Res P-83-52RESOLUTION NO. P-83-52
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING TENTATIVE TRACT MAP 83-04
ASSESSOR'S PARCEL NUMBER 272-150-07 and -09
WHEREAS, Tentative Tract Map No. 83-04, hereinafter "Map" submitted by
Highland Ranch Investors, applicant, for the purpose of subdividing the real
property situated in the City of Poway, County of San Diego, State of
California, described as all of Lot 4 and a portion of the southwest quarter of
the southeast quarter of Section 13, Township 13 South, Range 2 West, San
Bernardino Meridian, County of San Diego, State of California into 41 lots,
regularly came before the City Council for public hearing and action on November
15, 1982; 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 has
considered other evidence presented at the public hearing.
NOW, THEREFORE, the City Council of the City of Poway does resolve as
follows:
Section 1: Findings:
The City Council makes the following findings in regard to Tentative
Tract No. 83-04 and the Map thereof:
A0
The tentative tract is consistent with all applicable
general and specific plans, because:
(1)
The proposed tract promotes and retains the community's
rural character by encouraging orderly, sequential
development compatible in its intensity with surrounding
existing and future development (Land Use);
(2)
The proposed tract provides an internal circulation system
and connection with the City wide circulation system which
promotes safe and efficient movement of various
transportation modes including equestrian transportation
(Circulation, Trails, Bikeways);
(3) The proposed project provides housing for a segment of the
community (Housing);
(4) The proposed project provides a suitable level of public
facilities and services (Public Facilities);
Resolution No. P-83-52
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(5)
(6)
(7)
(8)
(9)
(10)
(11)
(12)
(13)
(14)
(15)
The proposed tract will provide support for a well balanced
public park and recreational system through payment of fees
in lieu of parkland dedication (Parks and Recreation);
The proposed tract will provide a design consistent with the
natural and man-made environment which enhances the City's
rural image and character by minimizing grading and retaining
open space (Community Design);
The proposed project does not impact scenic areas, prominent
vistas, or other areas that typify Poway's rural history
(Scenic Highways);
The proposed project does not impact any historical or
cultural asset of the City and preserves archaeological
assets (Archaeological, Cultural, Historic);
The proposed project preserves land resources through proper
soil management and protection of land forms, protects
groundwater resources, and preserves plant and animal
resources (Conservation);
The proposed project preserves natural resources in open
space contributing to the rural character of Poway (Open
Space);
The proposed project includes energy conservation practices
which will reduce the coomunity's reliance on traditional
sources of energy (Energy Conservation);
The proposed project is not subject to potentially hazardous
seismic conditions (Seismic Safety);
The proposed project is not susceptible to flooding hazards
(Safety);
The proposed project will be free from adverse noise levels
(Noise); and
The proposed project will be provided with responsive and
adequate law enforcement, medical, and emergency, services
and facilities (Law Enforcement, Medical, Emergency).
Resolution No. P-83-52
Page 3
Be
The design or improvement of the tentative tract is consistent
with all applicable general and specific plans as described in A.
above.
Ce
The site is physically suitable for the type of development
proposed because the preliminary soils and geology study indicates
the presence of acceptable conditions for the development of a
low density residential project.
De
The site is physically suitable for the density of
the development proposed because the flatter portions of the
property will be developed for residential purposes while the
steeper portions of the property will be maintained as permanent
open space.
EJ
The design of the subdivision is not likely to cause
substantial environmental damage and avoidable injury to
humans and wildlife or their habitat because natural conditions
will be maintained over about 30 percent of the site preserved as
permanent open space.
Fe
The tentative tract is not likely to cause serious public
health problems because all public facilities necessary for
residential development will be provided by the developer.
The design of the tentative tract will not conflict with
any easement acquired by the public at large, now of record,
for access through or use of the property within the proposed
subdivision.
This project will not create adverse impacts on the environment
because conditions are included within this resolution which
reduce all such potential impacts to a level of insignificance,
and a Negative Declaration is issued.
Section 2:
Tentative Tract Map No. 83-04, a copy of which is on file in the
Planning Services office, is hereby approved subject to all of the
following conditions:
This subdivision is approved based on a lot averaging design. In
accordance with Section 2.2B.14 of the City's Zoning Development
Code, none of the lots, including the lots having permanent open
space, can be further divided and a covenant to that effect shall
be recorded against the property and in favor of the City of
Poway.
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10.
