Item 4 - EA TTM 95-01 Lewis and Lewis
AGENDA REPORT SUMMARY
-- TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Man~ ~
"{'
INITIATED BY: John D. Fitch, Assistant City "anage~~J ~Q
Reba Wright-Quastler, Director of Plan in9 Services
DATE: December 12, 1995
SUBJECT: Environmental Assessment and Tentative Tract Map 95-01, Lewis and Lewis,
Applicant
ABSTRACT
A request to subdivide 77 acres into eight rural residential lots on the property
located at the south terminus of Blue Crystal Trail and Murel Trail, in the RR-A zone.
ENVIRONMENTAL REVIEW
Staff recommends that the Council issue a Negative Declaration with mitigation in the
areas listed as impacted.
FISCAL IMPACT
- Fiscal impacts will be determined at the Minor Development Review stage of this
project.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
Public notice was published in the Powa, News Chieftain and mailed to -Ii property
owners within 500 feet of the project boundaries.
RECOMMENDATION
It is recommended that the City Council issue a Negative Declaration with mitigation
and approve Tentative Tract MaD 95-01, subject to the conditions contained in the
attached proposed resolution.
ACTION
-
, '" .-
j of 24 DEe 1 2 1995 ITEM 4
,---..--.-....-.. ---.- ._-~-_._,-_...__._._- '_.'___O'_.m',__ -....~._-----
.- AGENDA REPORT
CITY OF POW A Y
TO: Honorable Mayor and Members ~e City Council
FROM: James L. Bowersox, City Mana
~\
INITIATED BY: John D. Fitch, Assistant City Manager~' ~
Reba Wright-Quastler, Director of Planning Servicese
Marijo Van Dyke, Associate Planner
DATE: December 12, 1995
MANDATORY
ACTION DATE: December 19, 1995
SUBJECT: Environmental Assessment and Tentative Tract Mao 95-01. Lewis
and lewis. Aoolicant: A request to subdivide 77 acres into
eight rural residential lots on the property located at the
south terminus of Blue Crystal Trail and Murel Trail, in the
RR-A zone.
APN: 321-270-54, 58, 59 and 63
FINDINGS
The proposed project is a request to subdivide 77 acres of rural residential
property of which a portion of the hillside and ridgeline area can be viewed from
large segments of the valley floor. The design proposal would create eight
estate-size lots, with building pads which are sited both to capture views from
as high as 1320 feet and to contain large areas of contiguous natural open space.
Lots 1, 2 and 3 are proposing to take access from the south terminus of the
private road, Blue Crystal Trail. Lots 4 through 10 will be accessible from the
south terminus of Murel Trail, which is served by Blue Crystal Trail.
The lot sizes being proposed within the subject tract map will range from 13.0
acres to 9.0 acres. The building pad areas will be held to a maximum of two
acres per lot. The remainder of the lots will be preserved in their natural
state.
Publ ic improvements related to the development of the site include the
improvement of Blue Crystal Trail and Murel Trail to rural road standards and the
completion of a water delivery and distribution system which will be acceptable
ACTION:
2 of 24 jJ
DEe 1 2 1995 ITEM 4 ,
Agenda Report
December 12, 1995
Page 2
to the City Engineering Services Department. A comprehensive design of this
system has not yet been developed. The applicants recognize the significance of
this requirement and have agreed to work closely with the Engineering Department
to achieve an acceptable system which will ultimately serve other adjoining
properties which presently do not have City water available to them. There are
design difficulties which include the elevation of some of the building pads
being higher than the Blue Crystal Reservoir.
ENVIRONMENTAL REVIEW
An Envi ronmenta 1 Initial Study was completed for this application. It has
ident i fied probabl e potent i al impacts in the areas of Soil s and Geology,
Hydrology, Flora, Fauna, Transportation, Aesthetics, and Utilities and Public
Services. A detailed biological assessment of the property was completed by a
qualified environmental consultant. The study identified sensitive plant and
animal habitat on site, including Diegan Coastal Sage Scrub and Riparian areas
containing small amounts of wetland habitat. It further verified the presence
of the coastal California gnatcatcher and recommended a mitigation plan to avoid
siting building pads within CSS areas. For the most part the house sites are
positioned within Southern Mixed Chaparral rather than within Coastal Sage Scrub
and all are avoiding the locations in which the sensitive bird and animal species
have been found. The report states:
As currently designed, the proposed Weiss-Poway project will
directly impact approximately 1.89 acres (4.1%) of Diegan coastal
sage scrub, none of the mul efat scrub, herbaceous ri pari an or
jurisdictional waters of the United States, 2.41 acres (11.5%) of
the southern mixed chaparral, .45 acres (13.27%) of the coastal
sage/chaparra 1 scrub, and 1.38 acres (34.33%) of the remaining
disturbed areas.
It will....indirectly impact an additional 1.77 acres (3.8%) of Diegan
coastal sage scrub, and none of the mulefat, herbaceous ri pari an or
jurisdictional waters of the U.S.
Findings of the report maintain that the project is in compl iance with the
Special 4(d) Rule Interim Coastal Sage Scrub Habitat Loss because:
1. The habitat loss does not cumulatively exceed the 5% guideline.
2. The habitat loss will not preclude or prevent connectivity between areas
of high habitat value. (The applicants have agreed to annex entire subject
property into the Poway Habitat Conservation Plan area and have set aside
generous, connected areas of open space which will serve as-corridor areas
for the movement of wildl ife as well as provide habitat for sensitive
resident wildlife and plants.)
3. The habi tat loss of coastal sage scrub wi 11 not precl ude or prevent
preparation of the subregional NCCP since they have become a partner in
the Poway HCP.
DEe 1 2 1995 ITEM 4
3 of 24
-.- -- ~- -~- --~~---- ---_._-~ ---"-"---~--'--'--~---
Agenda Report
December 12, 1995
Page 3
4. The habitat loss has been minimized and mitigated to the maximum extent
practicable in accordance wi th 4.3 of the adopted guidelines. The
proposed mitigation replacement of 2:1 for direct impacts to the Diegan
coastal sage scrub were derived based upon the high habitat value of the
sage scrub on-site in addition to the conservation approach in delineating
these (plant and animal) communities.
