Item 32 - Continued Public Hearing TTM 89-05RA Richard DiPietro
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.\GENDA REPORT SUMMARY
TO: Honorable Mayor and Members of the City Council
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.:ROM: James L, Bowersox, City lIa~
INITIATED BY: John D, Fitch, Assistant City anager ~
Reba Wright-Quastler, Director of Planning Services
DATE: August 8, 1995
SUBJECT: A continued Public hearing from August I, 1995, Tentative Tract Map 89-
06(RAl, Carriaae Road Townhomes, Richard DiPietro, Applicant
ABSTRACT
A request to amend a condition requiring the installation of a pedestrian walkway
connecting La Venta Drive and the townhome project, which is located at the northeast
corner of Poway Road and Carriage Road in the RC zone.
ENVIRONMENTAL REVIEW
A Negative Declaration was adopted with the original approval of the project, which
anticipated the environmental impacts. No further review is required.
FISCAL IMPACT
- None.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
This is a continuance of a public hearing for which a public notice was published in the
Poway News Chieftain and mailed to 202 property owners within the project's boundary.
RECOMMENDATION
It is recommended that the City Council find that the previously issued Negative
Declaration adequately addresses the environmental impacts of the project and adopt the
attached amended resolution.
ACTION
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: \CITY\PLANNING\REPORT\TTM8906. SUM
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! AGENDA REPORT
CITY OF POWAY
TO: Honorable Mayor and Members of the City Council
FROM: '.mo, L. ''''''''. CIty M'~
INITIATED BY: John D. Fitch, Assistant City anager
Reba Wright-Quastler, Director of Planning Services~~
Marijo Van Dyke, Associate Planner
DATE: August 8, 1995
SUBJECT: A continued public hearing from August I, 1995, Tentative
Tract Map 89-06(RA), Carriage Road Townhomes, Richard
DiPietro, Applicant: A request to amend a condition requiring
the installation of a pedestrian walkway connecting La Venta
Drive and the townhome project, which is located at the
northeast corner of Poway Road and Carriage Road in the RC
zone.
APN: 317-090-44,46,47
BACKGROUND
On August 1,1995 the City Council heard a request to eliminate a fonner condition
of approval for the Carriage Road Townhomes, which required the installation of
a pedestrian pathway connecting the south terminus of La Venta Road with the
townhomes project below, in order to provide pedestrian access to Poway Road.
An easement has been recorded over the subject property, in compliance with the
condition. The pathway has not yet been constructed.
FINDINGS
Staff has received requests from both opponents and proponents of the pedestrian
path. Recent testimony at the public hearing documents a difference of opinion
within the community. At the request of the City Council, staff has analyzed the
problem further.
A stairway with lights would be needed to traverse the space from La Venta Road
to the base of the hill, a vertical distance of 18-20 feet within horizontal
distance of approximately 48 feet (a gradient of roughly 2:1). This section
would be located wholly within the public right-of-way,
ACTION:
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Agenda Report
August a, 1995
Page 2
At the bottom of the slope, the pathway could be directed either into the
townhome property through the parking lot then out to Poway Road, or eastward,
around the back of the buildings adjacent to the Wendy's property. A pathway in
the latter direction would require the construction of a four to five foot level
walking surface and also take into account the width of the existing drainage
swale, a total width of six to seven feet, The route would need to be placed
within an existing 2:1 slope along a contour which would direct walkers to Poway
Road. Construction of this path would require the construction of a retaining
wall approximately three feet in height along the length of the eastern slope
(200 feet), the installation of the walkway and reconstruction of the drainage
swale. In this scenario, the City would inspect and accept the improvements once
constructed by the developer, along with accepting an underlying easement and
continue to maintain the improvements and insure against liability. Without
benefit of an Indemnity and Hold-Harmless Agreement granted by the City to the
Homeowners' Association however, the underlying landowners would still retain
some 1 iabil i ty.
The path through the town home project presents a different set of problems.
While the stairway section would be constructed as described above, at the bottom
of the slope the route would connect to an easement which traverses the town home
parking area and travel lanes between buildings and leads eventually to Poway
Road. The City Attorney will advi se against assuming 1 i abll i ty for thi s
pedestrian easement since there is no control over the movements of either motor
vehicles or pedestrians. Without an Indemnity and Hold-Harmless Agreement, the
property owners would retain full potential liability.
A stairway structure, constructed of wood, will require significant maintenance
on an isolated fixture which City crews will need to check frequently, If
constructed of concrete, greater initial cost will accrue to the developer, as
some restructuring of the slope within the La Vent a Road easement will likely be
required, Neither type of structure can accommodate disabled access.
Lighting will be required at landings and turns in the staircase. The lights
will be another object to be monitored by City maintenance crews.
For the reasons listed above, staff concludes that the expense, difficulty of the
grade and the ongoing liability potential contained in either proposal renders
the construction of this pathway very impractical.