The private street system and landscaping shall be maintained by a
Homeowner Association consisting of the owners of lots within the
subdivision or through a road maintenance agreement. Landscaping
for the streets shall also include slope planting and the gated
entry design shall require approval of the Directors of Planning
and Public Services.
Ail side-by-side flag lots shall share a common driveway access
and all lots shall provide adequate turnaround areas as required
by the Department of Safety Service.
The grading of each individual lot for access and a home site
shall be subject to review by the Departments of Planning and
Public Services to insure conformance with General Plan policies
and ordinances regarding drainage. The use of split level
construction, extended foundations, and other reduced grading
techniques shall be used as required to minimize the amount of
grading.
Prior to final map approval, the isolated milling station
discovered during the archaeological field investigation near the
highest elevation on the property (Lots 24 and 25) shall be
located precisely to the satisfaction of the Director of Planning
Services and an open space easement may be required to be placed
over the site to avoid its disturbance.
No grading shall occur above the 675 foot contour on Lot 10 and
no grading or building permmits shall be issued for Lots 24 and
25 without City Council approval.
The subdivision shall cause to be dedicated all on-site and off-
site water, sewer, drainage, and road easements as required by
the City Engineer prior to final map approval.
Prior to final map approval, the subdivider shall design and
construct to City Enginer specifications, a sewer pump station,
including a telemetric monitoring system.
The entire sewer system shall be maintained by the City,
including the sewer pump and force main system.
Prior to final map approval, the subdivider shall install the off-
site sewer lines shown on the improvement plans for Lomas Verdes
Estates, Unit 3 through Lots 85 and/or 86, 83, 79, and in Paseo
Del Vinedo and Valle Verde Road.
Resolution No. P-83-52
Page 5
11.
Prior to final map the subdivder shall install the off-site street
improvements and water system as shown on the improvement plans
for Lomas Verdes Estates, Unit 3 along Via Puerto Del Norte, Paseo
Del Vinedo, and Valle Verde Road. A second water main connection
may be required for adequate fire flow. The subdivider shall pay
for a computer study to determine the necessity for this second
service point and install any required lines.
12.
Prior to final map, the subdivider shall install adequate drainage
facilities at the northerly terminus of Street "A", both east and
west ends. The subdivider shall also coordinate the on- site
drainage system with the adjacent tracts in the City of San
Diego.
Section 3:
Tentative Tract Map No. 83-04, a copy of which is on file in the
Planning Services office, is hereby approved subject to the following
Standard Conditions:
I. APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING AND BUILDING SERVICES
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
1. Site shall be developed in accordance with the approved site plans on file
in the Planning Services Department and the conditions contained herein.
2o
The developer shall integrate an appropriate variety of approved roof
materials and colors into the design of the residential development in a
manner which is both compatible and complementary among each of the
residential units.
3e
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.
Prior to the issuance of building permits for combustible construction,
evidence shall be submitted to the Director of Safety Services that water
supply and facilities for fire protection is available. Where additional
fire protection is required by the Director of Safety Services, it shall be
serviceable prior to the time of construction.
50
For a new residential dwelling unit(s), the applicant shall pay development
fees at the established rate. Such fees may include, but not be limited to:
ermit 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 building permit issuance.
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Street names shall be approved by the Planning Services Department prior to
the recordation of the final map, and street addresses shall be provided
prior to the issuance of building permits.
Building identification and/or addresses shall be placed on all new and
existing buildings so as to be plainly visible from the street or access
road; color of identification and/or addresses shall contrast with their
background color.
PARKING AND VEE]'CULAR ACCESS NO CONDITIONS
LANDSCAPING
A detailed landscape and irrigation plan shall be submitted to and approved
by the Public Services Department and Planning Services Department prior to
the issuance of building permits.
SIGNS
Any signs proposed for this development shall be designed and approved in
conformance with the Sign Ordinance.
RECREATION
On lots having a private or public equestrian/pedestrian trail on or
adjacent to their property, the developer is required to have contained
within the C.C.&R.'s the following statement:
In purchasing the home, I have read the C.C.&R.'s and understand that
said lot is subject to an easement for the purpose of allowing
equestrian/pedestrian traffic.
The developer shall improve the equestrian/pedestrian trail system in
accordance with the adopted sign standards and to the satisfaction of the
Directors of Public and Planning Services prior to final map approval.
An open space easement shall be granted to the City over, upon, across and
under the area defined on the final maps as an equestrian trail and no
building, structures or other things shall be constructed, erected, placed
or maintain ed on subject easements except for the construction and
maintenance of said trail and structures appurtenant to the trail.
