-family residences and preserve one locally designated historic home
located at 12623, 12624, 12650, 12702 Oak Knoll Road and six additional vacant parcels in the
Residential Single Family 7 (RS-7) zone;
WHEREAS, on April 2, 2024, the City Council of the City of Poway also considered
approval of the Harmon Ranch Specific Plan (HRSP) (SP) 22-0001 and associated entitlements
General Plan Amendment (GPA) 22-0001, Zone Change (ZC) 22-0001 and Zoning Ordinance
Amendment (ZOA) 24-0001 as well as the certification of a Final Environmental Impact Report
(FEIR) (EA 23-0001), a request to adopt a specific plan, subdivide 11.5 acres of land, and
construct 63 new residences, preserve one locally designated historic home;
WHEREAS, on April 2, 2024, the City Council held a duly advertised public hearing to
receive testimony from the public, both for and against, relative to this matter; and
WHEREAS, the City Council has read and considered the agenda report for the proposed
project, including the attachments, and has considered all other evidence presented at the public
hearing.
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 FEIR (EA 22-0001) was prepared for the HRSP SP 22-0001 and
associated entitlements GPA 22-0001, ZC 22-0001, ZOA 24-0001, TTM 22-0001 and DR 22-
0003. The City Council certified the FEIR at a duly noticed public hearing on April 2, 2024. This
TTM and DR is made in furtherance of, and consistent with, SP 22-0001 and are required
entitlements to allow development of the Harmon Ranch project, as specifically analyzed in the
FEIR. Approval of TTM 22-0001 and DR 22-0003 is part of the City Council's April 2, 2024,
approval of the entire Harmon Ranch project.
SECTION 3: The findings, in accordance with the State Subdivision Map Act (Government
Code Section 66410 et. seq.) for TTM 22-0001, 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 at a density and design compatible
with surrounding existing development.
Resolution No. 24-013
Page 2
B. The design and improvements required of the TTM are permitted within the Planned
Community (PC) zoning and the HRSP established design and improvement standards,
in that the approved lot sizes and configurations adhere to the development standards of
the HRSP and the Poway Municipal Code (PMC) and allow for properly spaced buildings
and provide areas for landscape and encourage a variety in the design 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, as specified in the
Mitigation Monitoring and Reporting Program (MMRP).
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. The
ultimate development of the site shall be accommodated without obstructing or otherwise
impacting existing easements or improvements within existing easements, without first
obtaining authorization from the easement holders.
SECTION 4: The findings for DR 22-0003, 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 HRSP 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. 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 HRSP.
Therefore, the proposed development respects the public concerns for the aesthetics of
development and encourages the orderly and harmonious appearance of structures and
property within the City.
C. The proposed development will maintain the public health, safety and general welfare
within the City in that it will meet City grading, building, and stormwater quality
requirements and comply with City standards for development.
D. The granting of the DR would be cognizant of the public concerns for aesthetic
Resolution No. 24-013
Page 3
development in that the development will consist of single-family homes, passive open
space areas and landscaping that will blend in with the natural setting in colors and design
and will not distract from the existing natural landforms.
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, create a transition in density between
multi -family zone to the west and single-family zone to the east 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.
SECTION 5: 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 the 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.
SECTION 6: The City Council finds that this TTM and DR is consistent with SP 22-0001,
GPA 22-0001 and the corresponding ZC 22-0001, ZOA 24-0001 and would maintain land use
compatibility with the surrounding properties.
SECTION 7: The City Council hereby approves TTM 22-0001 and DR 22-0003 including
the proposed uses as shown on file in the Development Services Department, except as noted
herein and subject to the following conditions:
A. 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
SP 22-0001, GPA 22-0001, ZC 22-0001, ZOA 24-0001, TTM 22-0001 and DR 22-0003)
and any environmental document or decision made pursuant to CEQA (EA 19-001). 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
Resolution No. 24-013
Page 4
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.
B. This approval is based on the existing site conditions and proposed project details
represented on the approved plans 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.