5. Habitat loss will not appreciably reduce the likelihood of survival and
recovery or 1 i sted spec i es in the wild. These sensitive plants and
animals have been avoided in the placement of the pad locations for future
homes and accessory structures.
6. Habitat loss is incidental to an otherwise lawful activity (namely the
construction of new homes).
Staff recommends that the Council issue a Negative Declaration with mitigation
in the areas listed as impacted.
FISCAL IMPACT .
Fiscal impacts will be determined at the Minor Development Review stage of this
project.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
Public notice was published in the POlNay Netfs Chieftain and mailed to ....ll
property owners within 500 feet of the project boundaries.
RECOMMENDATION
It is recommended that the City Council issue a Negative Declaration with
mitigation and and approve Tentative Tract MaD 95-01, subject to the conditions
contained in the attached proposed resolution.
JLB:JDF:RWQ:MVD:kls
Attachments:
A. Proposed Resolution
B. Environmental Initial Study
C. Zoning and Location Map
D. Proposed Site Plan
E:\CITY\PLANNING\REPOAT\TTM9501.AGN
DEe 1 2 1995 ITEM 4
of 24
-
RESOLUTION NO. P-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING TENTATIVE TRACT MAP 95-01,
ASSESSOR'S PARCEL NUMBER 321-270-54,58,59,&63
WHEREAS, Tentative Tract Map 95-01, hereinafter "Map", submitted by Lewis
& Lewis Architects, applicant, for the purpose of subdividing real property
situated in the City of Poway, County of San Diego, State of California,
described as Parcels 1, 2, 3 and 4 of Parcel Map 10293 was presented at a public
hearing on December 12, 1995; and
WHEREAS, the Director of Planning Services has recommended approval of the
project subject to all conditions set forth in the Planning Services report; and
WHEREAS, the City Council has read and considered said report and has
considered other evidence presented at the public hearing.
NOW, THEREFORE, the City Council does hereby resolve as follows:
Section 1: Environmental Findinos:
The City Council finds that the project will not have a significant
adverse impact on the environment and hereby issues a Negative Declaration
with Mitigation Measures.
Section 2: Findinos:
Tentative Tract MaD 95-01
1. The proposed project is consistent with the general plan in that
minimal areas of disturbance are being proposed for a project
located within the hillside/ridgeline watershed area.
2. The tentative tract map is consistent with the Poway General Plan in
that single-family housing is proposed for development.
3. The design or improvement of the tentative tract map is consistent
with all applicable general and specifiC plans, in that improvements
adhere to the development of the City of Poway Zoning Ordinance and
the Subdivision Ordinance.
4. The site is physically suitable for the type of development
proposed, in that each lot is in excess of nine acres in size.
5. The site is physically suitable for the density of the development
proposed. The site will be developed in conformance with density
criteria of the RR-A zone.
6. The design of the subdivision is not likely to cause substantial
environmental damage and avoidable injury to humans and wildlife or
other habitat, in that the areas set aside for development will be
limited to two acres per lot and no further subdivision of the
property is permitted.
DEe 1 2 1995 ITEM 4
5 of 24 ATTACHMENT A
._~-,--".- --"._-,"- -~~~._-_.- --_._--_.._------~._._-_.._- ----------- -
Resolution No. P-
Page 2
7. The tentative tract map is not likely to cause serious public health
problems because City water and approved septic systems will be
provided to the new parcels. Low flow plumbing fixtures will be
required throughout future buildings on the site. Landscaping plans
will eventua 11 y be prepared with mi n i ma 1 water consumpt i on and
incorporating low volume irrigation techniques for trees and shrubs.
8. The design of the tentative tract map will not conflict with any
easement by the public at large, now of record, for access through
or use of the property within the proposed subdivision.
Section 3: Citv Council Decision:
The City Council hereby approves Tentative Tract Map 95-01, subject to the
following conditions:
Within 30 days of approval (1) 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. Those
conditions proceeded by an * are required in mitigation for possible
environmental impacts.
APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING SERVICES REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
SITE DEVELOPMENT
1. Site shall be developed in accordance with the approved site plans on file
in the Planning Services Department and the conditions contained herein.
2. Approval of this request shall not waive compliance with all sections of
the Zoning Ordinance and all other applicable City Ordinances in effect at
the time of building permit issuance.
3. Prior to any use of the project site or business activity being commenced
thereof, all conditions of approval contained herein shall be completed to
the satisfaction of the Director of Planning Services.
*4. A dedication shall be made for a biological conservation easement at a
rate of 2:1 as mitigation for disturbance of Diegan coastal sage scrub.
The area designated for preservation shall be contiguous land which is of
equal or greater biological value to that which will be consumed in the
development process. This dedication shall be submitted to and approved
by the Planning Services Department prior to final map approval.
5. This approval shall become null and void if the tentative map is not
finaled and recorded within two years from the date of project approval.
Application for time extension must be received at least 90 days prior to
expiration.
LANDSCAPING
1. All graded slopes greater than five feet in height shall be landscaped and
irrigated, and those three feet or greater shall be planted, in accordance
with adopted Poway Landscape Standards for hillside areas.
6 of 24 DEe 1 2 1995 ITEM 4 ..,
Resolution No. P-
Page 3
*2. Landscaping on graded slopes which will be visible to the valley floor
shall be planted in materials which visually transition into native
vegetation.
*3. All planting materials proposed for use near natural areas sha 11 be
evaluated for its potential for invasiveness. Such plants shall not be
installed within 100 feet of native vegetation.
4. All landscaped areas shall be maintained in a healthy and thriving
condition, free from weeds, trash and debris.