An analysis was also performed on the request from Mr. Cruse to assess why a
sidewalk was not provided from Carriage Road into the project. The original
drawings approved with TTM 89-06 and DR 89-20 do not show a sidewalk along the
driveway, nor is there any discussion in the original staff report to indicate
that this was an issue. The only condition which is at all related to this issue
is condition No. 12 SITE DEVELOPMENT which reads, "The site shall include
interior walkways to separate pedestrian and vehicular traffic wherever
feasible" .
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AUG 8 1995 ITEM 32 ':1
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Agenda Report
August 8, 1995
Page 3
Staff would not recommend installation of a sidewalk at this gradient because of
the slope. For example, the ADA standard for walkways is 1:12, which is an 8.33%
gradient, that is roughly equivalent to the grade of Community Road between
Metate Road and Stowe Drive in the South Poway Business Park. The driveway from
Poway Road into the townhomes is built at nearly 14 percent grade, which also
precludes regular pedestrian use. A copy of the original staff report for TTM
89-06 is included (Attachment D).
ENVIRONMENTAL REVIEW
A Negative Declaration was adopted with the original approval of the project,
which anticipated the environmental impacts. No further review is required.
FISCAL IMPACT
None.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
This is a continuance of a public hearing for which a public notice was published
in the Poway News Chieftain and mailed to ill property owners within the
project's boundary.
RECOMMENDATION
It is recommended that the City Council find that the previously issued Negative
Declaration adequately addresses the environmental impacts of the project and
adopt the attached amended resolution.
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Attachments:
A. Proposed Resolution
B. Zoning and Location Map
C. Partial Site Plan
D. September 12, 1989, Staff Report
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RESOLUTION NO. P
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
RESCINDING RESOLUTION P-89-110 AND
MODIFYING TENTATIVE TRACT MAP 89-06
AND DEVELOPMENT REVIEW 89-20
ASSESSOR'S PARCEL NUMBER 317-090-44, 46,47
WHEREAS, Tentative Tract Map 89-06, hereinafter "Map" and Development
Review 89-20 submitted by Richard DiPietro, applicant, for construction of a
74 unit condominium complex and related recreational facilities on a site
located in the City of Poway, County of San Diego, State of California,
described as a portion of the south half of the northeast quarter of Section
14, Township 14 South, Range 2 West, San Bernardino Meridian, and lot 1 of
Golden City Unit No.1 Map No. 6877, regularly came before the City Council
for public hearing and action on September 12, 19B9; and
WHEREAS, the Director of Planning Services has recommended approval of
the map subject to all conditions set forth in the Planning Services
Department report; and
WHEREAS, the City Council has read and considered said report and
initial study recommending a Negative Declaration with mitigation measures,
and has considered other evidence presented at the public hearing.
NOW, THEREFORE, the City Council of the City of Poway does hereby
resolve as follows:
Section 1: Environmental Findinas:
The City Council finds that the project will not have a significant
adverse impact on the environment with the adoption of a Negative
Declaration.
Section 2: Findinas:
The City Council also makes the following findings in regard to
Tentative Tract Map 89-06 and the map thereof:
Tentative Tract MaD 89-06
1. The tentative tract map is consistent with all applicable general
and specific plans, in that the property is designated for
condominium development.
2. The design or improvement of the tentative tract map is consistent
with all applicable general and specific plans, in that the
72 unit complex complies with the development standards of
the RC lone.
3. This site is physically suitable for the type of development
proposed in that development is located on the level portion of
the site and slopes are designated as open space.
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Resolution No. P-
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4. This site is physically suitable for the density of the
development proposed, in that the project density of 12 dwelling
units per acre meets the General Plan we criteria for the RC lone.
5. The design of the subdivision is not likely to cause substantial
environmental damage and avoidable injury to humans and wildlife
or their habitat in that the site has been previously graded and
mitigation measures will be implemented to reduce potential
impacts.
6. The tentative tract map is not likely to cause serious health
problems because City water and sewer service will be provided to
all lots.
7. Design of the tentative tract map will not conflict with any
easement required by the public at large now of record for access
through or use of the property within the proposed subdivision.
8. The project qualifies for sewer capacity per Ordinance No. 281 for
the following reasons:
a. The project can be classified as an "in-fill" project as
defined by the Land use Element of the General Plan (la thru
lc) as it is an urban development project bounded on four
sides by existing urban land uses.
b. The property owner will provide a public benefit by
regrading and landscaping a site where previous substandard
grading has resulted in barren eroding slopes. The site is
located at a major intersection and development of an
aesthetically pleasing project on this corner will benefit
the entire community.
DeveloDment Review 89-20
1. That the proposed development is in conformance with the Poway
General Plan, in that the density and type of sue is consistent
with the General Plan designation of Residential Condominium.
2. That the proposed development will not have an adverse aesthetic,
health, safety, or architecturally related impact upon adjoining
properties because rooflines, building materials, and
architectural design are compatible with the adjacent development
and the General Plan design standards and multi-family
development.
3. That the proposed development is in compliance with the Zoning
Ordinance, in that it meets all development standards for the RC
lone.