C. 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.
D. 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.
E. The proposed project shall comply with all mitigation measures established under the
certified FEIR as specified in the MMRP attached to this resolution as Exhibit A.
F. 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.
G. Within 90 days of approval, unless other timing is indicated, the following conditions shall
be complied with:
(Planning)
The applicant shall apply for and obtain an issued demolition permit (or permits) to
remove all structures/buildings including accessory buildings, with the exception
of the locally designated historic home. Demolition work shall be completed no
later than one hundred and twenty (120) days after date of issuance.
2. 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.
3. 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.
Resolution No. 24-013
Page 5
4. All City easements and utility infrastructure shall be accessible, un-obstructed and
may not be encroached upon, unless written authorization from the agency holding
the easement should allow it.
5. All exterior graffiti on the property shall be removed or covered by the applicant.
6. Until the project is completed, City staff shall be permitted to continue to enter and
monitor the condition of the property to ensure safety.
7. 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 PMC, State law
or Federal regulation.
8. Demolition of existing structures shall include investigations for lead and asbestos
with appropriate mitigations prepared by certified professionals.
H. Prior to Final Map approval, unless other timing is indicated, the following conditions shall
be complied with:
(Engineering)
Within thirty (30) days after tentative map approval, the applicant shall submit in
writing to the City's Senior Planner 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. Irrevocable Offers of Dedication shall be offered over all private roads and
driveways on the Final Map.
Resolution No. 24-013
Page 6
7. Public utility easements for proposed public water and sewer are to be dedicated
to the City on the Final Map. Clear access to City meters, fire hydrants, manholes
and maintenance structures is required.
8. Easements will be required for all public facilities and access onsite. This may
include, but is not limited to: easements for utilities, streets, sidewalks, trails, and
a public access easement over open space lot 1 on the south side of Oak Knoll
Road.
9. A private road maintenance agreement shall be executed. The applicant shall
submit any necessary legal descriptions and plat maps for the agreement. The
agreement shall include all private roads from the proposed driveway to the
nearest public road. The agreement shall be in a form satisfactory to the City
Attorney.
10. 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.
11. 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.
12. A monumentation bond in an amount acceptable to the City Engineer shall be
posted.
13. Within 30 days after City Council approval of the Final Tract Map, the subdivider
shall pay the City the sewer connection fee.
14. The applicant shall pay the drainage impact development fee in effect at the time
of subdivision.
15. 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 PMC shall be approved.
Submittal shall be made to the Department of Development Services Engineering
Division. The improvement design shall be 100% complete at the time of submittal
and ready for approval. The submittal package shall include, at a minimum, the
following:
a. A new public pedestrian access and trail shall be provided on the eastern
edge of the project boundary to provide future access to the adjacent
commercial properties.
b. Public sewer improvements connecting all 63 units to the nearest public
sewer main in Oak Knoll Road.
c. Public water improvements including fire hydrants and related
Resolution No. 24-013
Page 7
appurtenances connecting all 63 units to the public water main located in
Oak Knoll Road and Roca Grande Drive.
d. Public road, sidewalk, and street light improvements along Oak Knoll Road.
e. A pedestrian crosswalk to include signage, striping and rectangular rapid
flashing beacons shall be installed on Oak Knoll Road.
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. If the water system shown on the approved plans is modified, a new
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. If the sewer system as shown on the approved plans is modified, a revised Sewer
Study shall be submitted to the City. The sewer study shall be reviewed and
approved by the City prior to improvement plan approval.
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 the start of any work within a City -held easement or right-of-way, a Right -
of -Way (ROW) permit shall be obtained from the Engineering Division of the
Development Services Department. All appropriate fees shall be paid prior to
permit issuance.
20. Easements shall be shown for Homeowner's Association (HOA) maintenance
access to the private storm drain and structures on lots 6 through 11 and 64.
21. A new water easement will be required at the end of Roca Grande to encapsulate
the relocated/new fire hydrant.
(Planning)
22. A General Plan Trail is required within the proposed project. The applicant shall
include a minimum eight -foot -wide public access improvements. An eight -foot -
wide public access easement shall be recorded over that portion of land.