*5. The graded pad area of each lot shall be limited to a maximum of two
contiguous acres of disturbance, which shall include the house footprint,
accessory structures, driveway, pools, tenn is courts, horse barns,
paddocks, arenas and corrals. All remaining area shall be retained in its
natural state and shall not be fenced.
*6. Homes designed for the subject lots shall follow the natural contours of
the hillsides wherever possible in order to minimize the visible cut and
fill areas. The buildings should be earthtone colors, with muted shades
of tan, beige, gray, green , etc, and with roof colors in dark terra cotta
tile, or dark gray or brown simulated concrete shake materi al. No
reflective or brightly colored materials, other than necessary glazing,
shall be permitted.
llm
Any signs proposed for this development shall be designed and approved in
conformance with the Sign Ordinance.
ADDITIONAL APPROVALS REOUIRED
1. The developer shall display a current Zoning and Land Use Hap, or suitable
alternative, in the sales office at all times, to the satisfaction of the
Director of Planning Services.
2. 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.
3. The developer shall set aside 15 percent of the new lots for low income
housing and shall be subject to a restriction on the face of the map
providing such set aside. An in-lieu fee has been adopted by the City
Council and the developer may opt to pay an in-lieu fee at the established
rate in place of setting aside 15 percent of the units for low income
housing. This fee shall be paid prior to building permit issuance.
APPLICANT SHALL CONTACT THE DEPARTMENT OF ENGINEERING SERVICES REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
DEe 12 1995 ITEM 4
7 of 24
-_....__.,_._._----_.~---_._..-
Resolution No. P-
Page 4
GRADING
1. Grading of the subject property shall be in accordance with the Uniform
Buil di ng Code, City Grading Ordinance, approved grading plan and
geotechnical report, and accepted grading practices.
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.
4. A geological report shall be prepared by a qualified engineer or geologist
and submitted at the time of application for grading plan check.
5. The final grading plan, prepared on a standard sheet of mylar, shall be
subject to review and approval by the Planning and Engineering Services
Departments and shall be completed prior to start of grading operation.
6. A pre-blast survey of the surrounding property shall be conducted to the
satisfaction of the City Engineer prior to any rock blasting. A blasting
permit shall be obtained from the Engineering Services Department 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.
7. All new slope shall be a minimum of 2:1 (horizontal to vertical).
8. A final compaction report sha 11 be submitted and approved prior to
issuance of building permits.
9. A certification of line and grade, prepared by the project civil engineer,
shall be submitted prior to issuance of building permits.
10. Buildings and parking lots shall be at least five feet from tops and toes
of slopes, unless waived by Planning and/or Engineering Services
Departments prior to grading permit issuance.
11. Non-supervised or non-engineered fill is specifically not allowed. Rock
di sposal areas shall be graded in comp 1 i ance wi th City-approved so i 1 s
investigations and recommendations and grading plans.
12. Erosion control, including but not limited to desiltation basins, shall be
installed and maintained from Oct. 15th to April 15th. An erosion control
plan sha 11 be prepared by the project civil engineer and shall be
submitted as part of the grading plan. The developer shall make
provisions to insure the proper maintenance of all erosion control devices
throughout their intended life.
13. The tops and toes of all graded slopes shall be constructed with a five-
foot minimum setback from any open space area and property lines.
8 of 24 DEe 1 2 1995 ITEM 4
Resolution No. P-
Page 5
STREETS
1. Murel Trail and a portion of Blue Crystal Trail, running Southerly from
the AC-paved portion of Blue Crystal Trail to and within the subdivision,
shall be improved in accordance with the standards and specifications for
Non-dedicated Rural Street per Sections 12.20.110 and 12.20.120 of the
Poway Municipal Code. Completion of the improvements shall be done prior
to building permit issuance.
2. A road maintenance agreement for Murel Trail and a portion of Blue Crystal
Trail shall be executed and recorded in the office of the San Diego County
Recorder prior to map approval. Sa i d agreement shall be in a form
acceptable to the City Attorney.
3. All damaged off-site publiC works facilities, including parkway trees,
shall be repaired and replaced prior to exoneration of bonds and
improvements, to the satisfaction of the Director of Engineering Services.
4. Pri or to any work performed in the pub 1 i c ri ght-of-way or City-held
easements, a right-of-way permit shall be obtained from the Engineering
Services Department and appropriate fees paid, in addition to any permits
required.
5. All street structural sections shall be submitted to and approved by the
Director of Engineering Services Department prior to street construction.
6. Pri vate street improvement plans shall be prepared and processed as a
grading plan. Said plans shall be in a scale of 1".40' minimum and
prepared on standard sheets of mylar by a Registered Civil Engineer and
shall be submitted for approval by the City Engineer. Pl an check and
inspection fees shall be paid by the developer. The grading plan shall be
approved and securities posted prior to start of grading operation.
7. The access driveway from Murel Trail to the existing City water reservoir
in the area that would be affected by grading the subdivision shall be
paved with a minimum of 2" AC on native subgrade. It shall be completed
prior to issuance of a certificate of occupancy for a building on Lot 8.
DRAINAGE AND FLOOD CONTROL
1. Intersect ion drains shall be required at locations specified by the
Director of Engineering Services Department and in accordance with
standard engineering practices.
2. A drainage system capable of handling and disposing all surface water
originating within the project, and all surface waters that may flow onto
the project from adjacent lands, shall be required. Said drainage system
shall include any easements and structures as required by the Director of
Engineering Services to properly handle the drainage.
3. Portland cement concrete gutters shall be installed where water crosses
the roadways.
4. Concentrated flows across driveways and/or sidewalks shall not be
permitted.
9 of 24 DEe 1 2 1995 ITEM 4
,------.-.-..-..- -'-'------_._.....__._----"~--- --~~-_._- ~_.__._---_._-----
Resolution No. P-
Page 6
mwl
1. Sewage disposal system shall be designed and constructed to meet the
requirements of the City of Poway and San Diego County Department of
Health.
2. A Health Department certificate for the sewage disposal system shall be
obtained prior to final map approval. The approved certificate wording
shall be placed on the final map, except the non-title sheet.