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Resolution No. P-
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Section 3: Citv Council Decision:
The City Council hereby approves Tentative Tract Map 89-06 and
Development Review 89-20, a copy of which is on file in the Planning
Services Department, subject to the following conditions:
Within 30 days of approval: The applicant shall submit in writing that
all conditions of approval have been read and understood; and (2) the
property owner shall execute a Covenant on Real Property.
APPLICANT SHAll CONTACT THE PLANNING SERVICES DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
SITE DEVELOPMENT
1. ^ pedestriaA trail shall ~e dedieated aRd 1Mpre~ed \8 pre~i~: ~~e:~s
rre; L; V~~ta 9fi,e te Pe~;ay Rea~. The impfe,emeRt aR~ leeatieR ef the
trail shall ~e su~jeEt te the appre,al ef the 9ireetsf ef PlaRRiRg
tefl/iees.
2. One hundred forty-eight garage spaces shall be provided to City
standards. Automatic garage door openers will be provided for all
garages.
3. Site plans shall be revised to provide a minimum distance of 25 feet
between two story buildings. All private patio areas shall be located
outside of the required building setback areas.
4. No building within the project shall exceed two stories in height as
defined by the Uniform Building CDde. Plans for Building type "A" must
be revised to meet this standard prior to issuance of building permits.
5. All utility connections shall be designed to coordinate with the
architectural elements of the site so as not to be exposed except as
necessary. Pad-mounted transformer and/or meter box locations shall be
screened.
6. A six foot high slumpstone or split face masonry wall is required along
the rear and side property lines. The specific design, material, and
location of the wall shall be to the satisfaction of the Director of
Planning Services. The wall may be located at the top or tDe of slopes
rather than on the property line if this is determined to be beneficial
to adjacent property owners.
7. A minimum of 250 cubic feet of lockable storage space shall be provided
fDr each unit.
8. Each unit shall contain a hookup for washer and dryer.
9. Two detailed children's play areas that incorporate the normal amenities
(slides, swings, and boxes, etc,) shall be submitted and approved by the
Director of Planning priDr to building permit issuance.
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Resolution No. P-
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10. The development shall prohibit all parking of recreational vehicles by
recordation of a deed restriction.
11. All private patio areas shall be enclosed, with a combination of
landscaping and fencing. Specific materials and location shall be to
the satisfaction of the Director of Planning Services.
12. The site plan shall include interior walkways to separate pedestrian and
vehicular traffic wherever feasible.
13. Prior to issuance of building permits, the applicant shall submit an
acoustical analysis of the proposed project. The analysis shall
incorporate the standards contained in the Element of the General Plan
(Objective 1, Policy Ib thru Id) which establishes 45 dBA CNEL as the
acceptable indoor noise level and 65 dBA CNEl as the maximum outdoor
noise level for multi-family developments. The building plans shall
incorporate the sound attenuation measures recommended by the acoustical
analysis subject to the satisfaction of the Director of Planning
Services.
14. At the completion of construction, and prior to occupancy, interior and
exterior CNEL shall be determined by field testing at developer's
expense. Tests to be conducted by a recognized acoustical expert. No
occupancy permits shall be granted until Condition G-7 is met to the
satisfaction of the Building code (latest adopted edition) 'Sound
Transmission Control..
IS. Site shall be developed in accordance with the approved site plans on
file in the Planning Services Department and the conditions contained
herein.
16. Revised site plans and building elevations incorporating all conditions
of approval shall be submitted to the Planning Services Department prior
to issuance of building permits.
17. Approval of this request shall not waive compliance with all sections of
the Zoning Development Code and all other applicable City Ordinances in
effect at the time of building permit issuance.
18. Mail boxes shall be installed according to a plan which is acceptable to
both the Post Office and the Director of Planning Services.
19 Trash receptacles shall be enclosed by six foot high decorative masonry
walls with view-obstructing gates pursuant to City standards. The
location and number of enclosures shall be subject to approval by the
Planning Services Department.
20. The applicant shall comply with the latest adopted Uniform Building
code, Uniform Mechanical Code, Uniform Plumbing Code, National Electric
Code, Uniform Fire Code, and all other applicable codes and ordinances
in effect at the time of building permit issuance.
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Resolution No. P-
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21. For a new residential dwelling unites), the applicant shall pay
development fees at the established rate. such fees may include, but
not be limited to: Permit and Plan Checking Fees, School Fees (in
accordance with City-adopted policy and/or ordinance), Water and Sewer
Service Fees. These fees shall be paid prior to final map approval
(Plan checking fees, security deposit for water, sewer, drainage,
traffic mitigation fees).
22. Project shall be redesigned to include no more than 72 units to the
satisfaction of the Director of Planning Services.
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Any signs proposed for this development shall be designed and approved
in conformance with the sign Ordinance for on- and off-site subdivision
signs.
LANDSCAPING
1. The entire site shall be fully landscaped including the highest slope on
the site (west of Yankton Drive). Special attention shall be given to
revegetation of the existing steep sandstone slopes adjacent to Poway
Road.
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2. A revised landscape concept plan which addresses the revegetation of the
slopes adjacent to Poway Road shall be submitted and approved by the
Planning Department prior to submittal of detailed plans.