23. Provide a Maintenance Exhibit for all site areas clearly indicating the responsible
maintenance entities (HOA, City, other).
24. HOA shall be formed and CC&R's recorded.
25. Public access easements shall be provided to all publicly accessible areas,
including streets, trails, and the OS-1 area as indicated in the HRSP.
26. The project will require a minimum six-foot landscape easement along the frontage
of the new single-family homes to protect and maintain the required street trees in
Resolution No. 24-013
Page 8
perpetuity.
27. All proposed project street trees shall be maintained by the HOA, with maintenance
requirements provided in the CC&Rs.
28. The proposed Oak trees at the locally designated historic home shall be protected
in perpetuity, either through an easement or deed covenant to the satisfaction of
the Director of Development Services.
29. Permanent deed restrictions shall be executed restricting future development of
the open space to that specified in HRSP and prohibiting future increases in
residential density to the satisfaction of the Director of Development Services.
30. If the project will be phased, the applicant shall be responsible for presenting a
phasing plan to the satisfaction of the Development Services Director.
31. CC&Rs for the HOA 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 an HOA with maintenance responsibilities is required.
b. The CC&Rs shall identify and implement the Best Management Practices
(BMP) identified in the Stormwater Quality Management Plan (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 HOA budget.
CC&Rs shall include on -going maintenance of landscaping and irrigation
(private and within public ROW) of slopes, parkways and open space 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 HOA or, its successors or assigns, shall remove
and relocate all irrigation items from the public ROW 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 ROW, shall be
adequately irrigated, and permanently and fully maintained by the HOA at
Resolution No. 24-013
Page 9
all times in accordance with the requirements of the City of Poway
Landscape and Irrigation Design Manual. Trees shall be encouraged and
allowed to retain a natural form. Pruning should be restricted to maintain the
health of the trees and to protect the public safety. Trees should be trimmed
or pruned as needed to develop strong and healthy trunk and branch
systems. Tree maintenance and pruning shall be in accordance with
"American National Standard for Tree Care Operations" latest edition (ANSI
A300). Trees shall not be topped, and pruning shall not remove more than
25 percent of the trees' leaf surface.
d. Street trees along the roadway shall not obstruct the ability of fire apparatus
access and fire department aerial operations. Tree height and type should
be considered in the ultimate landscape design.
e. Operational recommendations of the Mitigation Monitoring and Reporting
Program (MMRP), including the traffic study shall be incorporated into the
CC&Rs.
Provide Community -Based Travel Planning. The project HOA shall provide
alternative modes of transportation information to residents and tenant as a
part of the "New Resident" or "New Tenant" package. The HOA will also
provide residents with transit schedules within the area, and alert residents
when new transit services are added, or services are charged. The HOA will
also act as Travel Advisor, providing new residents and tenants with
information regarding how members of households can travel in alternative
ways that meet their needs.
g. Immediate removal of graffiti and any other type of offensive debris is
required.
h. 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.
All garage doors shall be automatic roll -up type doors and equipped with
remote control devices.
j. 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.
k. Parking on -site is only permitted within designated parking spaces and
within the dwelling units' garages and driveways.
No on -site parking spaces shall be assigned.
m. Maintain the drainage facilities and any access easements (where they
occur) on the property.
Resolution No. 24-013
Page 10
n. 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.
o. The property shall comply with all performance standards relating to the
generation of noise, glare, dust, and odor.
p. 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.
q. 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:
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.
r. 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.
s. All trash and recycling receptacles are required to be within the individual
residence's private 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. 24-013
Page 11
t. 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.
u. The use of barbed wire or razor ribbon on any fences, gates, or walls is
prohibited.
v. Five-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.
w. Ongoing maintenance of any onsite private sewer and water systems is
required to the satisfaction of the Director of Safety Services and the
Director of Public Works.
x. The CC&Rs shall clearly establish the responsibilities of the individual
homeowners and the HOA with regard to the continuing maintenance and
preservation of the project.
y. 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.
z. Amendments to the CC&Rs that affect any requirement of this resolution
shall require express written consent of the City.
aa. Common open space areas shall be well maintained at all times (e.g., bike
racks, barbeques, tables, landscape and signage).
bb. New swimming pools shall be covered when not actively in use.
cc. 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 staff with use of a City approved
padlock, issued or placed by Poway's Public Works Department.
dd. 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.
ee. 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.
ff. RV and trailer parking is prohibited.
gg. All exterior structural colors and materials shall be consistent and
compatible with the approved colors and materials board.