3. Prior to getting approval of the sewage disposal system from the County
Department of Health, the developer's engineer shall submit to the City a
leach field layout plan for review and approval.
IfAIU
1. A public water distribution system, to be designed per City of Poway
standards and specifications, shall be constructed to provide water supply
for domestic and fire protection needs within the subdivision as well as
other properties in the Blue Crystal Trail area as shown on Attachment 7
and as referred to in the approved agenda report on June 20, 1995 for the
approval to retire bonds for Assessment District No. 79-1. The design
shall be completed prior to map approval.
2. Improvement plans, prepared on standard sheet of mylar on 1".20' scale by
a Registered Civil Engineer shall be submitted for review and approval by
the Director of Engi neeri ng Services. Plan check, inspection, and
administrative fees sha 11 be paid by the developer and appropriate
securities posted prior to plan approval. Initial plan checking and
inspection fees shall be paid at first submittal of plans.
3. A Standard Agreement for Construct ion of Publ i c Improvements shall be
executed by the developer prior to final map approval.
4. Water lines and appurtenances that will be installed at locations other
than within public streets shall have an easement, a minimum of 20 feet
wide for each line, dedicated to the City of Poway. Multiple parallel
facilities will require additional easement width for on-site facilities.
Dedication shall be offered on the final map or by a separate document
instrument prior to approval of improvement plans. No other utility lines
shall be placed within the easement unless otherwise approved by the
Director of Engineering Services.
5. The developer, at its option, may request a reimbursement agreement with
the City of Poway for the construction of a water distribution system in
the Blue Crystal Trail area. Application for a reimbursement agreement
sha 11 be made at final map review and sha 11 be recorded prior to
recordation of the final map.
UTILITIES
1. All proposed electrical/communication/CATV utilities within the project
sha 11 be installed underground including existing electrical ut il it i es
less than 34.5 KV along Circulation Element roads and/or highways.
DEe 1 2 1995 ITEM 4 ,
10 of 24
.
Resolution No. P-
Page 7
2. Utility easements shall be provided to the specification of the serving
utility companies and the Director of Engineering Services.
3. The developer shall be responsible for the relocation and undergrounding
of existing public utilities as required.
4. Existing telephone, gas, electric, water, sewer, and other public utility
lines and appurtenances shall be shown on the grading/improvement plans.
S. All public utility lines (i.e., water, sewer, drainage) not located within
public streets shall have an improved access over and along the respective
easement, the surfacing and width of which shall be acceptable to the City
Engineer.
GENERAL REOUIREMENTS AND APPROVALS
1. The final map shall conform to City standards and procedures, City
subdivision ordinance, Subdivision Map Act, and Land Surveyors Act.
2. No grading and no structures are to be built over the existing open space
easement on site, unless approved by the Directors of Planning Services
and Engineering Services. A disturbed open space easement may be vacated
at the discretion of the City and an equal or greater area of open space
easement within the subdivision sha 11 be dedicated to the City.
Dedication shall be made through the final map.
3. No work and no structures are allowed within any City-held easement that
would compromise the use and purpose for which it was originally
dedicated.
4. The developer/owner shall provide the City with a document or documents
indicating proof of access rights from Poway Road to the subdivision.
S. A monumentation bond in an amount acceptable to the City Engineer shall be
posted prior to final map approval.
DEVELOPMENT RELATED FEES
1. The following fees, including but not limited to, traffic mitigation,
drainage, water base capacity, and park fees shall be paid or secured
prior to final map approval. If secured, these fees shall be paid in full
prior to issuance of a certificate of occupancy.
Permit and plan checking fees shall be paid upon submittal of final map,
improvement, and/or grading plan, as applicable.
Fire protection fee and reimbursement processing fee shall be paid in full
prior to final map approval.
San Diego County Water Authority (SDCWA) base capacity fees shall be paid
at time of application for a water meter installation.
DEe 1 2 1995 ITEM 4
II of 24
Resolution No. P-
Page 8
In addition to all appl icable water connection fees, a speci al water
service fee of $8390.00, applicable to Lots 1, 2, 3, 4, & 8 shall be paid
prior to building permit issuance.
2. A processing fee shall be paid to the City for each easement dedication
made through a separate instrument other than dedication made on the final
map.
APPLICANT SHALL CONTACT THE DEPARTMENT OF SAFETY SERVICES REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
1. Lots 2 I 3 - Fire Department turn-around may be required, depending on
location of the house.
2. Lot 4 - Extend eastern leg of Fire Department turn-around ten feet so as
to provide a total of 60 feet on each leg. Maintain a 20 feet radius on
all corners.
3. Lot 5 - Extend the western leg of Fire Department turn-around by at least
ten feet. Extend the southern leg of Fire Department turn-around by at
1 east 12 feet.
4. All lots - All residences placed greater than 500 feet from a fire hydrant
shall be required to install a residential fire sprinkler system. This
will necessitate one inch water meters and one inch laterals.
5. Water supply - Design of water system is pending, therefore, no
di scussion of above ground tanks or other design concepts have been
reviewed. Additional fire hydrants shall be required.
6. Should a gate{s) be placed at access ways affecting more than four (4)
residences or residential lots, the gate(s) will be equipped with approved
emergency traffic control activating strobe sensor(s) which will activate
the gate{s) on the approach of emergency apparatus. All automatic gates
must meet Fire Department pol icies deemed necessary by the Chief for
rapid, reliable access. A manual override lock release system will be
provided in the event of a power failure. Manual gates shall have a Fire
Department lock box installed with the gate key inside.
7. Any automatic gate across a fire access road (regardless of the number of
residences or lots affected) shall be equipped with approved emergency key
operated switches overriding all command functions and opening the gate.
APPLICANT SHALL CONTACT THE DEPARTMENT OF PUBLIC SERVICES REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
1. The project shall be annexed into the appropriate landscape maintenance
district prior to final map.