3. A detailed landscape and irrigation plan shall be submitted to and
approved by the Planning Services Department prior to the issuance of
building permits. The landscape plans shall be prepared as a separate
set of plans and plan check and inspection fees shall be paid in
accordance with Resolution No. 89-77 prior tD issuance of building
permits.
4. Street trees, a minimum of 15 gallon size or larger, shall be installed
in accordance with the City of Poway Ordinance and shall be planted at
an average of every 30 feet on interior streets and 20 feet on exterior
streets.
S. A minimum of 50 trees per gross acre, comprised of the following sizes,
shall be provided within the development; 20% - 24. box or larger, 70% -
15 gallon, and 10% - 5 gallon to the satisfaction of the Director of
Planning Services and in accordance with the approved landscape plan in
all multifamily and PRD projects.
6. All landscaped areas shall be maintained in a healthy and thriving
condition, free from weeds, trash, and debris.
7. All landscape plans and landscape development will conform to the City
of Poway Guidelines tD Landscape Development and City of Poway Landscape
Standards.
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Resolution No. P-
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8. The project shall annex into the appropriate landscape Maintenance
District prior to final map approval.
RECREATION
The developer shall pay the Park Fee at the established rate at the date
of final inspection, or the date of the Certificate of Occupancy,
whichever occurs later but a security deposit shall be posted prior to
may approval.
ADDITIONAL APPROVALS REOUIRED
1. The developer shall display a current Zoning and land Use Map in the
sales office at all times, and/or suitable alternative to the
satisfaction of the Director of Planning Services.
2. When public or private equestrian/pedestrian trails are required as a
part of the subdivision, the developer shall display a map in the sales
office, of said subdivision, indicating the trails.
3. All sales maps that are distributed or made available to the public
shall include but not be limited to trails, future and existing schools,
parks, and streets.
4. The developer shall provide a noise display board in the sales office to
the satisfaction of the Planning Services Director. The display shall
include the site plan and noise study.
S. Working drawings shall include a certification by a recognized
acoustical expert that the requirements of the City of Poway's noise
ordinance will be met.
APPLICANT SHAll CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING COMPLIANCE
WITH THE FOllOWING CONDITIONS:
1. Any open space easement within the development shall be dedicated to the
City. The offer of dedication and the acceptance thereof shall be noted
on the final map.
2. The entrance and exit on Poway Road shall provide adequate stopping
sight distance for a SO MPH design speed and have a grade no steeper
than six percent in the first 20 feet from Poway Road with a maximum
grade of 12 percent. The entrance shall be paved to 16 feet with an
additional four feet of .grasscrete. to provide 20 feed of unobstructed
access for emergency vehicles. A four foot strip of .grasscrete. shall
be provided between the entrance and exit up to the intersection with
the interior driveway and a conspicuous sign posted to prevent exits
through the entrance.
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Resolution No. P-
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GRADING
1. Grading of the subject property shall be in accordance with the Uniform
Building Code, City Grading Ordinance, approved grading plan and
geotechnical report, and accepted grading practices. The 80 foot slope
west of La Venta Shall be contoured and rounded wherever feasible.
2. The grading plan shall contain a certificate signed by a registered
civil engineer that the grading plan has preserved a minimum of 100
square feet of solar access for each dwelling unit and for each future
building site within the subdivision.
3. A soils report shall be prepared by a qualified engineer licensed by the
State of California to perform such work at first submittal of a grading
plan.
4. A geological report shall be prepared by a qualified engineer or
geologist and submitted at the time of application for grading plan
check.
S. The final grading plan shall be subject to review and approval by the
Planning Services and Public Services Department and shall be completed
prior to recordation of the final subdivision map or issuance of
building permit, whichever comes first.
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6. A pre-blast survey of surrounding property shall be conducted to the
satisfaction of the City Engineer prior to any rock blasting. Seismic
recordings shall be taken for all blasting and blasting shall occur only
at locations and levels approved by the City Engineer.
STREETS AND SIDEWALKS
1. Replace, to City of Poway standards, any broken concrete curb, gutter,
and sidewalk along the project's frontage on Poway Road and Carriage
Road. Replacement shall be completed prior to issuance of a building
certificate of occupancy.
2. Street lights per City of Poway standards shall be installed along the
project's frontage on Poway Road and Carriage Road and shall be
completed prior to issuance of a certificate of occupancy. Locations
for said lights shall be as designated by the City after the applicant
provides the City's Engineering Department a plot plan showing the
locations of existing street lights along Poway Road and Carriage Road
within a 500 foot radius from the development's boundary.
3. A raised concrete median shall be constructed in Carriage Road; the
design of which shall be as approved by the City Engineer and shall
match the stamped concrete medians in Poway Road. It shall be completed
prior to issuance of a certificate of occupancy.
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Resolution No. P-
Page 8
4. Improvement plans for street and any other public utility lines (i.e.,
sewer, water, street lights, and drainage) that my be required, shall be
prepared and submitted to the City's Public Services Department for
review and shall meet the City Engineer's approval with required
securities posted and standard agreement for construction executed prior
to map approval.
