Res 90-095RESOLUTION NO. 90-095
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT,
ADOPTING THE MITIGATION MONITORING
AND REPORTING PROGRAM, AND ADOPTING
WRITTEN FINDINGS FOR IDENTIFIED SIGNIFICANT
EFFECTS FOR THE OLD COACH GOLF ESTATES
PROJECT APPLICATIONS {SCH #90010015}
CITY OF POWAY: LEAD AGENCY
WHEREAS, the City of Poway received proposed land use and planning applica-
tions concerning approximately 708-gross acres of undeveloped land located on
the north side of Espola Road and fronting Old Coach Road, and owned by
Environmental Developments, Ltd., applicant; and
WHEREAS, on April 24, 1990, the City Council approved a resolution ini-
tiating the consideration of the proposed project applications at the General
Plan Amendment 90-01 public hearing on May 15, 1990; and
WHEREAS, the subject applications consist of General Plan Amendment (GPA
gO-01A) concerning an amendment of the project's land use designations; companion
zone change {ZC 90-01A) concerning an amendment of the project's zoning designa-
tions; an associated Old Coach Golf Estates Planned Community Specific Plan {SP
89-01} concerning the specific types of land uses and maximum development inten-
sity permitted for the subject project area; and tentative tract map (TTM 89-13)
which proposes the subdivision of the project site into 157 lots; and
WHEREAS, the subject property consists of Assessor's Parcel Numbers, APN's:
273-182-18 and 19; 273-100-10 and 11; 277-010-02, 0§, 22, and 23; 277-070-24, 27
through 31; 277-071-01, 02, 08, and og; and 277-140-01, 08, 23, 24, and 26; and
WHEREAS, the City of Poway as lead agency caused the preparation of a draft
EIR for the project applications, completed the environmental document and cir-
culated the draft EIR for a 45 day public review period from March 6 to April
20, 1990; and
WHEREAS, pursuant to recently enacted State legislation (AB 3180), a
mitigation monitoring/reporting program has been prepared to ensure the success-
ful implementation of all mitigation measures identified in the final EIR, and
said program is contained in the final EIR and also attached hereto as Exhibit A;
and
WHEREAS, the City Council held a properly noticed public hearing on May 15,
1990 to consider the subject final environmental impact report including the
response to public comments, the mitigation monitoring and reporting program, the
candidate written findings for identified significant effects, and also
considered the aforementioned land use and planning applications in accordance
with the California Government Code and the California Environmental Quality
Act; and
WHEREAS, the City of Poway as lead agency and decision-maker, desires to cer-
tify the final EIR and carry out the proposed project; and
Resolution No. 90-095
Page 2
WHEREAS, the final E[R Identifies slgnlficant environmental effects of the
project for which the lead agency must make one or more written findings in
accordance with Sections [509[-[5092 of the Californla Administrative Code/CEQA
Guidelines, and the requisite written findings are contained in Exhlblt B
attached hereto.
NOW, THEREFORE, the City Council of the City of Poway as lead agency and
decision-maker, pursuant to Section 15090 of the State CEQA Guidelines, does
resolve to hereby certify that:
The subject final EIR for the aforementioned project applications has
been prepared and completed in compliance with the California
Environmental Quality Act and the City of Poway Procedures to Implement
CEQA; and
The subject final EIR for the aforementioned project applications was
presented to the City Council who reviewed and considered the infor-
mation contained in the document including the responses to public com-
ments and the mitigation and reporting program, and the candidate
findings for identified significant effects, and considered all testi-
mony received at the May 15, 1990 public hearing prior to approving the
project. The City Council also certifies that the subject environmen-
tal document adequately addresses the environmental impacts of the pro-
posed project applications.
The City Council of the City of Poway, as lead agency and decision-maker, does
hereby further resolve that:
Pursuant to the provisions of Section 21081.6 of the Public Resources
Code (AB 3180), the City Council hereby adopts the mitigation moni-
toring and reporting program contained in the final EIR and within
Exhibit A hereof; and
The written findings contained in Exhibit B hereof have been prepared
in accordance with State CEQA Guidelines Sections 15091-15092 and are
hereby adopted by this resolution.
APPROVED and ADOPTED by the City Council of the City of Poway, State of
California, this 15th day of May, 1990.
Don Higginson, ~4(t~or
ATTEST:
Marjori~. Wahlsten, City Clerk
Resolution No. 90-095
Page 3
STATE OF CALIFORNIA )
) SS.
COUNTY OF SAN DIEGO )
I, Marjorle K. Wahlsten, City Clerk of the City of Poway, do hereby certify,
under the penalty of perjury, that the foregoing Resolution, No. 90-095 , was
duly adopted by the City Council at a meeting of said City Council held on the
15th day of May , 1990, and that it was so adopted by the following
vote:
AYES:
BRANNON, GOLDSMITH, HIGGINSON
NOES: EMERY
ABSTAIN: KRUSE
ABSENT: NONE
Marjori~ I~. Wahlsten, City Clerk
City of PL~9~vay
R/R-5-15.32-33A
Resolution No. 90-095
Page 4
MITIGATION MONITORING AND REPORTING PROGRAM
OLD COACH GOLF ESTATES
(SCH %90010015)
LEAD AGENCY: CITY OF POWAY
Prepared for:
City of Poway
Planning Services Department
13202 Poway Road
Poway, California 92064
(619) 748-6600
Contact Person: J2mes R. Nessel, Senior Planner
Prepared by=
P&D Technologies, Inc.
401 West "A" Street
suite 2500
San Diego, California 92101
(619) 232-4466
(Job #10134.00)
May 1990
" " Resolution No. 90-095
Page 5
INTRODUCTION
Recent California legislation (AB 3180) requires the adoption of
a mitigation or reporting program in conjunction with approval of
projects for which a Negative Declaration or Final EIR was prepared
and mitigation measures were recommended in' connection with
significant impacts. The purpose of the law is to establish a
reporting or monitoring program to assure implementation of
recommended mitigation measures.
The following monitoring program is recommended as part of the Old
Coach Golf Estates EIR (May 1990). The EIR discusses the
development of approximately 708-acres located north of the
intersection of Espola Road and Old Coach Road in the northeastern
portion of the City of Poway. The applicant, Environmental
Development, Ltd., proposes to develop the site with a mixture of
uses including a 27-hole golf course with clubhouse, and a maximum
of 164 single-family residential units. The proposed Old Coach
Golf Estates project would involve development other than that
allowed under the existing General Plan and zoning designations.
A general plan amendment (GPA) and zone change (ZC) to Planned
Community (PC) designation would be required for this project.
In addition to the project, five alternatives are analyzed. These
include the "No Project" alternative, the implementation of the
General Plan land use/zoning designation, the Reduced Density
Alternative, the Environmentally Sensitive Alternative and the
Alternative Site evaluation.
The following text is divided into issue areas analyzed in the EIR.
Each issue contains three sections: recommended mitigation
measures, mitigation monitoring and reporting program and the level
of significance after mitigation section.
Resolution No. 90-095
Page 6
L~ND USE AND PLANNING CONSIDERATIONS
RECOMMENDED MITIGATION MEASURES
Plan-to-Plan
Impacts to land use would be less than significant at the plan-to-
plan level, and no mitigation would be necessary.
Plan-to-Ground
At the plan-to-ground level of analysis, the following elements of
the Old Coach Golf Estates Specific Plan satisfy the intent of the
General Plan and are considered mitigation:
o provision of common open space lots including the mini-
park and trail system
preservation of the majority of the riparian and oak
woodland corridor
o
contour grading for pads and sensitive grading for roads
and golf course development
flag lots to minimize grading for access roads
retention of native vegetation in open space easements
provision of multi-level foundations in areas with
natural slopes greater than 25 percent
other mitigation measures contained in this Draft EIR
would be made conditions of approval of the project and
~ ~" Resolution No. 90-095
Page 7
would serve to reduce identified potential impacts to a
level below significance at the plan-to-ground level.
Plan-to-Adjacent Development
Ail efforts should be made to ensure that the project is as low-
scale and visually unobtrusive as possible to maintain land use
compatibility with the surrounding area. The Specific Plan text
for the Old Coach Golf Estates Planned Community contains a
Community Design Element which provides overall design concepts and
guidelines for the future development of the site. The concepts
and guidelines would regulate project development to assure
compatibility with surrounding land uses, and to create an
aesthetically pleasing community. These guidelines address
streetscape, entry points, street identification~ equestrian and
pedestrian trails, lighting and architectural style. The
architectural guidelines address site design principals, grading,
lot layout, building materials, roofing, walls and fences. In
addition to a Homeowners Association which would be formed to
maintain in-common landscaping and amenities, an Architectural
Review Committee would be established to implement the guidelines
of the Specific Plan text. In reviewing each residential site
plan, the Architectural Review Committee would consider such
criteria as:
O
O
O
O
Site topography and protection of steep slopes
View orientation and view protection
Access to the proposed residence
Natural site amenities such as rock outcroppings, trees
and natural drainage channels
The Architectural Review Committee would also review the site plans
for the residences, the clubhouse and any other associated
buildings. Implementation of the guidelinJs contained in the
Resolution No. 90-095
Page 8
Specific Plan would serve to minimize potential land use conflicts
between the surrounding homeowners and on-site uses.
MITIGATION MONITORING AND REPORTING PROGRAM
To assure compliance with the guidelines of the Specific Plan for
the Old Coach Golf Estates Planned Community, all buildings must
receive approval from the Architectural Review Committee. In
addition, all structures and associated land uses must be approved
by the city of Poway prior to the issuance of a Building Permit.
LEVEL OF SIGNIFICANCE AFTER MITIGATION
Plan-to-Plan
The development of 164 residential units on minimum one acre lots
is proposed within the project site. Recreational uses such as the
mini-park, 27-hole golf course, and related clubhouse facility
would be subject to conditional use permit approval under the
current rural residential designations. However, the site is
within the Old Coach Special Study Area and these types of uses are
anticipated within the General Plan. Because the proposed uses are
consistent with the special study area of the General Plan and
because a planned community zone with a companion specific
development plan is proposed to implement the study area, impacts
to land use are considered less than significant at the plan-to-
plan level.
Plan-to-Ground
The General Plan contains numerous policies concerning rural
residential development in hillside areas and preservation of
sensitive environmental resources. The proposed project
incorporates numerous special features which would substantially
Resolution No. 90-095
Page 9
address and implement the intent of these General Plan policies.