2. The CCIR's and/or Articles of Incorporation of the Homeowner's Association
shall be subject to review for compliance with conditions herein by the
City Attorney and Director of Planning Services, and shall be filed with
the Secretary of State, the County Recorder, and the City Clerk at the
time of final map consideration.
DEe 1 2 1995 ITEM 4 l'1
12 of 24
.
- -
Resolution No. P-
Page 9
3. Final map shall conform to City standards and procedures.
4. This is a lot-averaged subdivision and shall not be re-subdivided. The
final map shall be labeled accordingly.
5. All provisions of the Subdivision Ordinance of the Poway Municipal Code
shall be met as they relate to the division of land.
6. Prior to final map, all dedications shall be made and easements granted as
required.
APPROVED and ADOPTED by the City Council of the City of Poway. State of
California, this 12th day of December 1995.
Don Higginson, Mayor
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 12th day of December, 1995, and that it was so adopted by the
following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Marjorie K. Wahlsten. City Clerk
City of Poway
E:\CITT\PLANNING\REPORT\TTM9501.RES
,3 of 24 DEe 1 2 1995 ITEM 4
-.-.----.- - ~-
- ~_.._---~-~-~-_._._------ --~----
--_._-------- ._---_._-~_._---_. ---- -_.'. .-._----, ---_._.._._-._---_._._~._"- -----
. ( I ()
CITY OF POWAY
INITIAL STUDY
ENVIRONMENTAL CHECKLIST
DATE: 10-30-15
APPLICANT: W: IO;~ '.""- I ... - L FM ~
FILING DATE:' ~-l<'- GIs LOG NUt.tBER: i"'rM ., ~-Ol
PROJECT: T' &-~, '-e, -LA""...+- 'WlA.~ A. "t"T 4-e..- . . " '. '- . <g L,Q-t"s,
,
PROJECT LOCATION:....:r~..:.,... t 'B.~", ~.~...:d. .~, -tt.u..~ za,...c..,
I. ENVIRONMENTAL IMPACTS
(Fact-based explanations of al I answers are reQuired on attached sheets.)
YES MAYBE NO
1. Soi Is and Geology. Wi /I the proposal have
sIgnIfIcant Impacts In:
a. Unstable ground conditions or in changes In
geologic relationships? ___ ~ ___
b. Disruptions, displacements, compaction, or . /
burial of the sol I? "
- ---
c. Change In topography or ground surface . /
contour intervals? ~
- ---
d. The destruction, covering, or modification
of any uniQue geologic or physical
features? ~
--- -
e. Any potential increase in wind or water
erosion of sol Is, affecting either on- or
off-site conditions? V
--- - ---
f. Changes In erosion, si Itatlon, or
depos I t ion? ___ V ___
g. Exposure of people or property to geologic
hazards such as earthQuakes, landsl Ides,
muds I ides, ground fa ilure, or s im I I ar
hazards? ___ _ V
2. HYdrOIOgr' Will the proposal have significant
Impacts n:
a. Changes in currents, or the course In
direction of flowing streams, rivers, or
ephemeral stream channels? ___ _ V
b. Changes in absorption rates, drainage
patterns, or the rate and amount of
surface water runoff? ~
--- ---
c. Alterations to the course or flow of
flood waters? V
--- -
d. Change In the amount of surface water in ./
any body of water? ___ _ ...!::...
e. Discharge Into surface waters, or any alter- ./'
action of surface water Quality? ___ ~ ___
~4 of 24 ATTACHMENT B DEe 12 1995 ITEM 4 -- .
- - ----_.---
-________ __'_'_n _.._...___._..___ -- -'---'---
" , I
Environmental Study Checklist
- Page 2
YES ~ NO
f. ~Iteratlon of groundwater
characteristics? v'
- -
g. Change In the quantity of groundwaters,
either through direct additions, or with-
drawals, or through Interference with an
aquifer?
Quality? - - ..1L.
Quant I ty? - - ~
h. The reduction in the amount of water otherwise
ava! lable for public water supplies? - - V
I. Exposure of people or property to water V
related hazards such as flooding or seiches? - -
3. Air Qua I It y . Will the proposal have significant
Impacts 'n:
a. Constant or periodic air emissions from
mob I Ie or Indirect sources? v'
Stationary sources? - - .......
- -
b. Deterioration of ambient air quality and/or
Interference with the attainment of appli-
cable air quality standards? - - ..J.C
C. AI terat Ion of local or regional climatic
conditions. affecting air movement moisture
or temperature? v'
- -
4. Flora. Will the proposal have significant
results In:
a. Change In the characteristics of species,
Including diversity, distribution, or number L-
of endangered species of plants? - -
b. Reduction of the numbers of any unique,
rare, or endangered species of plants? - --L -
c. Introduction of new or disruptive species
of plants Into an area? - ~ -
d. Reduction In the potential for agricultural
production? - - ~
5. Fauna. Will the proposal have significant
results In:
a. Change In the characteristics of species,
Including diversity, distribution, or V'
numbers of any species of animals?
- - -
b. Reduction of the numbers of any unique,
- rare, or endangered species of animals? - --L -
c. Introduction of new or disruptive species
of animals Into an area, or result In a
barrier to the mitigation or movement of -L
animals?
- -
d. Deterioration or removal of existing fish 4
'5 of 24 or wildlife habitat? -llEC ,\Y'lQgL.JTEM
_.