S. Vehicular access rights to Circulation Element roads shall be dedicated
to the City of poway except driveway openings approved by the City and
labeled on the final map tD the satisfaction of the Director of Public
Services or by separate document.
6. All damaged off-site public works facilities, including parkway trees,
shall be repaired or replaced prior to exoneration of bonds and
improvements, to the satisfaction of the Department of Public Services
or by separate document.
7. Prior to any work being performed in the public right-of-way, a right-
of-way permit shall be obtained from the Public Services office and
appropriate fees paid, in addition to any other permits required.
8. The developer shall pay one half the cost of a City approved landscaped
median along the project's Poway Road frontage(s) prior to final map
approval. (Amount to pay shall be calculated at $25.43 per lineal
foot).
9. The developer shall pay the Traffic Mitigation Fee at the established
rate at the date the final inspection or the date the Certificate of
Occupancy is issued, whichever occurs later but a security deposit shall
be posted prior to map approval.
10. On street parking shall be prohibited along the project's Carriage Road
frontage.
11. The Transportation Task Force shall be asked to review the desirability
of adding a deceleration lane for west-bound traffic entering the
driveway on Poway Road and the recommendation of the Task Force shall be
incorporated into the project.
DRAINAGE AND FLOOD CONTROL
1. The developer shall provide permanent off-site drainage improvements to
City standards for La Venta Drive drainage through the project south
under Poway Road and continuing south to Rattlesnake Creek at Community
Park.
2. Intersection drains will be required at locations specified by the
Director of Public Services and in accordance with standard engineering
practices.
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3. A drainage system capable of handling and disposing of all surface water
originating within the subdivision, and all surface waters that may flow
onto the subdivision from adjacent lands, shall be required. Said
drainage system shall include any easements and structures as required
by the Director of Public Services to properly handle the drainage.
4. Portland cement concrete cross gutters shall be installed where water
crosses the roadways.
S. The Master Plan of Drainage Fee shall be paid at the established rate in
accordance with the Drainage Ordinance at the date of final inspection
or at the date the certificate of occupancy is issued, whichever occurs
later, but a security deposit shall be posted prior to map approval.
6. Concentrated flows across driveways and/or sidewalks shall not be
permitted.
UTILITIES
1. A 20 foot wide easement for new water main lines within the project
which are not in public street rights-of-way shall be dedicated to the
City of Poway. The offer of dedication and the acceptance thereof shall
be made on the final map.
_. 2. The applicant shall extend the water distribution system through the
project by connecting the La Venta Drive water main with the Carriage
Road water main.
3. All proposed utilities within the project shall be installed underground
including existing electrical utilities less than 34.5 KV along
Circulation Element roads and/or highways.
4. Utility easements shall be prOVided to the specification of the serving
utility companies and the Director of Public Services.
S. The developer shall be responsible for the relocation and undergrounding
of existing public utilities, as required.
6. Water, sewer, and fire protection systems plans shall be designed and
constructed to meet requirements of the City of Poway and the Health
Department of the County of San Diego.
7. Prior to acceptance of property for sewer service, annexation to the
sewer improvement area shall occur.
8. The applicant shall pay for a water system analysis to establish the
proper size and location for the public water system. The amount will
be determined by the cost of the analysis and shall be paid upon demand
by the City.
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9. The applicant shall, within 30 days after receiving approval of the
tentative tract map, and development review, apply for a Letter of
Availability (LOA) to reserve sewerage availability and post with the
City, a nonrefundable reservation fee equal to 20$ of the appropriate
sewerage connection fee in effect at the time the LOA is issued.
10. Developer shall construct a light system conforming to City of Poway
Standards at no cost to the public, subject to the following:
a. Cut-off luminaries shall be installed which will provide true 90
degree cutoff and prevent projection of light above the horizontal
from the lowest point of the lamp or light emitting refractor or
device.
b. All fixtures shall use a clear, low pressure sodium vapor light
source.
c. Advance energy charges and District engineering charges shall be
paid by the developer.
d. Annexation to the lighting district shall be accomplished and
evidence of annexation shall be accomplished at the time of final
inspection or certificate of occupancy, whichever occurs later.
11. Cable television services shall be provided and installed underground.
The developer shall notify the Cable company when trenching for
utilities is to be accomplished.
APPLICANT SHALL CONTACT THE SAFETY SERVICES DEPARTMENT REGARDING COMPLIANCE
WITH THE FOllOWING CONDITIONS:
1. New fire hydrants to be installed within the project at locations to be
determined by the City Fire Marshal, maximum spacing will be every 300
feet.
2. Access roadway for fire apparatus shall be designated as fire lanes with
appropriate signs and curb markings.
3. Roof covering shall meet Class A fire retardant testing as specified in
the Uniform Building Standards No. 32-7 for fire retardant roof.
4. Approved numbers of addresses shall be placed on the building in such a
position as to be plainly visible and legible from the street fronting
the property. Said numbers shall contrast with their background.
Minimum height of address numbers shall be four inches. Address may be
required at private driveway entrances.