The proposed Specific Development Plan contains a Community Design
Element which details implementation of site-specific design
guidelines in response to the goals of the General Plan. The plan
retains a significant portion of sensitive habitat and also
substantially preserves the natural topography of the site. The
proposed tentative map includes preliminary grading within
residential lots. The limits of the area of disturbance are
confined to rural local roads, and the pad areas for future home
sites and associated cut/fill slopes. The preliminary grading
design for residential lots substantially conforms to the natural
land contours. All grading associated with the project will
conform to the provisions within the specific plan and will adhere
to the City's Grading Ordinance and General Plan policies which
will mitigate potentially significant impacts to a level below
significance.
Plan-to-Adjacent Development
The site is adjacent to surrounding residential development on the
west, south, and southeast. The proposed project would be
consistent with surrounding development. With mitigation to ensure
careful site design, lot layout, and architectural review,
compatibility with surrounding land uses would be achieved. No
significant impacts to land use would occur at the plan-to-adjacent
development level.
Resolution No. 90-095
Page 10
VISUAL QUALITY/LANDFORM ALTERATION
RECOMMENDED MITIGATION MEASURES
Landform Alteration
Since grading plans for the golf course were not available, the
impacts of the landform alteration created by the golf course could
not be analyzed. Before the golf course grading permit is
approved, the applicant would be required to submit a final grading
plan for the City's review and approval.
Since individual lot owners may require additional grading to fit
a particular home design and appurtenant features on the lot,
approval of grading and building permits for residential lots would
be conditioned on the City's review of the plans.
The tentative map proposes 31 residential lots to be located in
areas with slopes greater than 25 percent. The proposed project
design should include multi-level foundations in these areas which
would require less grading and allow for substantial preservation
of the natural landform and vegetation.
Public Viewshed
The proposed project includes a view
approximately 75 feet along Espola Road.
conformance with City requirements for
officially designated scenic roadways.
setback easement of
This easement is in
developments along
Since no visual quality impacts have been identified in association
with the viewshed of the adjacent residential viewers, no
mitigation measures are recommended.
' , ' Resolution No. 90-095
· Page 11
MITIGATION MONITORING AND REPORTING PROGRAM
To ensure that on-site grading is in compliance with preliminary
grading plans as designated in the tentative map, the City Engineer
will monitor grading by conducting a physical Snspection of the
site before, during, and after grading.
LEVEL OF SIGNIFICANCE AFTER MITIGATION
The proposed project is substantially in confo£mance with the
provisions of the General Plan with the minor exception of the
placement of residential lots on prominent ridgeline and hillside
features. The loss of these features is considered adverse but not
significant because the project proposes dedication of permanent,
natural open space of 126 acres of the back portions of residential
lots. The major portion of this open space is comprised of slopes
greater than 25 percent.
The use of flag lots, contour grading, and rounding of manufactured
slopes in the project design would also reduce the visual quality
impacts of the project. Additionally, with the incorporation of
multi-level foundations in the project design, visual quality
impacts associated with the development on slopes greater than 25
percent would be at a level below significance.
The visual quality impact of the Old Coach Golf Estates project on
the public viewshed along the scenic corridor of Espola Road would
be at a level below significance because of the provision of
natural, open space, contour grading, and distance from the scenic
roadway.
Resolution No. 90-095
Page 1 2
BIOLOGY
RECOMMENDED MITIGATION MEASURES
The proposed project would preserve approximately 226 acres of
coastal sage scrub habitat in natural open space areas.
Preservation areas include Lot C, a portion of Lot E, natural
undisturbed areas of the golf course, and the rear portions of
residential lots. With the preservation of 226 acres, impacts to
coastal sage scrub habitat would be reduced. An additional 25
acres of dedicated open space consisting of coastal sage scrub
would be required to mitigate the biological resource impacts to
a level below significance. The applicant has agreed to prepare
a revised tentative map which would incorporate additional acreage
for dedicated open space on the project site. -
To mitigate impacts to coastal sage scrub to below a level of
significance, either on-site mitigation, off-site mitigation, or
a combination of both on-site and off-site mitigation could be
implemented. On-site mitigation would require the redesign of the
project and the designation of an additional 25 acres of open space
(beyond the approximately 226 acres already being preserved) to
create a minimum of 250 total acres of contiguous open space.
Another option would involve off-site mitigation in the form of
habitat preservation or restoration. This would require the
acquisition of 25 acres of coastal sage scrub habitat off-site.
The third mitigation option would involve a combination of both on-
site and off-site preservation or restoration of coastal sage scrub
habitat. A minimum of 25 contiguous acres of this habitat would
need to be preserved. The above mitigation measures would involve
either the preservation of 25 acres on-site and/or the acquisition
of a 25 acre off-site mitigation site. The applicant has agreed
to implement one of the above mitigation options which will reduce
potential impacts to coastal sage scrub habitat to below a level
of significance.
· Resolution No, 90-095
Page 13
Mitigation measures to reduce the impacts to other sensitive
biological resources to below a level of significance will include:
Riparian Habitat
Permanently preserve the entire riparian forest corridor
through the property as a dedicated biological open space
easement. This easement would protect a significant
population of the San Diego sagewart, along with a large
number of mature sycamore, cottonwood, and willow trees
that provide valuable habitat for raptors and other
riparian birds including habitat for the federally
endangered least Bell's vireo.
Provide a buffer of no less than 100 feet where feasible,
from the edge of the riparian forest canopy dripline as
a part of the easement to protect the wetland and provide
a transition zone to residential areas or golf course
areas. The entire length of this buffer will be staked
in the field by a qualified biologist. Temporary chain-
link fencing will be placed at the outer edge of the
buffer to prevent encroachment into the wetland by
grading vehicles. In areas where less than 100 feet of
undisturbed buffer is necessitated, given constraints of
topography and engineering design, an appropriate buffer
should be defined in the field by a qualified biologist.
In no case should this buffer be less than 50 feet from
the outermost edge of the canopy dripline.
The proposed widening of Old Coach Road will be designed
to avoid impacts to the wetland areas designated on the
biological habitats map (refer to Figure 4-9), where
possible. A dedicated biological open space easement
will be placed on the riparian habitat along Sycamore
· Resolution No. 90-095
Page 14
Creek and Thompson Creek to minimize impacts to riparian
habitat associated with road widening. To ensure that
encroachment into the riparian area does not occur, the
wetland habitat will be staked in the field by a
qualified biologist and clearly marked. The realignment
of the road may be required in the south portion of the
project to avoid impacts to riparian. By realigning the
road to the west of its current alignment, so that the
roadway centerline would follow the property's eastern
property line, impacts to riparian habitat can be
reduced. This realignment may require the redesign of
fairway #20 and the reconfiquration of Lot C. Additional
environmental review of the grading plan for the
realigned road would be required to assess impacts to
riparian habitat. If the alternative alignment affects
any riparian habitat, the applicant will provide
mitigation in the form of enhancement and/or revegetation
of riparian habitat. This may include on-site
mitigation, off-site mitigation (along the portion of
Sycamore Creek that is adjacent to the eastern property
boundary) or a combination of both on-site and off-site
mitigation. Riparian habitat will be replaced at a 3:1
ratio such that there would be no net loss of habitat.
The final designs of the sewer system and golf course
will be coordinated to consider the feasibility of
placing the golf cart crossings for riparian habitat
within the sewer crossings to lessen impacts. The least
impactive route for the golf cart paths and sewer
crossings will be staked in the field by a qualified
biologist. Before these areas could be cleared of
vegetation, the City will approve the crossings. Once
staked and approved, a construction easement will be
fenced to avoid impacts beyond the construction corridor.
10
#
· Resolution No. 90-095
Page 15
Any riparian habitat affected within the construction
corridor (approximately 0.4 to 0.6 acres) will be
replaced at a 3:1 ratio such that there would be no net
loss of habitat quality.
Southern Oak Woodland Habitat
Permanently preserve southern oak woodland habitat in the
proposed dedicated biological open space easement for
this site.
A biological buffer of no less than 25 feet from the
outer edge of the canopy dripline will be included as a
part of this easement. No grading activities or storage
of equipment or vehicles will occur within this buffer
to minimize the chances for direct tree loss through root
damage. The entire length of the buffer should be staked
in the field by a qualified biologist. Temporary chain-
link fencing will be placed at the outer edge of the
buffer to prevent encroachment into the oak woodland by
grading vehicles during the construction phase of
development.
1:1 replacement for loss of oak trees in accordance with
the City of Poway tree replacement ordinance
Diegan Coastal Sage Scrub
Permanently protect a minimum of approximately 50 percent
of this habitat in a dedicated biological open space
easement (250 acres). This includes 215 acres to be
preserved entirely, and 11 areas of cut fill slopes to
be revegetated with a native seed mixture as part of a
Diegan Coastal Sage Scrub Habitat Restoration Plan
11
Resolution No. 90-095
Page 16
prepared for this site. Such a revegetation plan will
be developed by a qualified biologist working in concert
with a revegetation specialist and/or landscape architect
as a condition of tentative map approval, and will detail
planting regimes, schedules, seed m%xture, irrigator
details, and other features to ensure a successful
revegetation effort. The approximately 11.5 acres to be
revegetated will be added to the biological open space
easement.
Protection of five areas supporting the largest stands
of the Palmer's ericameria by placement in the dedicated
biological open space easements.
To fully mitigate for the loss of other~extant specimens
of Palmer's ericameria, seeds from specimens slated for
destruction would be collected for reseeding purposes.
The seed will be collected before grading and used in the
hydroseed mixture as a section of the Diegan Coastal Sage
Scrub Habitat Restoration Plan. The propagation of
containerized specimen of this rare species for slope
plantings may be also required. This would be detezmined
as a part of the Diegan Coastal Sage Scrub Habitat
Restoration Plan.
A spring survey of the Diegan Coastal Sage Scrub will be
performed to search for signs of the state-listed
slender-pod jewelflower. If present, appropriate
mitigation would include on-site protection, transplan-
tation, and/or other appropriate measures.
12
Resolution No. 90-095
Page 1 7
Southern California Grassland Habitat
Construction areas for golf cart paths will follow the
least impactive route. Golf cart paths will be developed
in a sensitive manner (i.e., grading e.quipment will move
single-file from one fairway to the next along proposed
golf cart paths. Any area disturbed beyond the eight
foot wide paved golf cart path will be revegetated with
coastal sage scrub habitat.
Perform a spring survey during a year of normal rainfall
to determine the presence of San Diego thornmint,
Orcutt's brodiaea, California adder's-tongue fern, and
other very sensitive herbs within the Southern California
grassland habitat. Mitigation measures recommended as
a result of the spring survey for these sensitive
resources will be implemented. This will reduce impacts
to below a level of significance.
California Gnatcatchers
Impacts to the substantial population of California
gnatcatchers present on this site could be fully
mitigated through a combination of on-site preservation
(through biological open space preservation), and off-
site compensation. The recommended off-site
compensation plan will involve the preparation and
implementation of a focused California Gnatcatcher
Resource Study. This study will result in the generation
of critically-needed information and allow substantially
better planning with respect to this rapidly declining
species in the future.