_......_.___...____._..____._. _.'~_ _ n_____ .____..____________._.
r
\, \
Environmental Study Checklist
Page 3
YES MAYBE NO
6. Population. [Will the proposal] have significant
results In:
a. [Will the proposal] alter the location, distri-
bution, density, diversity, or growth rate of ~
the human population of an area? - -
b. Will the proposal affect existing housing, V
or create a demand for addltlona.1 housing? - - -
7. Socio-Economlc Factors. Will the proposal have
significant results In:
a. Change In local or regional soclo-economlc
characteristics, Including economic or
commercial diversity, tax rate, and prop-
erty values? - - JL"
b. Will project costs be equitably distri-
buted among project beneficiaries, i .8.. V
buyers, taxpayers, or project users? - - -
8. Land Use and Plannln9 Considerations. Will the
proposal have significant results In:
a. A substantial alteration of the present or
planned land use of an area? - - .JL
b. A conflict with any designations, objectives,
policies. or adopted plans of any govern-
mental entities? -X
-
c. An Impact upon the Quality or Quantity of
existing consumptive or non-consumptive
recreational opportunities? - - -JL
9. Transportation. Will the proposal have significant
results In:
a. Generation of substantial additional vehicular ./
movement? ~ C4'~""" ir. '(~-
-
b. Effects on existing streets, or demand for
new street construction? -L
- -
c. Effects on existing parking facilities, or ./
demand for new parking? - - -
d. Substantial Impact upon existing transpor-
tat ion systems? - - .it!...
e. Alterations to present patterns of circu-
lation or movement of people and/or k
goods? - -
1. Alteration to or effects on present and
potential water-borne, ral I, mass transit, V
or air traffic?
- - -
g. Increases In traffic hazards to motor
vehicles, bicyclists, or pedestrians? - - J.:::::"
DEe 1 2 1995 ITEM 4 -.
16 of 24
.
- ---.
-
"..- ----_._.._~.._---- ~ ----- ~---
~ ~)
Environmental Study Checklist
Page 4
YES MAYBE NO
-
10. Cultural Resources. Will the proposal have
significant Impacts In:
a. A disturbance to the Integrity of archaeo-
logical, paleontological, and/or historical vi
resources?
- -
11. Health, Safety, and Nuisance Factors. wi II the
proposal have significant results In:
a. Creation of any health hazard or potential v"
health hazard?
- -
b. Exposure of people to potential health
hazards? - - V
c. A risk of explosion or release of hazardous
substances In the event of an accident? .JL
- -
d. An increase in the number of Individuals or
species of vector or parthenogenic organisms .K:
or the exposure of people to such organisms? - -
e. Increase In existing noise levels? ..iL.
- -
f. Exposure of people to potentially dangerous ,/'
noise levels?
- - -
g. The creation of objectionable odors? v'
- -
h. An increase In light or glare? ~
- -
12. Aesthetics. Will the proposal have significant
results In:
a. The obstruction or degradation of any scenic V'
vista or view?
- -
b. The creation of an aesthetically offensive v'
sl te? - - -
c. A conflict with the objective of designated V'
or potential scenic corridors? - - -
13. Uti litles and Public Services. Will the proposal
have significant neeo for new systems, or alter-
at Ions to the following:
a. Electric power? - - ..k:.
b. Natural or packaged gas? - v'
-
c. Communications systems? - - ..JL
d. water supply? V -
-
e. Wastewater facilities? - - ~
f. Flood control structures? V
- -
g. SollO waste facilities? V
- -
h. Fire protect Ion? v'
- -
17 of L4 DEe 1 2 1995 ITEM 4 ..
. ..._,.._-----_.._~.._---_.~,~- ------ ---- ._--_._._-_.__._..,-_.__._--_..__.._-_._~- -_....~._-_._--_._-
.. ------- .
. (1
Environmental Study Checklist
Page 5
~ ~ NO
I. Pol Ice protection? L
- -
j. Schools? - - ..L
k. Parks or other recreational facilities? - ...lL
-
I. Maintenance of public facilities, Including V
roads and flood control facilities? - -
m. Other governmental services? V
- - -
14. Energy and Scarce Resources. Wi II the proposal
have significant Impacts In,
a. Use of substantial or excessive fuel or V
energy? - -
b. Substantial Increase In demand upon existing II'
sources of energy? - - -
c. An Increase In the demand for development of V'"
new sources of energy? - -
d. An Increase or perpetuation of the consump-
tion of non-renewable forms of energy, when
feasible renewable sources of energy are V
avai lable?
- -
e. Substantial depletion of any nonrenewable
or scarce natural resources? - - V
15. Mandatory Findings of Significance.
a. Does the project have the potential to
degrade the Quality of the environment,
substantially reduce the habitat of fish
or wi Idllfe species, cause a fish or wi Id-
life population to drop below self-
sustaining levels, threaten to eliminate
a plant or animal community, reduce the
number of restrict the range of a rare or
endangered plant or animal, or eliminate
Important examples of the major periods ~
of the California history or prehistory? - -
b. Does the project have the potential to
achieve short-term, to the disadvantage of
long-term, environmental goals? (A short-
term Impact on the environment Is one which
occurs In a relatively brief, definitive
period of time while long-term Impacts will ...IcC
endure we II Into the future.) - -
c. Does the project have impacts which are
Individually limited. but cumulatively
considerable? (Cumulatively considerable
means that the Incremental effects of an
Individual project are considerable when
viewed In. connection with the effect of
past projects, and probable future V
projects.) - - -
ITEM 4 ..
of 24 DEe 1 2 1995
.. .-
. .
\.
Environmental Study Checklist
Page 6
d. Does the project have environmental
effects which wi II cause substantial
adverse effects on human beings, either
~irectly or Indirectly? - - ....IC
II. DISCUSSION OF ENVIRONMENTAL EVALUATION
(I.e. , Of affirmative answers to the above questions plus a discussion of
proposed mitigation measures.)
III.DETERMINATION
On the basis of this initial evaluation:
D I find the proposed proJect COULD NOT have a significant effect on
the environment, and a NEGATIVE DECLARATION wi II be prepared.
@ I find that although the proposed proJect could have a significant
effect on the environment, there wll I not be a significant effect
in this case because the mitigation measures described on an
attached sheet have been added to the project. A NEGATIVE
DECLARATION Will BE PREPARED.
D I find the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT is reqUired.
DATE: 10- ~o- "5 SIGNATURE: ~ 1/--7>/-
TITLE: a<t/~~:"a. ~~.. ~
.