Resolution No. 24-013
Page 12
(Public Works)
32. Clear access to City meters and an appropriate access easement is required.
33. Sewer alignments are conceptual and a detailed improvement plan in compliance
with manhole spacing is required to be reviewed and approved.
Prior to Grading Permit issuance, unless other timing is indicated, the following conditions
shall be complied with:
A Floodplain Development Permit for all grading and improvements in the regulated
floodplain and/or floodway shall be approved and issued prior to grading permit
issuance. All applicable fees shall be paid prior to floodplain permit issuance.
2. If the project is phased, the applicant will be responsible for presenting a phasing
plan to the satisfaction of the City Planner and City Engineer. The applicant shall
enter a covenant for private improvements to establish the timing of the installation
of the private improvements.
3. Submit a grading plan for the development of the lot prepared on a City of Poway
standard sheet at a scale of 1" = 20', unless otherwise approved by the City project
engineer. The plans shall use vertical datum NAVD88. Please be aware that all
elevations in the Poway Benchmark list are datum NGVD 29 and will need to be
converted. 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. The applicant shall pay
the grading permit and plan check fee according to the latest adopted master fee
schedule.
4. Retaining walls shall be placed a minimum of six -inches from the edge of a property
line to ensure that footings will not cross over property lines.
5. The applicant shall incorporate Low Impact Development (LID) design features into
the site development. These shall be clearly shown and identified on the grading
plan and be appropriately sized for the proposed level of development.
6. Water Quality Control — Drainage and Flood Damage Prevention; A drainage study
addressing the impacts of the 100-year storm event prepared by a licensed 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.
7. 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. Two copies of a final Storm Water Quality Management
Plan (SWAMP) prepared by a registered Civil Engineer is to be submitted and
approved.
Resolution No. 24-013
Page 13
Once the final SWQMP is 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 section
16.104 of the PMC.
c. Upon approval of the SWQMP, provide a PDF version.
8. Water Quality Control — Construction Storm Water Management Compliance; If the
project proposes to disturb an area greater than 1 acre, proof of coverage under the
General Permit for Discharges of Storm Water Associated with Construction Activity
shall be provided to the City along with a copy of the Storm Water Pollution
Prevention Plan (SWPPP).
9. Grading Securities shall be posted with the City prior to grading plan approval per
section 16.46.080 of the PMC. A minimum cash security of $2,000 is required in all
instances.
10. The applicant shall pay the storm water pollution inspection fee according to the
latest adopted master fee schedule.
11. Any existing and proposed public easements shall be depicted on the grading plans.
The proposed public easement dedications shall be recorded prior to grading permit
issuance if not already dedicated on the Final Map.
12. Any private improvements within any publicly held easement or ROW 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.
13. Following approval of the grading plans, posting of securities and fees, and receipt
of three 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 found at
https://poway.org/DocumentCenter/View/l 0254/Preconstruction-Meeting-Request-
Fillable?bidld= along with three copies of the approved grading plans. 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.
14. Prior to start of any work within a City -held easement or ROW, a ROW Permit shall
be obtained from the Engineering Division of the Development Services Department.
All appropriate fees shall be paid prior to permit issuance.
Resolution No. 24-013
Page 14
15. Construction staking is to be inspected by the Engineering Inspector prior to any
clearing, grubbing, or grading. At 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.
16. Letters of permission from adjacent properties owners or easements for any
proposed work on adjacent properties shall be provided.