13
Resolution No. 90-095
Page 18
Under such a plan, the applicant will work with the City
of Poway to establish a fund specifically created for the
purpose of inventorying and assessing the status of this
resource within the City's sphere of influence. In
addition, the applicant will fund a Part-time biologist/
planner for a minimum of one year to develop and
implement the study. It is expected, given an
anticipated scope-of-work, that contractual field study
and possibly contractual report preparation would be
required. In this case, the planner would monitor the
efficiency of such efforts. Tasks directly associated
with such a plan include: (a) precise mapping of all
areas of extant Diegan coastal sage scrub within the City
of Poway using low altitude aerial photographs and brief
field verification; (b) contacting local biologists
familiar with this species to generate an initial data
base; (c) conducting focused field reconnaissance surveys
of all areas of appropriate habitat; (d) the preparation
of a gnatcatcher distribution map and accompanying
technical report identifying areas of high-quality
habitat and large areas of contiguous habitat; and (e)
the identification areas suitable for preservation,
habitat restoration, and/or potential mitigation within
the study area. Poway lacks a comprehensive study such
as this, and the gnatcatcher distribution maps and report
would allow development in the City to be directed in a
biologically sensitive manner with respect to this
resource. The results of this study could also be incor-
porated into the City's updated General Plan.
14
Resolution No. 90-095
Page 19
MITIGATION MONITORING AND REPORTING PROGRAM
The city of Poway's Planning Services Department will approve the
applicant's retention of a qualified biologist to perform the
following mitigation monitoring and reporting.tasks. At the
completion of each of these tasks, the biologist will provide a
letter report to the City to confirm that each of the mitigation
monitoring measures were completed. Specifically, the approved
biologist will stake the limits of the riparian oak woodland and
Palmer's ericameria (including a 25 foot buffer from the edge of
the oak woodland and an approximate 100 foot buffer beyond the
canopy of the dripline of the riparian forest, as detailed in the
Mitigation Section of this report). The limits of these areas
would be surveyed in the field and plotted on the final map. The
City will ensure that this area is shown within a-biological open
space easement on the final map. The final map will show the
tentative location of exception areas for up to four golf cart
crossings and up to four sewer crossings of the riparian. A
biologist will stake the least impactive route for the golf cart
paths and sewer crossings in the field. Before these areas could
be cleared of vegetation, the city will approve the placement of
the golf cart path and sewer crossings. Once staked and approved,
a construction easement will be fenced to avoid impacts beyond the
construction corridor. A biologist will monitor the clearing of
vegetation, which will be done by hand.
The approved biologist will work in concert with a
revegetation specialist and/or landscape architect to
develop two separate habitat restoration plans; a Diegan
Coastal Sage Scrub Habitat Restoration Plan and a
Riparian/Oak Habitat Restoration Plan, both specific to
this site. The plans will be submitted to the City and
other agencies, if appropriate, for'review and approval.
15
· Resolution No. 90-095
Page 20
These plans will detail planting regimes, schedules,
hydroseed mixtures, irrigation details, and other
features to insure successful revegetation effort and
full mitigation for lost habitat.
The approved biologist will attend the pre-grading
meeting with the construction supervisor and the grading
contractor to inform them of the location of the
biological open space easement and to confirm that no
grading or ground disturbing activities are allowed
within the biological open space easement.
The approved biologist will review the grading plans for
Old Coach Road to ensure that grading does not encroach
into the riparian area. If it is determined that there
would be potential impacts to wetlands, then additional
environmental review will be required to assess impacts.
Any mitigation measures recommended as a result of this
review will be incorporated as conditions of approval of
the final map.
The approved biologist will collect and prepare seed of
Palmer's ericameria from the site in the appropriate
season to be used in the hydroseed mixture as a part of
the Diegan Coastal Sage Scrub Habitat Restoration Plan.
The applicant may be required to contract the propagation
of containerized specimen of Palmer's ericameria for
slope plantings, if specified in the habitat restoration
plan.
A biologist will collect and distribute the seed of the
Palmer's ericameria in the appropriate season.
16
Resolution No. 90-095
Page 21
The approved biologist will perform a spring survey for
the slender-pod jewelflower within the coastal sage scrub
habitat and for the San Diego thornmint, Orcutt's
brodiaea, California adder's-tongue fern, and other very
sensitive herbs within the grasslan~ habitat. These
species will be mapped and impacts will be quantified in
a survey report. Mitigation measures contained within
the survey report will be made conditions of approval of
the final map.
The City and the applicant will work together to ensure
that a adequate fund is established to allow the
implementation of a focused California Gnatcatcher
Resource Study. In addition, the applicant will fund a
part-time biologist/planner for a minimum of one year to
develop and initiate the study. The City will ensure
that this study is developed and initiated in a timely
fashion not to exceed one year from approval of the
Tentative Map.
The applicant will provide a breakdown of the acreage to
be preserved in biological open space easement for both
the riparian/oak woodland and coastal sage scrub habitat.
The City Department of Planning Services and a qualified
biologist will confirm that the acreages are adequate
prior to approval of the final grading plan, final map,
and the issuance of grading permits.
LEVEL OF SIGNIFICANCE AFTER MITIGATION
Development of the Old Coach Golf Estates project as proposed would
result in potentially significant impacts to sensitive biological
resources. Mitigation measures agreed to by the applicant will be
incorporated as conditions of approval of 'the tentative map.
Recommended mitigation measures will reduce all identified impacts
to below a level of significance.
17
Resolution No. 90-095
Page 22
TRANSPORTATION
RECOMMENDED MITIGATION MEASURES
Traffic impacts associated with the proposed Old Coach Golf Estates
project will be partially mitigated through project design. Old
Coach Road will be improved to collector arterial standards from
the intersection of Espola Road north to the entrance of the
proposed clubhouse. The portion of Old Coach Road to be designated
as a private road will be improved to the appropriate non-dedicated
rural local roadway standard. When the threshold of 850 ADT is
reached at the Espola Road/Old Coach Road intersection, the City
will ensure that a detailed signal warrant evaluation is performed
to confirm the need for signalization. The applicant will provide
a traffic signal at the Old Coach Road/Espola Road intersection
when it is needed. These improvements will reduce project impacts
on Old Coach Road to below a level of significance.
Espola Road (west of Old Coach Road) is currently exceeding LOS "E"
volumes. Project impacts to this segment of Espola Road will be
partially mitigated by the proposed "half width" improvements. The
westbound portion of this segment will operate within LOS "C"
capacity; however, the proposed project will contribute to existing
congestion on the single lane eastbound portion of this segment.
Improvements are specified in the General Plan to bring this
roadway segment up to four-lane major arterial standards.
According to the City of Poway Engineering Department, these
improvements are not included in Poway's 1990 budget. Also,
buildout volumes (25-27,000) currently projected for Espola Road
east of Old Coach will exceed secondary arterial LOS "C" capacity
(20,000), as well as LOS "E" capacity (25,000). The City of Poway
may investigate reclassification of this road segment. The
developer will work with the City of Poway to ensure that half-
width improvements are consistent with ultimate standards for
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Resolution No. 90-095
Page 23
Espola Road, and to determine the timing of future improvements to
the eastbound segment of Espola Road in relation to project timing.
The proposed project should be staged such that development is
keyed to these improvements to Espola Road.
Improvements are needed to mitigate the regional cumulative impacts
to existing and projected LOS at the intersection of Rancho
Bernardo Road with Pomerado Road. Dual left-turn lanes are
recommended for the southbound approach of Pomerado Road and for
the eastbound approach of Rancho Bernardo Road. This intersection
is located within the City of San Diego. Therefore, discussions
between the cities of Poway and San Diego may be appropriate to
ensure that these mitigation measures are mutually satisfactory.
The applicant will work with the City to determine a fair share
contribution toward these improvements.
MITIGATION MONITORING AND REPORTING PROGRAM
The improvement of Old Coach Road to collector arterial standards,
the "half" width improvement of Espola Road (along the property
boundary), and the signalization of the Old Coach Road/Espola Road
intersection will be made conditions of approval of the tentative
map. The City Engineering Department will ensure that improvements
are in place prior to building permit issuance for the residential
lots.
LEVEL OF SIGNIFICANCE AFTER MITIGATION
Using the daily traffic volumes projected for the road segments,
and comparing them to the criteria from the projected daily traffic
volumes using Level of Service C, the analysis concludes that when
project generated traffic is added to General Plan buildout traffic
volumes, significant circulation impacts would occur. When all
mitigation measures are in place, most roadway'segments and all key
19
Resolution No. 90-095
Page 24
intersections in the project vicinity are expected to operate at
acceptable levels of service (LOS D or better). The General Plan
classification of Espola Road as a major arterial west of Old Coach
Road and as a secondary arterial east of Old Coach Road will not
provide adequate capacity for LOS "C" operation given current
projected buildout forecast volumes. Given this, the City of Poway
may investigate reclassification of these facilities.
NOISE
RECOMMENDED MITIGATION MEASURES
The project noise impact study indicates no significant noise
impacts from project-related traffic on local receivers. However,
given the importance placed on an acceptable noise environment in
the Poway region, and the possibility of impacts to units in the
northern half, there are a number of noise constraints that should
be considered as mitigation for the project-related incremental
noise impact. These constraints include:
Ail construction and general maintenance activities,
except in an emergency, would be limited the hours of
7:00 am to 7:00 pm and would utilize the quietest
equipment available.
The operation of any machine which produces a noise level
greater than 100 dB within 50 feet of the observer would
be prohibited or shielded.
In conjunction with the City review of and approval for
construction of structures on lots 1, 89, 88, 90, 91, 92,
93, 94, 95, 96, 97, 98, 99, 149, 150, 152, 155, 156, 157,
and 164, the 60 dB noise contour shall be shown on all
site plans for these residential 16ts, and appropriate
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Resolution No. 90-095
Page 25
conditions for noise attenuation measures shall be added,
if necessary, to the application approval document(s).
If the set-back is not sufficient to assure that the
structure would be outside of the 60 dB contour, then
alternate measures to assure an interior noise level of
45 dB would be necessary. These include architectural
design and construction techniques as outlined in
Policies 4.c and 4.d of the General Plan Noise Element
or acoustical barriers such as walls and barriers.
MITIGATION MONITORING AND REPORTING
Ail grading plans shall contain the statement "Ail
grading, construction and maintenance activities shall
be limited to the hours of 7:00 am to 7:00 pm." The
hours of operation will be enforced by the on-site
construction supervisor.
The on-site construction engineer shall conduct periodic,
not less than bi-weekly, testing of noise levels adjacent
to major machinery. Any machine producing noise in
excess of 100 dB within 50 feet will be removed and
replaced with a quieter machine.