FORNS\EIS.FRM
DEe 1 2 1995 ITEM 4
19 of 24 -.
,~----_.- ...-. -'-"--' ___.._____..n_____~__
Environmental Study Checklist
Page 7
II. DISCUSSION OF ENVIRONMENTAL EVALUATION
1. Soils and GeoloQv Will the proposal have significant impacts in:
b,c&e. The grading required for the construction of building pads
and placement of infrastructure will require the disturbance, and
displacement of soils. Graded slopes will need to be protected from
erosion. Erosion control devices will need to be properly maintained to
prevent siltation of the blue-line stream noted in the biological
assessment.
2. Hvdro 1 OQV Will the proposal have significant impacts in:
b&e. There will be an incremental change in drainage patter,
surface water runoff and possible danger of discharge into surface
waters which constitute a part of the eastern watershed area
contributing to Poway Creek. As noted in #1 above, erosion control and
siltation prevention devices will need to be installed and maintained
throughout the grading and installation of infrastructure processes.
4. Flora Will the proposal have significant results in:
a,b&c. The focused biological study indicates that the proposed
project will impact directly or indirectly approximately 3.5 acres of
Diegan Coastal Sage Scrub. The replacement requirement for high quality
CSS is 2:1 is mitigated on site or purchased off site within the Poway
Mitigation Area. If payment for offsite mitigation is chosen, the
anticipated costs are $10,000 per acre of habitat disturbed.
5. Fauna Will the proposal have significant results in:
a,b,c&d The biological study identifies four sensitive animal
species which are present on the property including; two San Diego
horned lizards, six orangethroat whiptail lizards, two pair of coastal
California gnatcatchers, and twelve southern California rufous-crowned
sparrows. The graded pad for proposed Lot 7 will impact the between
one-third and one-half acre of the use area for the resident California
gnatcatchers. The area of disturbance is located at the extreme
northeast sector of their use area. Mitigation will also require a
limitation on grading during the nesting, breeding and fledging season,
from February through the end of July.
Fencing around home sites will be recommended to be limited to the
immediate graded pad area, including any slopes planted for fire
protection. The remainder of each lot should be kept in its natural
state. Property owners should be required not to permit their dogs and
cats from using the natural area as part of their yard area.
20 of 24 DEe 1 2 1995 I i .::..~ 4
-
\
Environmental Study Checklist
Page 8
9. TranSDortation Will the proposal have significant results in:
a&b There will be substantial additional vehicular movement and
effects on the private rural roadways serving as access to this property
during installation of infrastructure improvements and grading of
building pads. New street will be required to be installed and existing
private roadways will be required to be improved to City rural road
standards.
12. Aesthetics Will the proposal have significant results in:
a,b&c The project is located on a prominent eastern hillside which
is at an elevation which will make any development highly visible to the
valley floor. It will be readily observable from the Town Center area
as well as from the Garden Road vicinity and along segments of Twin
Peaks Road. In order to reduce visual impacts graded cut and fill
slopes will need to be minimized. Cut slopes should be limited to a
minimum of 2:1 gradients or no taller than 25 feet and only in cases
where the new home can be constructed so as to shield views of the cut.
Planting of manmade slopes should be accomplished with materials which
transition into native. They should be fire resistive, should be colors
which blend with native plants, and should be non-invasive species if
they are non-native plants. Building colors and materials should be
selected with an effort to help the structures blend with that of the
surrounding hillside. Shades of dark tans, grays, greens and beiges,
with earthtone terra cotta tiles or flat simulated shake roofs are
recommended in order to adequately mitigate potentially unacceptable
visual impacts.
13. Utilities and Public Services Will the proposal have significant need
for new systems, or alterations to the following:
d. Water supply will be affected by this project. A
determination will be made as to the method of water delivery to the
subject lots. The extension of a new system of lines will be needed,
and possibly a new reservoir. These improvements will be determined to
the satisfaction of the Directors of Engineering and Public Services.
-.
DEe 1 2 1995 ITEM 4 c,
21 of 24
---..-.-. ________n._._
'," ~ '~I~-:"~" ~ . .'~':;~;.~~~~f)~1);;~~'~.~
. ..--.t-.-"", / 1/ . <. '. .~
--- .... .L-n. "1 . .. .---. '-I ---' ']'
I /' / r -T- ------- ,
. .- r I .-' .
I / ~ -- .."
, . I I ;.-- 1
! ,.0:> '=C< i .I;' /1: i 1:-1
I .A " I I
i ./ :
- ...... ---.......... - - - --
\ . . (
I I Ji J biTE ~) .
, /
-.r-----.
.,
(~\OS-R /' /1 -) :
,.
\\ .-'
o I ---~
" '. r ,,- \
" \ I 1
:! i
l--.t
, !-
Ii'
\ ' '- ' ' I ; i '
: '.~>~J;~~~:.~~,)j::::,r,;,~/:; :: .-
:. ,'," .' :',' ,,) ',./ ._~1,.
. ' , . i ... ~
~ \' ," ../.- , ~_.~..,. ,
)! .,. ,-.
\; ~. I"',~,~:~,~::/,/:/':".'
I ,- . '.. ,'.
! I' '...,1.' I . ~ ." ."
RR C l' . ';:;> --,---:/,-.. --. -.-
- :-., ..". " .