17. Gates shall be provided between lots 6 through 11 and 64 to allow for HOA
maintenance and access of the private storm drain and easement on said
lots. Gates shall also be provided for maintenance access to the catch basins near
the eastern property line of lots 8 and 11.
(Planning)
18. The proposed project shall comply with all mitigation measures established under
the certified FEIR as specified in the MMRP.
19. 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.
20. Traffic signage including speed limits, parking restrictions, stop and yield signs etc.
shall be shown on the grading plans.
21. A minimum 42-inch fencing, with no greater than two-inch openings is required
adjacent to drops greater than 30 inches.
22. Trail identification signs are required at the entrance along Oak Knoll Road at the
time easements are obtained to connect to Poway Road.
23. 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.
24. 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 the height allowed within the HRSP.
25. Driveways shall be a minimum of 20 feet wide by 20 feet deep sufficient for two
vehicles.
26. 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.
Resolution No. 24-013
Page 15
27. Label and dimension all surface improvements (e.g., walkways, patios, landscape
areas).
28. 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.
29. Landscape and irrigation plans shall be submitted and shall be approved to the
satisfaction of the Director of Development Services. The landscape and irrigation
plans shall demonstrate compliance with the City of Poway Landscape and Irrigation
Design Manual, Chapter 17.41 PMC and the HRSP, including the front yard
landscaping of the 63 new single-family residences 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. 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.
b. The landscaping plan shall incorporate a minimum of one 24-inch box tree
for every 30 feet of frontage along the public right-of-way.
c. 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.
d. The plans shall include shrubs to provide screening of the parking areas as
seen from adjacent public streets.
e. 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.
f. Special attention shall be given to provide landscaping that enhances the
intersection corners.
g. Landscape plan 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.
h. 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
Resolution No. 24-013
Page 16
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.
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.
The replacement trees shall be planted prior to obtaining occupancy
or within 24 months of their removal, whichever comes first pursuant
to the approved phasing plan to the satisfaction of the Director of
Development Services.
iii. The ratio of 15-gallon trees to 24-inch boxed trees or larger shall be
four to one (4:1).
iv. The landscape and irrigation plan submittal from are 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 standards, the landscape and irrigation plan
submittal checklist and the plan review 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.
V. 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 (including the community
trail).
(Public Works)
30. All stormwater assets, bio filtration and conveyances within the property lines will be
private and the responsibility of the property owner for maintenance and repair. This
will also include the vegetation abatement along the private creek that conveys
through parcel 1-5.
31. Trees planted within the ROW shall have root barriers installed.
32. This project will share a perimeter border with the Kumeyaay IPAI Interpretive
Center. This park is open and should be protected during construction. The applicant
Resolution No. 24-013
Page 17
shall ensure trash, debris and possible water run-off is not directed to the city park.
J. Prior to building permit issuance, unless other timing is indicated, the following
conditions shall be complied with:
(Engineering)
1. The Final Map shall be recorded.
2. 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 shall be in accordance with the Uniform Building Code, the City Grading
Ordinance, the approved grading plan, the approved soils report, and grading
practices acceptable to the City.
3. 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.
4. 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
civil engineer of work.
b. Two copies of a soil compaction report for the lot, prepared by the project's
geotechnical engineer.
c. The certification and report are subject to review and approval by the City.
5. Prior to start of any work within a City -held easement or ROW, a ROW Permit shall
be obtained from the Engineering Division of the Development Services
Department. All appropriate fees shall be paid prior to permit issuance.
6. The applicant shall pay all applicable development impact fees in effect at time of
permit issuance.
(Planning)
7. The proposed project shall comply with all mitigation measures established under
the certified FEIR as specified in the MMRP.
8. The proposed project shall include a maximum of 63 new single-family residences.
9. All single-family residences shall include sufficient roof -mounted solar to cover the
estimated electric use of each residence.
10. 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
Resolution No. 24-013
Page 18
Sign Specifications.
11. 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 shall be in accordance with the Uniform Building Code (UBC), the City
Grading Ordinance, the approved grading plan, the approved soils report, and
grading practices acceptable to the City.