S. Each chimney used in conjunction with any fireplace shall be maintained
with a spark arrester.
6. Plans for each model home shall be submitted to and approved by the
Department of Safety Services prior to construction.
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7. A Knox Security System Box and padlocks shall be required for each
building and post indicator valve.
8. Fire department access for use of heavy fire fighting equipment shall be
provided to the immediate job construction sites at the start of
construction and maintained at all times until construction is
completed.
9. Access roadways for fire apparatus shall be designated as fire lanes
with appropriate signs and curb markings.
10. Prior to delivery of combustible building materials on site, water and
sewer systems shall satisfactorily pass all required tests and be
connected to the public water and sewer systems. In addition, the first
lift of asphalt paving shall be in place to provide adequate, permanent
access for emergency vehicles. The final lift of asphalt shall not be
installed until all other construction activity has been substantially
completed to the satisfaction of the City.
GENERAL REOUIREMENTS AND APPROVALS
1. A copy of the Covenants, Conditions and Restrictions (CC&R's) and/or
Articles of Incorporation of the Homeowners Association shall be subject
to the review for compliance with conditions herein, to the satisfaction
of the City Attorney and Director of Planning Services, and shall be
__h filed with the Secretary of State, the County Recorder and the City
Clerk at the time of final map consideration.
2. Final parcel and tract map shall conform to City standards and
procedures.
3. By separate document prior to the recording of the final subdivision
map, or on the final subdivision map, there shall be granted to the
City, an open space easement over common areas as shown on the tentative
map. Said open space easement shall be approved as to form by the City
Attorney.
4. Should this subdivision be further divided, each final map shall be
submitted for approval by the Director of Public Services.
S. All provisions of the Subdivision Ordinance of the Poway Municipal Code
shall be met as they relate to the division of land.
6. The tentative map approval shall expire on September 12, 1991.
Application for time extension must be received 90 days prior to
expiration in accordance with the City's Subdivision Ordinance.
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15 of 25 ~UG 8 1995 ITEM 32 t
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Resolu, ,n No. P-
Page 12
Section 4: Resolution P-89-110 is hereby rescinded.
APPROVED and ADOPTED by the City Council of the City of Poway, State of
California, this 8th day of August, 1995.
Don Higginson, Mayor
ATTEST:
Marjorie K. Wahlsten, City Clerk
STATE OF CALIFORNIA )
) SS.
COUNTY OF SAN DIEGO )
I, Marjorie K. Wahlsten, City Clerk of the City of Poway, do hereby
certify, under the penalty of perjury, that the foregoing Resolution, No.
, was duly adopted by the City Council at a meeting of said City
Council held on the day of , 1995, and that it was so
adopted by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Marjorie K. Wahlsten, City Clerk
City of Poway
16 of 25 AUG8 1995 ITEM 32
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- CITY OF POW A Y ITEM : TTM 89-06 AR
@ SCALE, TI.TLE : ZONING & LOCATION
; ~UG 8 1995 ITEM l2
NONE ATTACHMENT: B
17 of 25
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CITY OF POWAY ITEM: TTM 89-06 AR
@ TITLE : PARTIAL SITE PLAN
SCALE: NONE ATTACHMENT: c.
'AUG 8 ITEM 12 ,
18 of 25
~UG 1 1995 ITEM 9
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. -(( (~AGENDA REPOR(~'/
CITY OF POW A Y
TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Ma~ to.
INITIATED BY: Reba Wright-Quastler, Director of Planning Services~
PROJECT Kris Hughs, Assistant Planner II m I
PLANNER: i
,
DATE: September 12, 1989 ,
;
,
MANDATORY ,
ACTION DATE: November 7, 1989 I
RELATED I
!
CASES: DR 86-22; GPA/ZC 88-04C, 89-DIE, 89-04E
I
SUBJECT: Environmental Assessment and Tentative Tract Map 89-06 and ,
i
Develo ment Review 89-20, Nexus Develo ent Cor oration, I
App I i cant: A request for approval 0 a 74 unit condominium pro- I
ject on a 11.5 acre site located on the northeast corner of poway
and Carriage Roads in the RC (Residential COndominium) and OS
(Open Space) zones.
APN: 317-090-39 and 40
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ABSTRACT
The proposed project is a 74 unit condominium complex consisting ~f 15 buildings
containing four to six units each and associated recreational facilities
including a pool, recreation room, picnic areas, and tot lots. The portion of
the site which is zoned open space will be regraded and landscaped.
It is recommended that the City Council consider and certify the attached
Negative Declaration and approve the map and development review subject to
conditions.
ACTION:
l ATTACHMENT D
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September 12, 1989
Page 2
HISTORY
This site has had a fairly lengthy history of planning and zoning actions and
has been the subject of much controversy in the past. Both the County of San
Diego and the Poway City Council have at one time approved apartment projects
for the property (in 1980 and 1982).
The most recent project proposed for the site was brought before the Council in
April 1987. This project proposed an 82 unit apartment project for the 11.3
acre sHe. While the project was recommended for approval by staff, the City
Council denied the project on concerns related to soil stability and traffic
safety.