The requirement for interior and exterior noise
attenuation on lots 1, 88, 89, 90, 91, 92, 93, 94, 95,
96, 97, 98, 99, 149, 150, 152, 155, 156, 157, and 164
must be stated on the CC&Rs for the planned community
subdivision map. Prior to .approval of site plans and
building permits for these lots, the noise attenuation
measures and building inspection must be verified by City
planning and building inspection staff, and completed
prior to occupancy Of the residential structures on these
lots.
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Resolution No. 90-095
Page 26
LEVEL OF SIGNIFICANCE AFTER MITIGATION
The proposed project would generate noise in the project area
during construction and along area roadways from additional traffic
associated with the project. Noise levels during construction
would represent a less than significant impact as activity would
be limited to reasonable hours and excessively noisy machines would
be prohibited. Traffic noise would result in minimal impacts to
major roads near the project as the noise has been anticipated in
the General Plan and these roads contain adequate setbacks.
Traffic on Old Coach Road would be minimal and the 60 dB contour
would be less than 70 feet from roadway centerline. The building
pads of several lots (1, 88, 89, 90, 91, 92, 93, 94, 95, 96, 97,
98, 99, 149, 150, 152, 155, 156, 157, and 164) are less than 56
feet from Old Coach Road. There is a possibility that noise levels
would exceed the 60 dB exterior standard or 45 dB interior
standard, resulting in adverse impacts to structures. While this
possibility is considered slight, particularly in the northern half
where traffic would be reduced by diversion, future site specific
noise assessment would be necessary on these lots to verify that
setbacks are adequate. If setbacks are not adequate, alternate
measures would be necessary to assure acceptable interior noise
levels. This would reduce impacts to less than significant levels.
AIR QUALITY
RECOMMENDED MITIGATION MEASURES
Development of the site with 164 residential units as proposed by
the project would be consistent with the existing regional growth
forecasts for the City of Poway and as such has been considered and
incorporated into the local air quality emissions control plan (SIP
revisions). No significant impacts would be associated with the
residential component of the project and' no mitigation is
22
Resolution No. 90-095
Page 27
necessary. The golf course and clubhouse recreational facilities
were not assumed in the regional growth forecast. By definition
any additional trips generated by a project not included in the SIP
revisions is considered adverse; however, the air quality impacts
qenerated by this project were considered small, .and as such, less
than significant. No mitigation measures are necessary.
Residential and recreational land uses such as those proposed for
the project potentially affect air quality almost exclusively
through the increased automotive emissions. Any single development
usually does not cause clean air standards to be violated, but the
cumulative effect of all such sources ultimately leads to
unhealthful air quality throughout the air basin. The most
important impact mitigation measure is that any reasonably
available transportation control measures (TCMS) must be
implemented where possible, especially those that concentrate on
reduction of short, inefficient trips. While such measures are
only minimally effective for a project such as the Old Coach Golf
Estates development because all site activities are dependent upon
automobile access, the adoption and implementation of TCMS
nevertheless recognizes the need to reduce air pollutants where
possible.
In addition to a general commitment to incorporate TCMS where
possible to reduce regional vehicular Emissions/Impacts, there are
several measures which should be followed during construction to
reduce construction impacts to air quality.
Use of dust control techniques during grading to minimize
fugitive dust. These include cleaning, sweeping, and
sprinkling with water, or other means as necessary.
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Resolution No. 90-095
Page 28
Routing construction vehicles to prevent queuing near
pollution sensitive receptors (i.e., near residences as
they are constructed).
MITIGATION MONITORING AND REPORTING
During construction, the on-site superintendent must monitor the
dust control measures and should report weekly (verbal reports are
acceptable) to the City Engineering staff.
LEVEL OF SIGNIFICANCE AFTER MITIGATION
On a regional scale, it is not the total emissions that are
significant, but rather whether the project has been properly
anticipated within SANDAG's air quality planning'framework. The
residential component of the proposed project has been anticipated
within regional air quality plans. Impacts to air quality
associated with this component are considered less than
significant. However, the clubhouse and golf course recreational
components were not incorporated into the regional air quality
plans (as they were not specified in the City of Poway General
Plan); however, project-generated impacts are considered less than
significant. No mitigation measures are necessary.
CULTURAL RESOURCES
RECOMMENDED MITIGATION MEASURES
The resources within the Old Coach Golf Estates project which would
be adversely affected by development include sites SDi-ll,518H,
SDi-807, SDi-ll,516, SDi-ll,521, SDi-11,522, and SDi-11,523. The
mitigation measures proposed for the prehistoric sites are
generally the same, varying only in scope as the sizes of the sites
vary. In general, all project grading should be monitored by an
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Resolution No. 90-095
Page 29
archaeologist to ensure that any sites which might contain
significant deposits or artifacts which were not identified during
the evaluation phase can be recovered or analyzed prior to the
removal of the site. To mitigate direct impacts to the five
prehistoric sites (SDi-807, SDi-ll,516, SDi-521, SDi-11,522, and
SDi-11,523), one of two basic mitigation alternatives may be
selected individually for each site. The first type of mitigation
measure is preservation, through project redesign with legally
delineated open space easements providing protection to the
sensitive archaeological sites. The second type of mitigation
measure would involve a data recovery program to salvage a
sufficient quantity of data to fully tap the research potential of
the sites. The details of these alternatives are provided below.
The project could be redesigned and all or a portion of the sites
could be preserved within open space easements. The decision
regarding which resources would be placed within easements would
be made on a site-by-site basis. The easements would be designed
on the basis of the portions of the sites which retain sensitive
materials or features and the location of significant deposits.
Easements would also include buffers of 30 feet to ensure that any
accidental encroachment into the easements would not directly
affect the sites. The approximate configurations of the easements
which would be required for Sites SDi-807, SDi-ll,521, SDi-11,522,
SDi-11,523, SDi-ll,516 are provided in the Technique Appendix on
file at the City. The configurations are approximate, and the
exact delineation of the easements would be determined after
consultation between the City, applicant, and qualified
archaeologist. At that time, the easements would be mapped in
concert with the project engineers, and would be staked in the
field to be surveyed precisely by the certified surveyors. Any
easements for archaeological sites must be either fenced or
extensively staked during construction to prevent brushing or
disturbance to the sites by construction crew~ who might otherwise
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Resolution No. 90-095
Page 30
be unaware of the presence of significant archaeological sites.
The easements must be recorded legal instruments attached to the
prospective lot deeds. The easements must carry the stipulations
that no vegetation or artifacts can be removed from within the
easements, that the easements cannot be landscaped, that no
excavation can be conducted within the easements, that no livestock
of any type can be kept within the easements, and that it is the
responsibility of the owner of any lot which includes any part of
an archaeological easement to protect that site from disturbance
by others.
Site SDi-11,522, must retain the rock enclosures at the south end
of the site in an easement regardless of the elements of the
project redesign. These may actually fall within the easement for
the biological habitat along Sycamore Creek. Since, these rock
enclosures are considered sensitive resources, they must be placed
in an easement designated specifically for archaeology and must be
fenced to prevent unnecessary site visitation. The rock walls are
very susceptible to disturbance by persons simply walking near or
over the walls. The mitigation of impacts to the remainder of SDi-
11,522 can be accomplished through data recovery or preservation.
Data Recovery
The mitigation of impacts through data recovery can be accomplished
by implementing a program outlining a research design for each
individual site. The details of each research design will not be
discussed here; however, the research design for each site would
include a series of research questions or objectives pertinent to
the types of data already identified within the site, and an
excavation design based on a statistically derived random sample
of between 2 percent and 5 percent of the volume of the midden
area. The completion of a random sample may be followed by further
excavations directed toward the study of s~ecific features or
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Resolution No. 90-095
Page 31
deposits discovered during the sampling program. The field study
will be followed by detailed laboratory analysis of the recovered
material, special studies such as radiocarbon dating and obsidian
hydration, and appropriate research. All of the data and
discussions pertaining to the investigations at each site would be
presented in a report of findings. Upon acceptance of the reports,
the site or sites could be graded as part of the development. The
level of effort needed for data recovery at the sites will be based
upon the size of the midden deposit, the density of the artifact
content, and the percentage of the midden to be sampled.
The historic site, SDi-ll,518H, will require a different approach
to mitigate impacts. At the present time, the site is located in
the area proposed for the construction of a lake and the eighteenth
fairway of the golf course. If the golf course is not redesigned
to preserve the historic site, then an extensive data recovery
program would be necessary. Three alternatives are presented as
potential mitigation measures for the site:
Preservation, with the entire site area preserved,
combined with an excavation program to gather additional
data before the site is preserved. The site would be
included within an easement and the foundation secured
and covered with dirt.
Preservation, with the reconstruction of the adobe
structure, an excavation program to gather additional
information about the adobe, and the incorporation of the
site into the golf course design, with no easement but
a set of restrictions regarding the use and maintenance
of the adobe.
Data recovery, through a program of field investigation
in which the total area within t~e foundation and a
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Resolution No. 90-095
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sizable area immediately around the adobe is excavated
and examined. The intent of this program would be to
recover a sufficient level of information to address the
research questions posed in the research design, to
remove sections of the foundation for preservation, and
to conduct historic research so that the grading of the
site, or its inundation by the proposed lake, would not
constitute an adverse impact.
The technical report contains detailed guidelines for implementa-
tion of only one of these mitigation alternatives.
MITIGATION MONITORING AND REPORTING PROGRAM
Prior to approval of the grading plan, measures to mitigate signif-
icant impacts to archaeological resources must be completed in
full. This will include the development of a research design cov-
ering the exact mitigation program to be implemented at each site.
Any open space easements to be employed as mitigation must be le-
gally attached to the final tentative map, and the consulting arch-
aeologist must review the map for accuracy prior to approval by the
City. A report of the mitigation program must be filed with the
City of Poway, and approved prior to the initiation of grading.
Upon the completion of the conditions of mitigation, and the
commencement of development, an archaeologist must be on-site for
the initial brushing and the first grading of the site (not
necessarily the entire period of grading of the site (not
necessarily the entire period of grading and recompaction). The
monitoring archaeologist must meet with the grading contractors and
field supervisors prior to any site activities involving machinery
to delineate any areas which must be avoided. The archaeologist
will monitor the grading of the project and will have the authority
to stop or redirect grading should any archaeological materials or
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Resolution No. 90-095
Page 33
deposits be discovered which were masked during the archaeological
survey. Any newly discovered sites would be required to be
evaluated and a determination of significance made. If measures
are needed to mitigate impacts from the continuation of grading,
these must be completed prior to the grading of the area of the
site.