Dedicate the Master planned equestrian/pedestrian trails to the satisfaction
of the Directors of the Departments of Public and Planning Services in
accordance with the Master Plan of Trails Element.
Resolution No. P-83-52
Page 7
5. Parkland Dedication or payment of Park Fees at the established rate shall be
made prior to final map approval.
F. EX~I'STIN~ STRUCTURES NO CONDITIONS
ADDITIONAL APPROVALS REQUIRED
1. Development Review or Minor Development Review shall be accomplished prior
to the issuance of a building permit.
2o
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.
3o
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.
4o
Ail 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.
II. APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
H o GRADING
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.
2o
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.
3o
A soils report shall be prepared by a qualified engineer licensed by the
State of Califor4nia to perform such work prior to final map approval
approval.
4. A geological report shall be prepared by a qualified engineer or geologist
and submitted at the time of application for grading plan check.
Se
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.
Resolution No. P-83-52
Page 8
STREETS AND SID'~WALKS
Reciprocal access and maintenance and/or agreements shall be provided
insuring access to all parcels over private roads, drives or parking areas
and maintenance thereof to the satisfaction of the Director of Public
Services.
2. Street striping and signing shall be installed to the satisfaction of the
Director of Public Services.
3. Ail street structural sections shall be submitted to, and approved by the
Director of Public Services.
Street improvement plans prepared on standard size sheets by a Registered
Civil Engineer shall be submitted for approval by the Director of Public
Services. Plan check and inspection expenses shall be paid by the
developer.
5. Ail exterior street improvements shall be constructed prior to issuance of
building permits, to the satisfaction of the Director of Public Services.
6. Street improvements that include, but are not limited to:
~a. Sidewalks X e. Cross gutter
X b. Driveways __ f. Alley gutter
X c. Wheel chair ramps X g. Street paving
X d. Curb and gutter __ h. Alley paving
shall be constructed prior to the occupancy of the units to the satisfaction
of the Director of Public Services.
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Ail 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.
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Prior to any work being performed in the public right-of-way, an
encroachment permit shall be obtained from the Public Services office and
appropriate fees paid, in addition to any other permits required.
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Street improvements and maintenance shall be made in accordance with City
Ordinance standards for non-dedicated rural streets - internal project
streets.
10. The developer shall pay the Traffic Mitigation Fee at the established rate
prior to final map.
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DRArRACE AND FLOOD CON'~ROL
Intersection drains will be required at locations specified by the Director
of Public Services and in accordance with standard engineering practices.
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.
Portland cement concrete cross gutters shall be installed where water
crosses the roadways.
The Master Plan of Drainage Fee shall be paid at the established rate in
accordance with the Drainage Ordinance prior to final map approval.
UT~LITXES
Ail proposed utilities within the project shall be installed underground
including existing utilities along Circulation Element roads and/or
highways less than 34.5 KV.
Utility easements shall be provided to the specification of the serving
utility companies and the Director of Public Services.
The developer shall be responsible for the relocation and undergrounding of
existing public utilities, as required.
GENERAL REQUIREMJeliTS AND APPROVALS
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 filed with the
Secretary of State, the County Recorder and the City Clerk at the time of
final map consideration.
Final parcel and tract maps shall conform to City standards and procedures.
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 Lots 12-18, 25, 28 and 29. Said open space easement
shall be approved as to form by the City Attorney and shall limit the use of
said open space to recreational purposes, including buildings, structures
and improvements.
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Should this subdivision be further divided, each final map shall be
submitted for approval by the Director of Public Services.
Ail provisions of the Subdivision Ordinance of the Poway Municipal Code
shall be met as they relate to the division of land.
Those portions of the subject property proposed to be held under common
ownership shall be labeled such and identified by a separate lot number on
the final map.
Prior to final map approval, all of the above improvements and requirements
shall be installed and provided, or deferred by guaranteeing installati on
within two years from map recordation or prior to building permit issuance,
whichever occurs first, by the execution of a performance agreement, secured
with sufficient securities, in a form approved by the City Attorney. All
necessary processing fees, deposits, and charges shall be paid prior to
final map approval.
Prior to final map approval, all dedications shall be made and easements
granted as required above.
The tentative map approval shall expire on November 15, 1985 unless an
application for time extension is received 30 days prior to expiration in
accordance with the City's Subdivision Ordinance.
APPROVED and ADOPTED by the City Council of the City of Poway, State of
California, this 15th of November, 1983.
Linda Oravec, Mayor
ATTEST:
j ' ~ ~. Wahlsten, City Clerk