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Item 32 - Continued Public Hearing TTM 89-05RA Richard DiPietro O(/~ 0__0--7....:> - -- .\GENDA REPORT SUMMARY TO: Honorable Mayor and Members of the City Council - .: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 , : \CITY\PLANNING\REPORT\TTM8906. SUM - 1 of 25 AUG 8 1995 ITEM ~2 ..1 ! 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: .... I < - 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" . ..~15 AUG 8 1995 ITEM 32 ':1 3 of 25 - - -..--------- .-- --.--. -'-- 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. JLB:JDF:RWQ:MVD:kls Attachments: A. Proposed Resolution B. Zoning and Location Map C. Partial Site Plan D. September 12, 1989, Staff Report AUG 8 1995 ITEM 32 I.~ 4 of 25 - 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. AUG 8 1995 ITEM 3.2 1 5 of 25 ---- - -- --- - -- Resolution No. P- Page 2 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. 6 of 25 AUG 8 1995 ITEM 3.2 .1 - - Resolution No. P- Page 3 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. AUG 8 1995 ITEM l2 .". 7 of 25 - Resolution No. P- Page 4 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. AUG 8 1995 ITEM 3.2 ,..t 8 of 25 - Resolution No. P- Page 5 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. ~ 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. _. 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. 9 of 25 AUG 8 1995 ITEM l2 , ------------------ - Resolution No. P- Page 6 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. AUG 8 1995 ITEM 3.2 ",t 10 of 25 - Resolution No. P- - Page 7 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. - 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. 11 of 25 AUG 8 1995 ITEM l2 .1 L 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. 12 of 25 AUG 8 1995 ITEM 3.2 , - Resolution No. P- -_. Page 9 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. 13 of 25 ~UG8 1995 ITEM 3.2 - - - -------..---- Resolution No. P- Page 10 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. AUG 8 1995 ITEM 3.2 ~ 14 of 25 - - Resolutio.. No. P- Page 11 - 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. -- 15 of 25 ~UG 8 1995 ITEM 32 t --------------- . 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 I - 0 0 . ! __::)}::::,J:h~'J --w- ,.,~.:l - r--, . t 107 ~ ;1 .i/ 'r~t....... RR-A,lo( ~'A ';' '" ~~,~ f-7'L ~ I~ - ~~" tt-?.. - OS-A .~ ~ '-. .;>::::--- I I . jr~ -F ~ ~~ . A .WJ L-. ,. l.:' ';f ~ ' t:.:; / tf!;- '" R :_ '. tI i: ~ ~.~ Nt:: - "rr"-..=:Jj J 1::;:: /: · '-'/ m." A ,EJ~ .:; ~ C.i -, I- ~J I. L' ~'9. 'J ~ .;;.,. "! r;;: .,'~ I-- IT ..1::" .. -(j -/- ~ ',.)' 1 . '--:: ~.~):. r~jl ~ll r;f.,) '~t- rftJ!J fa\~\T7r-hili) fIRR:-O ., ./;:~ :..' I- Ll7T' "I tt-frr-' l~ II III "''(jj (\\ ~ '""" 0 ~1 I' II 11111/ . ., RA ~ S~...IA Q.- I : 11 n rm-T1- 11;r-, R ~ . T11 d ~rrT 11:" ~_~ ! ). .-:?i -"S,_...... ..-: . .. '. 1 t:7 r -t ,.. -) r : 9-. -- i . - 1 ~ ~ G . (. \ ::i~ . .---- . ...1-( ,I . . I ~ _ .. 1- liIEE.fiH!) -- '. . '" RA ~ L;. f I / ,-1- ...~ rnll '11;'11. t: IT' I' IlI1fTPi.;: . PF ~ m :c': C': C:!:'. c !of c . .. - ~ ............ . o R~' . aI' .. ~ ~ ~ t~ to bS-R ~ a J"~~~1~i'rf: t~: Ct: ~ ~ .. - 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 ---~--~_._---- r. r . J ./ ~ I DRIVE .ex. 8"Se"'V~. ~ ~' I ~ '_1 - ENSr. ..,-;:-;:;;;qreR ~ --.-- - --~ ~ , Ii ~ , .:J FF! .54/.0 loa I r'?r'O I F'~ SJ~J i i ! D~.:J i Ii" .~~.~ .- .'- IS2C) - ~,- ~ -- \ ~ \ \ I '\ 1 , - ./ ; " - I ! I I I t I . I ~' ~I ! t :. I ( { ; i \ ( . " - -- ( ~ , 1 \ -- -- , -=- SHT T(/Ii'N ONLY : re-W"'1"EA' '" EX CUR" OUTLET ) E \ 8-~-'. \ \ __ ~ ~ *~.)c'/~Z;-Iv1E!.~/AN..frf.'/")~) -~ \ -- SE~ Le~ To IV LRIYE p.ac..III/1ltK' - --- 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 - . -(( (~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 - 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 19 of 25 ( -) ,_." i . . . . } ~. ,. ..... , .-. .' . . Agenda Report 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 1995 SEP 121989 ITEM 8 20 of 25 .. . /-'L (--L ( . - ., Agenda Report . September 12, 1989 Page 3 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 SEP 121989 ITEM 8 21 of 25 I 1 ( ,) () . Agenda Report 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 , SEP 121989 ITEM 8 22 of 25 . ,- I ' . ( _c) , ) Agenda Report September 12, 1989 Page 5 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. ~UG 8 1995 ITEM l2 , SEP 121989 ITEM 8 23 of 25 . .-- ( ( . ! / .- Agenda Report September 12, 1989 Page 6 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 SEP 121989 ITEM l3 24 of 25 ,. 0 0 Agenda Report 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 - A/A-9-12.31-36A - AUG 8 1995 ITEM 3.2 ..1 SEP 121989 ITEM 8 / 25 of 25 ~ . 0'