[I . .'... I
v: PRD i
II "
I . '11' i
1 \; . l
CITY OF POW A Y ITEM: TTM 95-01
r7\::\' TITLE : Zoning & Location
'8 SCALE: None ATTACHMENT: C
22 of 24
I
.-
, 1
",,,,,.~, ""1" !, I I .. I" , ~
w :~.r~1 !:i ,I I ~ ii _
11'11"'" 'i""" I '. '" I
. 'I'll II'., ' I I i 0;
,.i;!!,:,', i'f'Ji.,",'! I' I ,II "t > I l "
: I~. ,~ fl I. -i f "!!, ~ I dl ~, II
I "II,I."",,!I'l'" ' ,1,,:11, "'11" "
e ! ..". '11 I I ~ . .111 ~, 1 i~t I'
:~ I-d h.l: r I... I 1,~=it-.:!~ -it
" I .,1:,.":.",,, , I ,.._""".1, "U' I I
" .f" -"I.> "~"I 'I ., ! './ ' ,
!:: !:If:~'ln i. :151: 'I~~! I ,,: I, ,_
lOI tJh~!!I,i!,. gail' ~ iil5~ i I il I:~~
~. .~ 3 ;o'!I,'J ut tIt !- ,.-:: -1"'- .. I_ I ...~
<lO ",'.,.',," !Ii"l I , ,. I ',.,' !'I ,. . ,,,,
Z :~. .! La ~ ":!!: I ,rJ!= laU! t.,L I :i!;: : to iI!
:;: ",-1,,1''''1'11''''1 "..1'1'1 .,,': 'II'" '''I''', I,,' I.....
~ lL ~:j ~-!'~ ".., , i .,_ot . _w 'I "., t:__....._.
,,',~! ~!. I .. 101, '.. '. UE-, - .u h:1 I I.,::: !I~~ ": j~ n:
<( :-! .u~-"_ -.!- If ! ;r ;;:1 ~ In I to 51 .I,i -I,:.;"~if" 2 i-!
lS :::; :m,j1!1h !!!i!m ;1 ! I iilnildlmh illlll!illl !ill!;", h I! hi!
w
,...>
1-1- \' I
U ~ f i
~ -=~~d -
.. i! a!
;. ~. ~ i
I : r
, ! <
' I I '! .' "
.J ',. 1: i ~L 1= ~
. I ' 'j "-
ji Ii " _z j
I \ .
- I , \ '~-... / .
---..:... _. ,S1/~L 1VlS~ ln1SI . __...,,/<
".. _ --;.....c, _co __ ". __ ~
-~ ~
N~
: '.
~. '!l ,-' 5. "''a '
, " 'i oJ, 5~.'
'.. . i , ...I_
. ., \1 .......--,
-, ~ ~'.
~\" - . i ~- :'
I _ _.
I -----........ -~.
J (~-~
I ______ _'_ .
I . - -
I 'c , -'"
: ! I '; '\ r-........-'
, "-, -- 'J' 'I' ~
I / ~I ---r' -': ~ . " I' ' . i'-r"--'",-~ ~
I . -- \. ", __~.'
I , -~, _~~ \',,- ____ I /' Jlfr-;:.::?--::
1- ;' -.Y....,.' , _-:':;.\-\ '. //F OC.__-..
' --- -----~ \ . ,,''''-
'--=. / -" ''c,:\.', -_____ / . '
~- .1---"""""'" /--\,"\, ./' /" tf/~_
I - . I ' . . \'.'. --'.' ~- ,/ // / .
..--'-1' ......:) '" '--. . _ .... :/. .y .__
' 'I"I ---'--/ .... .. -~ .' ....:/.. c
. / i U__' -~- -- ' _/, \. -'_. \,_ _~ _ ~ __ ./ - '___ ___ _
- 0/ d.- ~.......--\'\...:::::-- ______ _~/ .~/ / '.
. It" -- q;/' .\_.,- _ _-/ _ /
." /' .I .', \ ~.\ '_. .... o~ . ,._' ___ ,.- ."
[' '- ...=' . ~ '- --./~----. .--::.-- ,"""',
II I, I -:_ ~ l. ~ _----/ . ...
_. 'I j ~ ," \ -~. .....-
! ! I I (, '-----I. ---" ,,\ - ,...... -~' / I
- . / -Jj G I -' '.
' .' - l:; / /
" / /1 / 1\1. .;.. t, . ___-- _'. !
! I - /-- i .
,,~ .......... .,
I"~ / C", _ ~ 5 '\ --. , ,.-/-::" /
-- / :J. /I ., ,
." -- I I I 10.' ~' ,_
1 - ;: ,(! ( \ ~/ / ;'
- .\/ ", I,' \ /
....... '; , " .
---- ~ ----- - ' \ '\
- ,- ...../ I \ I
_ I __------ ; \ /
- ,
---- ----
& 1";1" m iM'l "1W1 1- 1atI m
,
23 of 24 ATTACHMENT D DEe 12 1995 .
~ -~- -
----------------
~
~
! ~
~
- z a ~
-
I I LmS'iK ~HI1 Il'mw \
i
\
IlnM ~ I' ~
/ \ ~
- ~ I
/
- , ,
',,~ ~ ! ,
'''- I /
I ,
-- I ' ',1(; ,
, ,
, '~~ ''-'- '- I,
"',-----,/ I, i
)' ~--- I
, --\
, -, / "
! I --
--
,
~-------- -
r
~.- ---- , ~-
1 --
Il i 1--
' , ,1,'1 _/
~l.
, , 11 1,1',:
.
" .
, \ - ~ -
!
) .
.
, - .
, i
I: " ,
. ~. -i, I
/.
;?' " 'r
I
\
, II -,
, I. , I
H ('"'""'-.,
\ --
, -
, . !
\ \
I - " l
, ! '\~"'-'-'~.-..- --.~ I
I: , '," , I
! . "
'~'l - . ',,- ": I
r.
1'\
-
! \
, , \ I' ,
I .~ '.: \ I: ,
" I \
\ i "1\ I
\
\ ~'" , I
9~ ) ! !
' ~~:J "
,
" " --.--
, '.
, /
, ,
, ,/
, -~ --,,-- /' I~I ~-
, 1 ~"
, " .. ../! l,
~'~ I 0-., /
'",- / , f\ _ /
, \ (,
, - ----...,'- ,- I / (,j >k,,---~ /
,
'''-- , , - ',., .., -::. "
"- ,
\ --, -~? /
-. \" /
--=- -=-----;;;, -. - ----- , '''-- ~
- ~, , '-. ITEM
.. \ "'. I
-~""'''" " DEe 1 2 1995
I "
'.
, ,
24 of 24