LEVEL OF SIGNIFICANCE AFTER MITIGATION
The project contains several archaeological sites, six of which
have been evaluated as unique resources under the criteria for
unique sites set forth in CEQA. Impacts to these sites would be
significant. The adverse impacts could be mitigated though a
program of either preservation or data recovery. Successful
completion of a mitigation program would reduce impacts to below
a level of significance.
SOILS/GEOLOGY
RECOMMENDED MITIGATION MEASURES
A geotechnical analysis will be prepared to provide detailed
information regarding potential constraints and to define site
specific remedial measures. All remedial measures to address
expansive soils will be recommended by a registered engineer as
part of this study (to be completed prior to approval of the
grading plans). This analysis will also include detailed
subsurface soils borings. In general, colluvial soils will require
removal and recompaction, and clay soils will require replacement
with non-expansive granular materials. Blasting to remove granitic
rock will be necessary to prepare the site for construction.
To minimize any potential damage associated with the remote
possibility of groundshaking, all structures'must be constructed
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Resolution No. 90-095
Page 34
in conformance with the Poway Grading Ordinance and Unifo£m
Building Code.
MITIGATION MONITORING AND REPORTING
Prior to approval of the grading plan, the soils and geology
analysis must be completed. Any recommended measures would be
incorporated as conditions on the final map. The City Engineer
will review the soils and geology analysis and recommended measures
for adequacy.
The City Engineer must verify that all structures are in
conformance with the Uniform Building Code.
LEVEL OF SIGNIFICANCE AFTER MITIGATION
The site contains several soils and geologic constraints to future
development including non-rippable granitic rock, alluvium and
near-surface groundwater. The proposed residential building pads
and the clubhouse site substantially avoid the alluvial soils with
the exception of minor portions of six lots. Proposed development
would overlay granitic rock which would require blasting to prepare
the site for development. With remedial action, soil and
geological impacts would be reduced to a level below significance.
HYDROLOGY/DRAINAGE/WATER QUALITY
RECOM}{ENDED MITIGATION MEASURES
Standard erosion techniques as specified by the Engineering
Department of the City of Poway will be employed to reduce erosion
and siltation of Sycamore Creek. These include but are not limited
to hydroseeding all slopes and pads after grading and limiting all
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Resolution No. 90-095
Page 35
hillsides to 2:1 slopes. Energy dissipators will be provided at
all drainage discharge points to control erosion.
To reduce impacts of increased siltation to a level below
significance, the provision of desiltation basins and/or detention
basins may be used to control runoff quality and quantity. It is
feasible to construct desiltation basins to remove suspended solids
from urban runoff, while the detention basin functions to minimize
flooding. Ultimate design and maintenance will be determined by
the City Engineers.
In accordance with the recommendations contained in the HEC 2
study, further detailed drainage studies will need to be completed
with more accurate topography to clarify the velocities at stations
3, 25 and 26. Additional cross-sections will be evaluated
downstream of Sections 3-6, 14, 15, 17, 20, 21, and 27 to
accurately determine conveyance change. A detailed study will also
be made of discharge into existing swales and drainage courses
leading into Sycamore Creek.
To minimize the amount of contaminants that would potentially enter
the surface and groundwater system, the golf course will be
constructed and operated to reduce surface runoff and prevent
infiltration. Portions of the golf course will be designed to
carry surface runoff to centralized collection points where the
drainage will be intercepted by an underground pipe system. Energy
dissipators will be provided at all drainage discharge points to
control erosion. To minimize over-fertilization of the golf course
and subsequent leaching of fertilizers into the groundwater,
pesticides will be selected with regard to their soil absorption,
low water solubility, and rapid degradation. To minimize the
amount of fertilizer released into the environment, soil tests will
be made periodically to determine the exact amount of micro-
nutrients, phosphorous, and potassium that ne~d to be applied.
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Resolution No. 90-095
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MITIGATION MONITORING AND REPORTING PROGRAM
The 2:1 slope and hydroseeding requirements will be written as
conditions of approval on the Tentative Tract Map and verified by
the City Engineer. All other standard erosion control techniques
will be specified on the tentative map and made conditions of
approval. These will also be verified as acceptable by the City
Engineer prior to grading.
Hydrological studies will be completed for each drainage basin.
Grading and improvement plans completed for the final map in the
Specific Plan area will include drainage facilities based on
hydrological studies and engineered in accordance with the design
standards of the City of Poway. Discharge velocity from each
drainage basin will need to be reduced in order to decrease the
amount of transported material. Energy dissipators will be
provided at all drainage discharge points and must reduce discharge
to non-erosive levels (i.e., six feet per second).
Prior to final map approval, the City will ensure that the
developer submits verification that an adequate drainage system has
been provided.
The applicant will conduct soil testing periodically, not less than
once per month, to provide for more exact applications of
fertilizers. The results of the soil testing will be submitted to
the City Engineering Department. Adjustments to the fertilizer
application program will be the responsibility of the applicant.
LEVEL OF SIGNIFICANCE AFTER MITIGATION
The construction of roads, rooftops, and driveways would increase
the amount of impervious surface on the site which would increase
surface runoff. The area devoted to the golf course would result
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Resolution No. 90-095
Page 37
in some increased surface runoff and possible infiltration due to
irrigation. The points of concentration may also be altered when
drainage is channelled into Sycamore Creek. Overall, the change
in runoff patterns would be minimal and as such, is not considered
significant.
Golf Course maintenance would result in the use of pesticides,
herbicides, and fertilizers. Compliance with the Safe Drinking
Water and Toxic Enforcement Act of 1986 and careful management
techniques, including soil monitoring, would minimize the impacts
to groundwater and surface water to below a level of significance.
The proposed development would not involve the placement of
structures within the 100-year floodplain, except for the widening
of Old Coach Road, and is substantially in conformance with the
policies and intent of the General Plan.
UTILITIES AND PUBLIC SERVICES
RECOMMENDED MITIGATION MEASURES
Schools
Potentially significant impacts to the school system as a result
of the proposed project will be partially mitigated by the
construction of new schools in the area. These schools will be in
place prior to project buildout.
In addition, provision of developer fees, (in accordance with
Governmnet Code 53080 and Poway Unified School District Resolution
32-90), would serve to fully mitigate potential impacts to the
school system. Developers fees, which are on an inflationary
scale, are currently set at $1.58 per square foot of residential
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Resolution No. 90-095
Page 38
development, and $.26 per square foot of connnercial and industrial
developments.
Water Service
Based on the City's current water allocation of 24 mgd and the
City's average usage of 12.5 mgd, there would be an adequate water
supply available to serve the project site as well as other
approved developments such as the South Poway Project.
Additionally, all residential construction will be required to
install water conserving appliances and facilities such as low
volume toilets, showers, washing machines etc., and by using
primarily drought-tolerant landscaping, state-of-the-art irrigation
methods, and dual piping for the use of reclaimed water in the
future. The provision of the above measures would be ensured
through the City's Development Review process. The actual time of
availability of reclaimed water is uncertain at this time as
facilities to serve the site have not been identified.
Project specific infrastructure such as distribution lines and
pumping stations would need to be constructed throughout the
majority of the site to service the proposed project. Funding for
the provision of these water facilities would be the responsibility
of the developer. The City of Poway and the developer would be
required to negotiate with the CWA to ensure that the use of raw
water from the aqueduct is acceptable until a reclaimed water
source becomes available.
Sewer Service
A detailed sewer study must be provided to quantify the impacts
that this project and other approved projects in the area would
have on the existing sewer system. Assuming that City Council will
provide a Service Availability letter for the'entire project, the
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Resolution No. 90-095
Page 39
following alternative mitigation measures are recommended. The
first measure would entail connecting the project site with the
existing eight inch sewer main adjacent to the site on St. Andrews
Drive (with ultimate delivery to the Metro system). Based on the
detailed sewer study, a determination needs to be made whether this
line and associated systems would need to be upgraded or not.
Another alternative would be to connect to the Escondido sewer main
which is located to the northwest, approximately one mile from the
project site. However, this system is currently at capacity and
would require upgrading and expansion of sewer mains and pump
stations prior to project approval.
If the City Council only provides Service Availability for a
portion of the project, then the project should be developed in
phases such that the number of units constructed (and/or the
clubhouse) is consistent with the amount of sewer capacity
allocated.
MITIGATION REPORTING AND MONITORING PROGRAM
Schools
A building permit will not be issued until the State mandated
school fees have been paid by the applicant. The proponent must
present written proof of payment to the City prior to issuance of
building permits.
Water Service
The use of water conserving facilities, drought-tolerant land-
scaping, and dual piping for future reclaimed water use will be
ensured through the City's Development Review process and will be
made conditions of the Resolution of Approval of the tentative map.
An agreement must be obtained between ali affected agencies
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Resolution No. 90-095
Page 40
concerning the use of raw water from the aqueduct for golf course
irrigation purposes.
Sewer Service
Prior to approval of the tentative map, a Statement of Sewer
Availability will be issued for the project. The City will ensure
that the project is phased in accordance with the amount of sewer
capacity allocated to the project. The City Engineering Department
will ensure that a detailed sewer study is a condition of approval
of the tentative map and that any recommendations contained in the
sewer study are implemented.
LEVEL OF SIGNIFICANCE AFTER MITIGATION
Schools
New schools are expected to be in place in the project area before
the project is developed. This will create enough capacity in the
Poway schools to accommodate the students generated from the
project. In addition, developers fees will be paid in accordance
with state legislation. The project impact on the school system
will be below a level of significance.
Water Service
The maximum water consumption projected for the project is
approximately 659,800 gd. This consumption would require 2.8
percent of the City's available water supply. This would not
constitute a significant impact by itself. However, due to the
relative scarcity of local water in Southern California, any new
development will add incrementally to a cumulatively adverse effect
that is only partially mitigated through water conservation
measures.
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Sewer Service
It is uncertain whether or not City Council will provide a
Statement of Sewer Availability for the entire project or only a
portion of it. When combined with impacts from other approved
development in the area, project impacts on the City's sewer system
(and the Metro system) are potentially significant. This is due
to the rapid growth of San Diego County and the corresponding
demand on the existing sewer system, specific on-site and off-site
impacts and mitigation measures cannot be quantified until a
detailed sewer feasibility study is completed.
RECREATION FACILITIES
RECOMMENDED MITIGATION MEASURES
Ail trails will be developed in accordance with
standards of the Trails Element of the General Plan.
the trails
MITIGATION MONITORING AND REPORTING PROGRAM
Developer will dedicate land and/or pay fees to mitigate impacts
to recreation facilities in conformance with the General Plan and
Chapter 16.38 of the Poway Municipal Code. The Poway Planning and
Community Services departments will verify that trail construction
is in conformance with the standards of the Trails Element. This
will be made a condition of approval of the project.