In May 1987, the Council directed staff to research alternative General Plan
desi9nations for the site. Subsequently, an updated Geotechnical Report was
prepared for the site by GEOCON and reviewed by the City's geotechnical con-
sultant. The report concluded that there were no geotechnical conditions which
would preclude development or endanger adjacent properties provided that reme-
dial grading is performed including removal and recompaction of unstable fill
material from portions of the site. Although a surficial landslide was encoun-
tered, no evidence of deep-seated landslide or active faults was found on the
site.
Subsequent hearing dates included meetings on July 9, 1987, September 22, 1987,
October 11, 1988, January 10, 1989, and January 31, 1989. On .October 11, 1988
the property was rezoned placing the upper interior slopes and graded pad area
(approximately 5.3 acres) in the OS zone and the remaining six acres in the RC
zone. The City Council then directed staff to schedule consideration of commer-
cial land uses for a portion of the site as well as an expansion of the Open
Space areas adopted in the October 11, 1989 rezoning. After reviewing the pro-
posal, staff did not find that commercial use would be feasible for the site.
Finally on January 31, 1989 the Council denied the proposed alternatives com-
bining commercial, residential and open space, resolved that the existing zoning
approved on October 11, 1988 was appropriate for the site, and left those
desi9nations in place.
PROJECT DESCRIPTION
The applicant is proposing to construct a 74 unit condominium project consisting
of 15 buildings containing four to six units each. This represents a reduction
of eight units from the previous project submitted in 1987. Furthermore, the
applicant proposes to incorporate an additional .104 acre into the project and
remove one single-family dwelling on an adjacent parcel.
~UG 8 ITEM 3.2 l
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SEP 121989 ITEM 8
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The architectural style is contemporary. The bu1ldings will have wood siding,
concrete t1le roofs. Three different building types are proposed and elevations
are staggered. The mater1als and style are complementary to Poway's rural
design standards.
The following table summarizes basic site plan infonnation and illustrates that
the project meets most of the applicable development standards of the RC zone.
ZONE STANDARDS TABLE
PROPOSED
PROJECT RC ZONE
lot Area 11.42 acres 2 acre minimum
Density 12 du/ac 7 - 12du/ac
Front yard setback 40 ft 20 ft
Side yard setback 25 ft . 25 ft minimum (where site
adjoins single-family
zoning and a minimum six
foot grade separation 1s
present).
Rear yard setback 25 ft Same as above.
Distance between buildings 20 ft 25' minimum where bldgs
exceed 15 ft in height.
lot coverage 32% 40% max .
Bldg and structure height 33' 3" max (three 35 ft or two stories (two
story by UBC definition) story by UBC definition).
Park i ng 148 spaces (one two 30 (2 bed unit) @ 2.75 =
car garage per unit) 82.5
~ (open guest parking) 44 (3 bed unit) @ 3.00 =
132.0
223 total provided 215 total required
It should be noted that the total site acreage is somewhat larger than was
assumed when the site was rezoned. The resolution stated that approximately 5.3
acres was to be zoned OS and approximately six acres RC. This would yield a
total acreage of 11.3 acres. The applicant's engineer has calculated that the
overall acreage is actually 11.5 acres. The OS and RC acreage has been
increased proportionately to total 5.39 acres in OS zone and 6.11 acres in the
RC zone.
At the request of the City, the applicant has purchased an adjacent parcel in
the RS-7 zone (APN 317-640-42/.104 acre). This parcel was acqu1red in order to
enable the project to align their driveway access with Robison Blvd as recom-
mended by the City's traffic engineers. A rezon1ng of this parcel to RC will
AUG 8 1995 ITEM 3.2
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September 12, 1989
Page 4
also be considered at the September 12, 1989 hearing. If the rezoning is
approved, the area within the RC zone will total 6.21 acres resulting in a maxi-
mum density of 74 units (12 du/ac). Staff believes the maximum density is
appropriate for this site because the land within the RC zone is relatively
flat and a substantial part of the property is being held in open space.
In addition to the basic standards listed in the table, the RC zone also
requires various recreational facilities and private open space. The proposed
project provides the required amenities which include a swimming pool,
recreation room, picnic area, two tot lots, private open space (equal to ten
percent of the floor area of each unit) and laundry facilities.
The RC zone requires that a six foot high masonry wall be provided along the
property line where the site adjoins single-family zoning. Staff recommends
that the developer be permitted the Dption of providing the wall at the top or
toe of perimeter slopes rather than on the property line. This will allow some
flexibility to avoid "walling in" extsting homes off Carriage Road which have
very small backyards.
ISSUES
Building Separation
The project does not currently meet the required setbacks between buildings.
The RC zone requires a minimum separation of 25 feet for buildings over 15 feet
in height. The site plan shows a minimum setback of 20 feet. The applicant's
architect believes the site plan can be adjusted to meet this standard. A
revised site plan will be available at the publiC hearing to reflect this
change.