12. The applicant shall comply with the lates Uniform Building Code, National Electric
Code, Chapter 17.07, and all other applicable codes and ordinances in effect at the
time of permit issuance.
13. School impact fees shall be paid at the rate established at the time of Building
Permit issuance. Please contact the Poway Unified School District for additional
information at (858) 679-2570.
14. An Affordable Housing In -Lieu Fee of $500 for each residence (63) shall be
collected prior to the Building Permit issuance.
15. Each new residence shall be equipped with low flow plumbing fixtures.
16. All garages shall provide a minimum of 150 cubic feet of overhead storage racks to
encourage parking within the two -car garages.
17. 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.
18. Landscape and Irrigation plans shall be approved prior to issuance of the building
permit.
K. Prior to the issuance of a Certificate of Occupancy, the applicant shall comply with the
following:
(Engineering)
1. The stormwater facilities shall be complete and operational prior to occupancy.
2. All applicable easement dedications and maintenance agreements are to be
recorded prior to occupancy.
3. All final conditions associated with the floodplain development permit shall be
completed to the satisfaction of the City Engineer.
4. The existing onsite overhead electrical poles and lines shall be undergrounded to
the satisfaction of the City Engineer. This includes, but is not limited to the
following:
a. The overhead electrical pole on the property line at the west terminus of
Resolution No. 24-013
Page 19
Roca Grande Drive shall be removed/relocated along with the associated
overhead electrical lines. Underground electrical service shall be provided
to the home on 12705 Roca Grande Drive (with the property owner's
permission).
b. The overhead electrical pole (and associated guy wire) along the western
property line, adjacent to 12710 La Vista Way shall be
removed/relocated. Existing service to 12707, 12710 and 12711 La Vista
Way must be restored.
5. All and proposed utilities or extension of utilities required to serve the project shall
be installed underground. No extension of overhead utilities shall be permitted.
6. All utility services shall be installed and completed by the property owner and
inspected and approved by the Engineering Inspector. All new utility services shall
be placed underground.
7. 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.
8. An adequate drainage system around the new building pad capable of handling
and disposing of all surface water shall be provided to the satisfaction of the
Engineering Inspector.
9. The applicant shall repair, to the satisfaction of the City Engineer, any and all
damages to public improvements caused by construction activity from this project.
10. After completion of all work, record drawings for both the grading and improvement
plans, signed by the engineer of work, shall be submitted to Development Services
for review prior to a request of occupancy, per Section 16.52.130B of the Grading
Ordinance. Approval of all record drawings is required prior to issuance of
occupancy and release of grading and improvement securities. Initial submittal of
record drawings at least three weeks prior to a request for occupancy is
recommended.
(Planning)
11. The proposed project shall comply with all mitigation measures established under
the certified FEIR as specified in the MMRP.
12. Installation of public improvements shown on the approved improvement plans
shall be complete and operational.
13. All 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.
Resolution No. 24-013
Page 20
(Public Works)
14. The public portion of the sewer laterals and sewer tie-ins shall be inspected via
visual and Closed -Circuit Television (CCTV) inspection and approved by Public
Works, Wastewater Utilities.
L. The applicant shall comply with the following requirements to the satisfaction of the Fire
Department:
An approved water supply capable of supplying the required fire flow of 1500GPM
for fire protection shall be provided to all premises upon which facilities, buildings,
or portions of buildings will be constructed. A new water main and fire hydrant shall
be located within 600 feet of the structure following an approved route. A water
analysis shall be performed to establish the adequacy of the existing water main
and all necessary system design to serve the project. Costs of the water analysis
shall be the responsibility of the applicant.
2. The approved water supply for fire protection, either temporary or permanent, shall
be made available as soon as combustible material arrives on site.
3. Fire apparatus access roads shall have an unobstructed, improved width of not less
than 20 feet, except single-family residential driveways serving no more than two
improved parcels containing dwelling units shall have a minimum of 16 feet of
unobstructed improved width. In most cases, the City construction standards for
streets (Chapter 12.20 PMC) will be more restrictive. The more restrictive standard
shall apply. Vertical overhead clearance shall be a minimum of 13 feet 6 inches.
Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus not less than 75,000 pounds unless authorized by
the FAHJ and shall be provided with an approved paved surface as to provide all-
weather driving capabilities. A paved driving surface shall mean asphalt, concrete,
or permeable paving system. The turning radius of a fire apparatus access road
shall be a minimum of 28 feet as measured to the inside edge of the improvement
width or as approved by the fire code official.
4. Every building shall be accessible to Fire Department apparatus by way of access
roadways with an all-weather, paved driving surface of not less than 16-feet of
unobstructed width, with a roadway interior turning radius of not less than 28-feet
capable of supporting the imposed loads (75,000 pounds) of fire apparatus with a
minimum of 13-feet 6-inches of vertical clearance.
5. The approved fire apparatus access (driveway) for fire protection, either temporary
or permanent, shall be made available as soon as combustible material arrives on
site.
6. Fire apparatus access roads (driveways) shall extend to within 150 feet of all
portions of the exterior walls of the first story of the structure as measured by an
approved route around the exterior of the building.
7. The gradient for a fire apparatus access roadway shall not exceed 20 percent.
Grades exceeding 15 percent (incline or decline) shall be constructed of Portland
Cement Concrete (PCC), with a deep broom finish perpendicular to the direction of
travel, or equivalent, to enhance traction. The fire code official may require
Resolution No. 24-013
Page 21
additional mitigation measures where deemed appropriate.
8. The angle of departure and the angle of approach of a fire access roadway shall
not exceed seven degrees (12 percent) or as approved by the fire code official.
9. All dead-end fire access roads in excess of 150 feet in length shall be provided with
approved provisions that allow emergency apparatus to turn around. A cul-de-sac
shall be provided in residential areas where the access roadway serves more than
two structures. The minimum, unobstructed paved radius width for a cul-de-sac
shall be 38 feet in residential areas. The fire code official shall establish a policy
identifying acceptable turnarounds for various project types.
10. Approved numbers/or addresses shall be placed on all new and existing buildings
and at appropriate additional locations are to be plainly visible and legible from the
street or roadway fronting the property from either direction of approach. Address
numbers shall contrast with their background and meet the City of Poway
standards. The address is required at the private driveway entrance. Additional
address numbers may be required where deemed necessary by the fire code
official.
11. All automatic gates across fire access roadways and driveways shall be equipped
with approved Knox gate key switch.
12. A residential fire sprinkler system with a one -inch meter is required. A separate plan
submittal and approval to the Poway Fire Department, Division of Fire Prevention,
prepared by a licensed sprinkler contractor or fire protection engineer is required
for the residential sprinkler system prior to installation. There is a separate fee for
this plan check and inspection services. If a one -inch lateral off the street main is
currently not present, one will have to be installed. If a pressure pump is required
for fire sprinkler operation, auxiliary power is required.
13. Smoke alarms shall be installed in all bedrooms and adjoining hallways. They shall
be hard -wired, with battery backup, and interconnected.
14. Carbon monoxide alarms shall be installed in hallways adjoining bedrooms, and on
each separate floor. The carbon monoxide alarms shall be hard -wired, with battery
backup, and interconnected.
15. Each chimney used in conjunction with any fireplace shall be equipped with an
approved spark arrester.
SECTION 8: The approval of TTM 22-0001 and DR 22-0003 shall expire April 2, 2026, at
5:00 p.m., unless prior to that time the final map is recorded and construction on the property in
reliance on the TTM and DR has commenced 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 9: 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.
Resolution No. 24-013
Page 22
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the
City of Poway, California on the 2nd day of April, 2024 by the following vote, to wit:
AYES: DE HOFF, EDMONDSON, PEPIN, VAUS
NOES: FRANK
ABSTAINED: NONE
ABSENT: NONE
DISQUALIFIED: NONE
-Steve VVaus, Mayor
ATTEST:
Carrie Gallagher, CMC, City CI rk