Prior to approval of any implementing maps the applicant will
dedicate land, or pay fees in lieu of land dedication, to fulfill
the City requirements for impacts to recreation. This would be
made a condition of the Resolution of Approval of the tentative
map.
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Resolution No. 90-095
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LEVEL OF SIGNIFICANCE AFTER MITIGATION
The proposed project would result in development of a 27-hole golf
course, a mini-park, and several pedestrian and equestrian trails.
The golf course would be available for public play in the initial
stages of development and would represent an increase in available
recreation facilities; however, the golf course area would not
qualify for park dedication. To mitigate the potential impacts of
increased population on recreation facilities, the applicant will
be required to dedicate land or pay impact fees. This would reduce
potential impacts to below a level of significance.
The proposed trail system would be consistent with the Trails
Element of the Poway General Plan, the proposed trail system of the
county of San Diego, and would complement the San Dieguito River
Valley Regional Open Space Park. No significant impacts are
associated with the trails component of the project.
POPULaTION/GROWTH INDUCEMENT
RECOMMENDED MITIGATION MEASURES
The project would incrementally affect population and growth
inducement in Poway. As no significant impacts have been
identified in relation to population and growth inducement from the
development, no mitigation is necessary.
MITIGATION MONITORING AND REPORTING PROGRAM
No mitigation monitoring and reporting program is needed as no
mitigation is required.
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Resolution No. 90-095
Page 43
LEVEL OF SIGNIFICANCE AFTER MITIGATION
The proposed project would not induce growth by itself as a minimum
of jobs would be created (50-100) and any impacts associated with
the project would be cumulative, potentially significant.
Development of the site would increase the population in Poway (525
persons); however, this increase is not considered significant in
itself. Again, these impacts would contribute to cumulative,
potentially significant impacts to the city of Poway.
This project is in conformance with the policies of the General
Plan as specified in the Planned Community Development Plan. In
other words, the increases in population and employment in this
area have been anticipated by the General Plan.
Thus, growth would result from development of the site, but other
than an incremental and unquantified, indirect demand for housing
as a result of new employment opportunities and a slight increase
in population (one percent of Poway's total population), the
project would not induce new growth. Therefore, no mitigation
would be required.
SOCIO-ECONOMIC FACTORS
RECOMMENDED MITIGATION MEASURES
No significant impacts have been identified with the development
of this project; therefore, no mitigation measures are required.
MITIGATION MONITORING AND REPORTING PROGRAM
No mitigation has been recommended; as a result,
monitoring and reporting program is necessary.
no mitigation
39
Resolution No. 90-095
Page 44
LEVEL OF SIGNIFICANCE AFTER MITIGATION
The projected increase in population and housing would not have a
significant impact on the City's housing stock and population,
especially if the project is built in increments. For example, if
the project is built over a period from two to six years, annual
population increases would represent about 0.5% of the City's
population, which would not be a significant impact. However, if
the project is not implemented in phases, potentially significant
impacts could occur. If the project reaches buildout in a year,
the population increase generated by the project would be 2.8
percent of Poway's total population. An increase of this size may
not pose a significant impact because the growth pattern would be
relatively definitive in that the project is not expected to induce
growth (Section 4.12).
Employment increases associated with the proposed golf course would
benefit the City's economic base on a small scale, and would not
directly impact the City adversely.
HEALTH, SAFETY AND NUISANCE FACTORS
RECOMMENDED MITIGATION MEASURES
Fire Protection
Response times in the areas north of the gated entrance would be
significant. Homes in these areas will be required to install
residential fire sprinkler systems. Adequate water capacity and
pressure will be provided in addition to the improvements to Old
Coach Road and all other project streets which will facilitate fire
protection service. Significant impacts resulting from the
potential for brush fires can be mitigated to a level below
significance with the implementation of the m~asures requirements
40
Resolution No. 90-095
Page 45
contained within the adopted "City of Poway Guide to Landscape
Requirements" (November, 1988) Fire Control (Section IV). These
requirements include planting and maintenance programs necessary
for fire control plans.
Fire control plans for five linear fire protection zones
located between the residential structure up to 210 feet
distance from the structure. Provisions within the
City's landscape requirements 'will mitigate impacts to
a level below significance. The tentative map shall be
conditioned to meet the approval of the City Fire
Marshal.
The emergency medical service response time will be reduced to less
than five minutes by the establishment of an additional paramedic
unit at Fire Station 2. This additional unit would serve the site
as well as the surrounding vicinity. In the interim, service would
be provided by the existing paramedic unit located at Station 1.
The project proponent will be assessed a fair share portion of the
cost for this new paramedic unit, based on a fee structure
established by the City.
Law Enforcement
Impacts to Sheriff's Department at the project level are not
considered significant, and no mitigation measures are required.
Dam Failure
Potential inundation risks will be placed on the deeds of sale of
lots 60, 61, 62, 63, 64, 65, 79, 80, 81, 82, 83, 84, 85, 86, 87,
144, and 157. The risk of inundation will also be stated in the
project CC&R document. These lots (or portions of them) will only
experience flooding under the worst case s~enario. As stated
41
Resolution No. 90-095
Page 46
above, this is a highly unlikely occurrence. Under the more
probable breached failure scenario, it is uncertain whether or not
these lots would experience any flooding impacts because they are
located on the outer fringe of the inundation area. Even if flood
waters reached these lots, it is anticipated that impacts would not
be significant. Therefore, providing interested buyers of these
lots with information related to the potential flooding hazards is
considered acceptable mitigation. With this information, potential
impacts are considered to be mitigated to below a level of
significance.
Hazardous Waste
No known hazardous sites exist on the property; therefore, no
mitigation is required.
MITIGATION MONITORING A/~D REPORTING PROGRAM
Fire Protection
The City's Fire Marshal shall approve any proposed fire access
roads, structures, and landscaping design required to reduce
service impacts to below a level of significance. Prior to
approval of the final map, a funding agreement must be reached
between the applicant and the City to mitigate impacts to emergency
medical services.
Law Enforcement
No mitigation program is required at the project level; therefore,
no mitigation monitoring is required.
42
Resolution No. 90-095
Page 47
Dam Failure
Prior to recordation of the final map, the applicant will provide
the City with a letter from the California Department of Real
Estate confirming the fact that the "white paper" which accompanies
every deed of sale will include a statement informing affected
buyers of the potential safety hazard associated with dam failure.
The City shall ensure that appropriate language concerning dam
failure is included in the project CC&Rs.
LEVEL OF SIGNIFICANCE AFTER MITIGATION
Development of the site with a golf course and 164 residential
units would result in potentially significant impacts related to
fire protection, emergency medical (paramedic) services, and
flooding hazards associated with the potential failure of either
the Ramona or Poway dams. There would be no potential significant
impacts related to hazardous waste. Impacts to emergency medical
service will be reduced to below a level of significance by the
provision of fair share funding for a new paramedic unit.
Informing interested buyers of the lots which have a potential
flooding hazard from dam failure is considered acceptable
mitigation to reduce impacts to below a level of significance.
ENERGY AND SCARCE RESOURCES
RECOMMENDED MITIGATION MEASURES
Enerqy
Because the increased demand for energy is not considered a
significant impact, mitigation is not required. However, the
guidelines for energy efficient residential development in the
43
Resolution No. 90-095
Page 48
General Plan will be incorporated into the Specific Development
Plan.
Water
The increased demand for water resulting from p~oject implementa-
tion is not considered a significant impact. However, to minimize
cumulatively significant regional impacts the following conserva-
tion policies of the General Plan will be incorporated into the
tentative tract map and the Specific Plan and thereby into project
design. These include:
installation of water conservance appliances and
facilities
usage of primarily drought-tolerant plants and shrubs in
landscaping
use of state-of-the-art water-conserving landscape
irrigation systems in common green areas
installation of dual piping for the use of reclaimed
water to irrigate the golf course and all public and
private landscaping
MITIGATION MONITORING AND REPORTING
The City and the Architectural Review Committee as established by
the Specific Plan must review all proposed residential units, golf
course and clubhouse, and all project landscaping for compliance
with the energy and water conservation measures outlined in the
General Plan and all other applicable City regulations and
ordinances including Chapter 13.10 of the Municipal Code (included
in Appendix J). In addition, adherence to the City's landscaping
44
~'"~"~ Resolution No. 90-095
Page 49
and irrigation standards and guidelines shall be made a condition
of approval of the tentative map and included in the Specific Plan.
Applicable policies/guidelines of the State Water Resources Board,
RWQCD, and CWA would also be adhered to.
LEVEL OF SIGNIFICANCE AFTER MITIGATION
The increased demand for energy and water is not regarded as a
significant impact as supply is currentlY available. Water supply
in southern California is particularly sensitive to statewide
drought conditions. Project-related impacts to water resources,
in conjunction with other regional development, may be regarded as
cumulatively significant. The applicant will provide an
appropriate distribution system for future use of reclaimed water
distribution system for the project as required by the City of
Poway.
45
Resolution No. 90-095
Page 50
CANDIDATE FINDINGS
FOR THE
OLD COACH GOLF ESTATES
FINAL EIR
..The following findings are made relative to the conclusions of the Final Environmental
Impact Report (EIR) for the Old Coach Golf Estates project. The project involves the
development of 708 acres of vacant land consisting of uses to include a maximum of 156
single-family residential units, a 27-hole golf course with a club house facility, driving
range, putting green, local/regional trail system, and a three-acre mini-park, and open
space. The project analyzed in the Draft EIR included 164 single-family residential lots
of (1) one acre minimum. During the DEIR public review period, the applicant revised
the project design which now proposes a maximum of 156 residential lots all of which
observe a (1) one acre minimum lot size. In addition, the project application includes
a General Plan Amendment (GPA 90-0lA) and companion zone change (ZC 90-0lA),
Planned Community Specific Plan (SP 89-01), and a Tentative Tract Map (TIM 89-13).
These findings are made pursuant to Section 21081 of the California Public Resources
Code and Sections 15091 and 15092 of the California Administrative Code.
FINDINGS
A. The City of Poway, as lead agency and decision maker, having reviewed and
considered the information contained in the Final EIR for the project and the
public record, finds, pursuant to CEQA and CEQA State Guidelines, that changes
or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final
EIR with respect to the areas of (1) land use and planning, (2) visual
quality/landform alteration, (3) biology, (4) transportation/circulation, (5) noise,
(6) air quality, (7) cultural resources/archaeology, (8) soils/geology, (9)
hydrology/drainage/water quality, (10) utilities and public services, (11) recreation
facilities, (12) population/growth inducement, (13) socio-economic factors, (14)
health, safety, and nuisance factors, and (15) energy and scarce resources.