Three Story Classification
Five of the proposed buildings are three story structures by Uniform Building
Code definition. In order to be defined as a two story structure, the garages
must be classified as basements and the finished floor above them must be less
than six feet above grade for more than 50 percent of the total perimeter. The
project grading or building design must be modified to meet this standard.
Conditions of approval require that the modification be made prior to issuance
of building permits.
Grading and Soil Stability
The geotechnical report prepared for this site indicates that remedial grading
is needed to remove unstable fill soils and that the site can be graded without
any hazard to adjacent properties. The City's geotechnical consultant has
AUG 8 1995 ITEM l2 ,
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advised that the western and eastern portions of the site would have to be exca-
vated to below street grade, refilled and recompacted. The proposed grading
plans indicate that the ultimate pad elevation for the portion of the site
parallel to Poway Road will range from 17 feet above street grade at the eastern
end of the site to 35 feet above grade near the Carriage Road intersection. The
portion which parallels Carriage Road will be approximately 26 feet above street
grade. The cut .shelf. near the top of the site will be regraded to create one
slope 80 feet in height at a gradient of 2:1. This slope will be fully
landscaped with trees on the lower half and shrubs and ground cover near the
top. The aesthetic impact of the 80 foot slope and the steep slopes along Poway
Road are a concern. Care must be taken to create a slope that is as natural as
possible in appearance. In addition, conditions of approval require full
landscaping on all slopes. Special care will be needed to devise a plan for
revegetation of the steep sandstone slopes along Poway Road.
Views
The project has been designed to avotd impacts on the views of existing homes on
Yankton Drive which is adjacent to the north. The ground floor elevation of the
closest buildings will be 28 to 39 feet lower than the existing building pads
above. For the most part, the top of the roof lines will be below the floor
elevation of the Yankton homes. A 57 foot wide section of one of the buildings
will be about five feet higher than the floor elevation of one adjacent home on
Yankton. There is a minimum separation of 50 feet between these two structures.
The siting of the buildings also leaves view corridors open to, minimize impacts.
Access to Adjacent Neighborhoods
The project proposes that access be taken from poway Road and Carriage Road
only. The site plan does not provide any vehicular cDnnection to la Venta
Drive. The plan was designed this way in response to neighborhood' concerns
voiced at previous hearings. As the site is currently used as a .shortcut" from
Heritage Hills to the poway Road commercial area, staff recommends that the
plan provide an easement and pathway for pedestrian access through the site from
La Venta to poway Road.
DEVELOPMENT FACILITIES
Streets and Access
Two points are proposed for the project, one on poway Road and one on Carriage
Road. The poway Road driveway entrance will be designed to allow left turns
into the site for east bound traffic but preclude left turns out onto Poway
Road. Required road improvements will include construction of a raised median
in Carriage Road and installation of street lights.
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Water and Sewer
The project will connect to existing water and sewer mains in Poway and Carriage
Roads. The development is subject to the provisions of Ordinance No. 281 which
contains criteria for allocation of Poway's remaining sewer capacity. The pro-
ject qualifies for the capacity because it meets the General Plan definition of
an "in-fill" project and it will provide a public benefit by regrading and
landscaping this visually prominent site where bare and eroding slopes have
constituted an eyesore for years. With the approval of this project there will
be 106 EDUs remaining in the Residential Public, Semi-Public category.
ENVIRONMENTAL REVIEW
Almost all of the subject property has been disturbed by cut and fill grading
and little or no native vegetation remains. The attached environmental initial
study identifies potential impacts in the areas of Soils and Geology, Hydrology,
Transportation, Noise, Aesthetics, Utilities and Public Services. The study
concludes that the potential impacts can be mitigated to a level of insignifi-
cance through suggested conditions of approval. The issuance of a Negative
Declaration is recommended.
CORRESPONDENCE
Notice of the publiC hearing for this project was sent to 263 surrounding pro-
perty owners within 500 feet of the site and published in the Poway News
Chieftain. The applicant has also held two noticed public meetings in order to
obtain comments and answer questions from surrounding property owners. Most of
the issues raised at these meetings have concerned soil stability, grading,
views, wall design and location, and traffic circulation. No written comments
have been received to date.
FISCAL IMPACTS
None.
FINDINGS
All findings required for approval of the proposed tentative map and develop-
ment review can be made and are specified in the attached resolution.
AUG 8 1995 ITEM ~2 I
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September 12, 1989
Page 7
RECOMMENDATION
It is recommended that the City Council issue a Negative Declaration and adopt
the attached resolution approving Tentative Tract Map 89-06 and Development
Review 89-20 subject to conditions.
JLB:RWQ:KAH:pcm
Attachments:
1. Proposed Resolution
2. Environmental Initial Study
3. Negative Declaration
4. Surrounding Zoning and General Plan
5. TTM 89-06
6. Site Plan
7. Conceptual landscape Plan
8. Cross Sections
9. Cross Sections
10. Building A Elevations
11. Building B Elevations
12. Building C Elevations
13. Unit A Floor Plan
14. Units Band D Floor Plan
15. Unit C Floor Plan
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A/A-9-12.31-36A
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