Specifically, the City of Poway makes the following findings with respect to the identified
significant environmental effects of the project:
With respect to land use and planning considerations, (DEIR, pg. 4-1) the
proposed project involves a General Plan amendment and a zone change
from RR-A, RR-B, and RR-C, to Planned Community (PC). Measures
have been incorporated into the project which will reduce land use impacts
to below a level of significance. Impacts and mitigation were evaluated at
three levels: Plan-to-Plan, Plan-to-Ground, and Plan-to-Adjacent
Development.
Resolution No. 90-095
Page 51
Plan-to-Plan
Because the proposed user"are consistent with the Old Coach Special
Study .Area of the General Plan and because a planned community
zone with a companion specific development plan is proposed to
ensure consistency of the General Plan and zoning for the project
impacts to land use are considered less than significant at the plan-
to-plan level.
Plan-to-Ground
no
Provision of substantial and viable amounts of open space, a mini-
park for service-recreations and a trail system which complements the
City and Regional adopted trail plans.
bo
Contour grading for Residential lot pads and sensitive grading for
roads and golf course development.
c. Flag lots to minimize grading for pads and access roads.
Provision of multi-level foundations in areas with natural slopes
between 25 percent and 45 percent.
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Preservation of riparian habitat along Sycamore and Thompson creeks
as a dedicated open space easement, and an irrevocable offer of
dedication to the City for open space easements over portions of lots
4, 26-35, 45-52, 55-63, 71, 78, 79, 81-88, 91, 93-99, 104-107, 111-120,
122-126, 132-136, and 147-152.
All grading associated with the project will conform to the provisions
within the specific plan and will adhere to the City's Grading
Ordinance, General Plan policies, and applicable sections of the
Poway Municipal Code.
Plan-to-Adjacent Development
An Architectural Review Committee will be established to review
each individual site plan for view orientation and protection, of views
from existing homes adjacent to the project, protection of steep
slopes, access to the proposed residence, and protection of natural
site amenities (e.g., trees, natural drainages,, and rock outcroppings).
Adherence to the Old Coach Golf Estates Specific Plan Community
Design Element which provides overall design concepts and guidelines
for future development.
o
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Resolution No. 90-095
Page 52
With respect to visual quali~/landform alteration (DEIR, pg. 4-20) the
proposed project is in substanti.al confos'mance with the provisions of the
General Plan Community Design, Community Character Element and the
Land Resource Conservation Element with the exception of the placement
of residential lots on prominent ridgeline and hillside features and
development in areas greater than 25% slope. The loss of these features
is, however, considered an adverse rather .than a significant impact as 126
acres within the residential (primarily consisting o.f slopes greater than 25
percent) lots will be placed into natural open space.
Measures which have been incorporated into ihe project design and would
reduce impacts to visual quality/landform alteration to below a level of
significance include:
no
The use of flag lots, contour grading, rounding of manufactured
slopes and the incorporation of multi-level foundations on slopes
between 25 and 45 percent.
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Development and/or grading within areas of 45 percent and above
natural slope will be prohibited, except where it is unavoidable in
order to permit reasonable street access to a development area.
The City will review grading and landscaping/irrigation plans for
individual home sites as part of the Development Review and Minor
Development Review application process to ensure that they are in
substantial conformance with the City's Landscape Guidelines and
Standards, final grading plan, and final map. The City Engineer will
monitor grading by conducting a physical inspection of the site
before, during, and after grading.
A final grading plan for the golf course must be prepared and
approved by the City of Poway's Director of Planning and
Engineering Services.
A view set-back easement of 50 feet minimum width along Espola
Road has been incorporated into the design.
Only minor grading by individual lot owners may occur beyond the
residential pad prepared by the de,~eloper and such minor grading
shall strictly observe and not impact environmentally sensitive open
space areas.
With respect to biology, (DEIR, pg. 4-37), mitigation measures have been
identified which would reduce significant biological impacts to a level less
than significant. These include the following:
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f.
Resolution No. 90-095
Page 53
Preservation of a minimum of approximately one half of the Diegan
coastal sage (250 acres) §crub habitat in a dedicated biological open
space easement. This consists of approximately 69.2 acres in the golf
course, 35.9 acres in Lot "A", 2.6 acres in Lot "C", 9.1 acres in Lot
"E" (th'is excludes the 3.1 acre mini-park) and approximately 2.7 acres
of Lot "F". In addition, approximately 111 acres would be contained
in the rear portions of residential lots and would be protected by.
means of an open space easement in which no ground disturbing
activities would be allowed. An additional 19.4 acres of coastal sage
will be preserved either on-site, acquired off-site, or a combination
of both on-site and off-site preservation.
Permanently preserve the entire riparian woodland and wetland
habitat corridor for Sycamore and Thompson creeks in a dedicated
biological open space easement. Future grading plans for the golf
cart path/sewer crossings, golf course, and Old Coach Road, will be
subject to subsequent environmental review. If impacts to riparian
habitat cannot be avoided, then appropriate mitigation would be a
condition of approval of the grading plans. Riparian habitat will be
replaced at a 3:1 ratio such that there would be no net loss of in-
kind habitat.
Provision of a buffer of no less than 100 feet where feasible, from
the riparian canopy dripline, and in no case shall the buffer be less
than 50 feet from the outermost edge of the dripline. Staking and
temporary chain link fencing will reduce potential impacts from
grading equipment.
If feasible, align the sewer and golf cart crossings of riparian habitat
in the same alignment and easement area. The alignment will be
oriented to result in the least impacts to biological resources and will
be staked by a biologist and fenced to prevent additional impacts.
Riparian habitat lost will be replaced at a 3:1 ratio to ensure no net
loss of in-kind habitat.
Design Old Coach Road to minimize impacts to riparian habitat,
where possible. To ensure that further disturbance does not occur,
wetlands will be staked by a biologist. Future grading plans will be
subject to subsequent environmental, review. If impacts to riparian
habitat cannot be avoided, then appropriate mitigation will be
required as a condition of the grading plan.and improvement plans.
Riparian habitat will be replaced at a 3:1 ratio such that there would
be no net loss of in-kind habitat.
Permanently preserve southern oak woodland habitat in a biological
open space easement. Incorporation of a biological buffer of no less
than 25 feet from the outer edge of the dripline within the_biological
Resolution No. 90-095
Page 54
open space easement. Staking of the buffer by a biologist and
fencing to prevent encroachment during construction will be required.
Grading plans for the golf cart path and sewer line crossings, golf
cours~e! and Old Coach Road will be reviewed by the biologist and
the C~ty. If impacts cannot be avoided, then mitigation will be
required as a condition of the grading plans and improvement plans.
Oak woodland habitat will be replaced at a 3:1 ratio such that there ·
would be no net loss of in-kind habitat.
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Replacement for loss of isolated mature oak trees (outside of the oak
woodland corridor) at a 1:1 ratio in accordance with the City's
ordinance.
ho
Perform a spring survey(s) to detect potential, state-listed endangered
plants and sensitive plants within the southern California grassland
and the Diegan coastal sage scrub habitats. Recommendations for
mitigation measures will be made as part of this study.
Implementation of the mitigation measures recommended as a result
of the spring survey(s) will be a condition of approval of the
Tentative Map require project compliance with the Certified final
EIR.
Prepare a Diegan Coastal Sage Scrub Habitat Restoration Plan for
the project site.
Mitigate impacts to the sensitive California gnatcatcher via on and/or
off-site mitigation. On-site mitigation could include dedication of
open space, while off-site could include acquisition of off-site open
space or contributions to establish a fund for a comprehensive
gnatcatcher study within the City's Sphere of Influence.
The preservation of 75 percent of Palmer's ericameria with collection
of the seeds hydroseeding from the individuals to be lost for inclusion
in the cut and fill slopes.
A qualified biologist will be retained to perform mitigation and
monitoring tasks and to report in letter form to the City as each of
the tasks are completed.
In addition to these measures, the California Department of Fish and Game
(CDFG) and the U.S. Army Corp of Engineers (ACOE) Will review and comment
on the proposed project's implementation, as determined necessary by a qualified
biologist.
°
With respect to transportation/circnlation (DEIR, pg. 4-69), mitigation
measures have been identified which reduce direct impacts to below a level
of significance.
Resolution No. 90-095
Page 55
ao
Improvement of the public portion of Old Coach Road to collector
arterial standards, half width improvement of Espola Road and
signali.zation of the Old Coach Road/Espola Road intersection will
be made conditions of approval of the tentative map. The City
Engineering Department will ensure that improvements are in place
prior to building permit issuance for residential lots.
A traffic signal at Espola Road and Old Coach Road will be
installed and accepted by the City prior to issuance of a building
permit for the golf course club house facility or issuance of the 41st
residential building permit, whichever occurs first.
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Developer will pay their fare share portion for the construction of
dual left turn lanes for the south bound approach of Pomerado Road
and for the east bound approach of Rancho Bernardo Road at
subject intersection.
With respect to noise (DEIR, pg. 4-88), mitigation measures have been
identified which reduce impacts to below a level of significance. These
measures include:
ao
All operations conducted on the premises, including the warming up,
repair, arrival, departure, or running of trucks, earthmoving
equipment, construction equipment, and any other associated
equipment, shall be limited to the period between 7:00 a.m. and 5:00
p.m. each day, Monday through Friday, and no earthmoving or
grading operations shall be conducted on the premises on Saturdays,
Sundays, or legal holidays. Any requests for work on Saturdays,
Sundays, or legal holidays must be submitted in writing 72 hours
prior to work. Additional inspection fees shall be paid in advance
of approval.
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Construction machinery with noise levels greater than 100 dB within
50 feet of the nearest receptor will be prohibited or shielded to
reduce noise to this level. The on-site construction engineer shall
conduct a minimum of two noise level tests weekly to reduce noise
to this level adjacent to major machinery.
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Prior to approval of building permits for lots adjacent to Old Coach
Road and Old Coach Way, as shown on the revised Tentative Map
(4-25-90), the 60 dBA noise contour will be shown on all site plans,
and appropriate conditions for noise attenuation measures (e.g.,
acoustical barriers, and architectural design) will be required if
adequate set-backs are not obtained.
Resolution No. 90-095
Page 56
With respect to air quail _ty (DEIR, pg. 4-101), project-generated vehicular
emissions were considered 'less. than significant. To minimize short-term
construction generated air quality impacts, measures were identified which
will reduce !mpacts to below a level of significance. These measures
include:
no
To control construction emissions, the use of dust control measures,.
such as water sprinkling, cleaning, and sweeping, will be required to
minimize fugitive dust.
bo
Routing of construction vehicles to avoid passing near residences or
other sensitive receptors when possible.
With respect to cultural resources (DEIR, pg. 4-112), the project has the
potential to affect six significant archaeological sites. These impacts can be
mitigated with a program of either preservation or data recovery.
Mitigation measures identified include:
ao
Site SDi-ll, 522 must retain the rock enclosures at the south end of
the site in an easement designated specifically for archaeology and
fenced to prevent intrusion.
b. Prior to approval of the grading plan, the development of a research
..................... design, covering the exact, mitigation program (e.g., preservation of
site, preservation and reconstruction, and data recovery) to be
implemented at each site. In addition, any open space easements
to be employed as mitigation must be legally attached to the
tentative map and this map must be reviewed for accuracy by the
consulting archaeologist.
Ce
On commencement of development, an archaeologist must be on-
site for initial brushing and first grading and must meet with the
grading contractors and field supervisors prior to disturbing the site
to delineate sensitive areas and areas to be avoided.
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The on-site archaeologist will have the authority to stop or redirect
grading should any archaeological materials or deposits be discovered
which were not identified during archaeological survey.
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Discovery of new archaeology sites during grading will require-an
analysis of significance and completion of a mitigation program when
necessary. If measures are needed to mitigate impacts from
continuation of grading, these must be completed prior to grading
of the area.
With respect to soils/geology (DEIR, pg. 4-121), the site contains several
soils and geologic constraints to future development including non-rippable
Resolution No. 90-095
Page 57
granitic rock, compressible alluvium and near surface groundwater. The
proposed residential building pads and the clubhouse site substantially avoid
the alluvial soils with the exception of portions of six lots. Some
development.would overlay granitic rock which would require blasting.
Mitigation measures have been identified which reduce geotechnical impacts
to below a level of significance, these include:
ao
Prior to approval of the final grading plan., a geotechnical analysis'
will be prepared to provide detailed information to define site
specific remedial mitigation measures and potential constraints. All
remedial measures which address expansive soils will be
recommended by a registered engineer. Any recommended measures
will be incorporated as conditions on the final map. The City
Engineer would examine the analysis and recommended mitigation
for adequacy.
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To mitigate potential damage associated with the possibility of
groundshaking, all structures must be constructed in conformance
with the Poway Grading Ordinance and Uniform Building Code. The
City Engineer must verify that all structures are in conformance with
Ordinance and Code.
With respect to hydrology/drainage and water quality (DEIR, pg. 4-128),
the proposed project is substantially in conformance with the policies and
intent of the General Plan. The project would not involve the placement
of structures within the 100 year floodplain, except for the widening of Old
Coach Road. Areas to be developed with slopes over 25 percent would be
developed in a sensitive manner. Impacts associated with the proposed
project are considered to be less than significant with compliance of
identified mitigation measures. These measures include:
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Prior to final map approval, the City will ensure that the developer
submits verification that an adequate drainage system has been
provided.
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Site specific hydrological studies will be completed for each drainage
basin. The use of energy dissipators will be incorporated at all
drainage discharge points to reduce discharge velocity to less than
six feet per second and to control ,erosion.
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The provision of desiltation basins and/or detention basins may be
used to control runoff quality and quantity. Ultimate design and
maintenance will be determined by the City Engineer.
Standard erosion techniques, hydroseeding all slopes and pads after
grading and limiting all hillsides to 2:1 slopes will be incorporated.
10.
Resolution No. 90-095
Page 58
The applicant will conduct soil testing periodically (not less than once
a month) to provide data to adjust chemical use (fertilizers,
pesticides, etc.) applications to the proper amount. In addition, a
water .quality testing program will be required. The frequency of
testing will be determined by. the City Engineers. Results will be
submitted to the City Engineer for approval. Recommended
adjustments will be responsibility of the applicant.
The selection of pesticides and fertilizers will be in accordance with
the Safe Drinking Water and Toxic Enforcement Act of 1986.
In accordance with recommendations contained in the HEC-2 Study,
further detailed drainage studies will be done to clarify the velocities
at stations 3, 25, and 26, discharge into existing swales and drainage
courses leading into Sycamore Creek, and the determination of
conveyance change downstream of Sections 3-6, 14, 15, 17, 20, 21,
and 27.
With respect to utilities and public service (DEIR), pg. 4-139), mitigation
measures have been identified for schools and water services. Specific, on-
site and off-site impacts and mitigation measures-with regard to sewer
service cannot be quantified until a detailed sewer feasibility study is
completed.
Mitigation measures for utilities and public service include the following:
no
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Developer fees generated by the proposed project, at a rate
designated at the time of project implementation, will mitigate all
impacts to the school system.
Prior to approval of Development Review or Minor Development
Review application, all residential construction will be required to
utilize water conservation measures (e.g., drought-tolerant landscaping,
dual piping for use of reclaimed water, etc.)
The applicant will perfom~ a ground water hydrology analysis to
determine the feasibility of the use of ground water until reclaimed
water is available. This report will be submitted to the City
Engineer for review and consideratibn.
A detailed sewage collection and distributi'on system/improvement
feasibility study will be prepared and approved by the Engineering
Services Department prior to final map approval.
A water system analysis to establish the proper size and location of
the public water system will be required.
9
11.
12.
13.
14.
Resolution No. 90-095
Page 59
With respect to recreation facilities (DEIR, pg. 4-155), mitigation measures
have been identified which' reduce project impacts to below a level of
significance. These measures include the following:
ao
Prior to approval of the final map, dedication of parkland relative
to population impact or the payment of developer's fees in
conformance with the General Plan and Chapter 16.38 of the Poway .
Municiple Code.
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All trails will be developed in accordance with the trail standards of
the Trails Element of the General Plan and approved by the
directors of the Poway Planning and Community Services.
With respect to population/growth inducement (DEIR, pg. 4-163), the
project is in conformance with the policies of the General Plan and would
not induce new growth. No mitigation is necessary, therefore no measures
have been identified.
With respect to socio-economic factors (DEIR, pg. 4-166), the project would
not significantly increase the population or available housing especially if
project construction is phased. Since the project is not considered to have
a significant adverse impact upon the economic base of Poway, no
mitigation is necessary.
With respect to health, safety, nuisance factors (DEIR, pg. 4-171), significant
impacts have been identified with respect to fire protection, emergency
medical services (paramedics) and flooding hazards. No potentially
significant impacts were identified with respect to law enforcement and
hazardous material. Mitigation measures have been identified which will
reduce impacts to fire protection, emergency service and flooding, to below
a level of significance. Measures regarding the above include the following:
ao
In the project area where response times would be greater than five
minutes, all residential homes will be required to install a fire
sprinkler system.
bo
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A Wildland Fuel Mitigation Plan will be submitted for approval to
the Directors of Safety Services, Planning Services, and Community
Services prior to building occupancy.
The City Fire Marshal shall review and. approve any proposed
structures and landscaping design required to reduce service impacts.
The applicant will be assessed a fare share portion of the cost for
a new paramedic unit.
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Resolution No. 90-095
Page 60
15.
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Every deed of sale will include a statement informing affected buyers
of the potential safety hazard associated with dam failure.
With respect, to cnerev and scarce resources (DEIR, pg. 4-181), increased
demand for energy al~l water is not regarded as a significant impact at this
time as supply is currently available to serve the project. Both resources
are however, sensitive issues, particularly'water supply which is subject to
drought conditions. In conjunction with regional .development, the project
is considered to have incremental and cumulative effects. With this in
mind, the following mitigation measures have been identified:
ao
The Specific Development Plan 89-01 will incorporate the Po~vay
Comprehensive Plan guidelines for energy efficient residential
development.
Conservation policies of the General Plan will be incorporated into
the project design as follows:
1. Installation of water conservative appliances and facilities.
Usage of primarily drought-tolerant, plants and scrubs in
landscaping.
3... State-of-the-art irrigation systems in common green areas.
4. Installation of dual piping for the use of reclaimed water for
public irrigation when it becomes available.
c. The City and the Architectural Review Committee as established by
the Specific Plan must review all project development for
......... conformance_with energy and water conservation measures.
B. The City of Poway, as lead agency and decision maker, having reviewed and
considered the information contained in the final EIR for the project and the
public records, fmds that there are changes or alterations to the project which
avoid or substantially lessen the significant environmental impacts, specifically,
implementation of the mitigation measures detailed above.
Co
The C!ty of Poway, as lead agency and decision maker, having reviewed and
considered the information contained in the final EIR for the project and the
public record, f'mds there are no specific economic, social, or other considerations
which make infeasible the mitigation measures in the EIR. With regards to the
project alternatives, several issues may render any part or all of each alternative(s)
infeasible for reasons included below:
Under the No Project Alternative/Maintain Existing Conditions, no
development would occur. The site would remain vacant except for the
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Resolution No. 90-095
Page 61
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existing fire station, water .reservoir, and one residence. Significant but
mitigable impacts to biology, lahd use, and landform alteration would not
occur. However, adoption of this alternative is considered infeasible as no
proposals of.public financing to change the zoning to permanent public
open space have been made.
With regards to the No Project/Existing General Plan, the site would be.
developed with 164 lots as per the General Plan land use and zoning
designations (RR-A, RR-B, and RR-C) with no golf course. This
alternative would alleviate the potential for the above identified impacts,
but would not result in significant impacts to the Circulation Element.
Buildout under this alternative would result in 6,300 ADT which is 25%
greater than the proposed project. This alternative was evaluated in concept
and an evaluation at the tentative map level would be necessary, to identify
site specific impacts.
With regards to the Reduced Density Alternative, the Existing General Plan
alternative would be reduced to 130 units and the golf course and related
facilities also would not be developed. Impacts to landform, noise, air
quality, water quality, utilities and public services, and police and fire
service would be less than the proposed project or the No Project/Existing
General Plan alternative due to less intense development. Traffic impacts
would be greater than the proposed project, but less than the No
Project/Existing General Plan alternative. All other impacts would be
similar to the proposed project. This alternative would not involve any
recreational uses which would not implement the concept of the Old Coach
Special Study designation in the General Plan; however, this is regarded as
not significant.
With regards to the Environmentally Sensitive Alternative, 164 single-family
homes, and an 18-hole golf course with clubhouse would be constructed.
Homes would be clustered in higher density areas on 10,000 square foot lots
to reduce impacts in areas with sensitive topography or biology. This
alternative would alleviate the potential for significant biological and visual
impacts identified for the proposed project. However, on a plan-to-plan and
plan-to-adjacent land use analysis, this alternative would pose impacts as it
may not be consistent with General Plan rural residential zoning
designations and surrounding land uses.
With regards to the Alternative Site Location, this land use site was
evaluated and it was determined that it was not 6nvironmentally preferred
because of potential impacts to traffic, biology, archaeology, and public
facilities. Additionally, the purpose of the proposed project was to
implement the City's Old Coach Special Study Area. Implementation of
the alternative site would not eliminate the need for preparing a Specific
Plan the Old Coach site.
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