Res P-84-61RESOLUTION NO. P-84-61
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING TENTATIVE TRACT MAP 84-04
ASSESSOR'S PARCEL NUMBER 321-190-23, 24
W/qEREAS, Tentative Tract Map No. 84-04, hereinafter "Map"
submitted by Deron Johnson, applicant, for the purpose of subdividing
the real property situated in the City of Poway, County of San Diego,
State of California, described as Parcels 1 and 2 of Parcel Map 6450
in the County of San Diego, State of California, said Map being filed
in the Office of the County Recorder of said County, October 13, 1977
as File No. 77421449 of official records into 52 lots, regularly came
before the City Council for public hearing and action on October 23,
1984; 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. 84-04 and the Map thereof:
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The tentative tract is consistent with all applicable
interim and proposed general and specific plans;
The design or improvement of the tentative tract is
consistent with all applicable interim and proposed
general and specific plans;
The site is physically suitable for the type of
development proposed;
The site is physically suitable for the density of the
development proposed.
The design of the subdivision is not likely to cause
substantial environmental damage and avoidable injury to
humans and wildlife or their habitat;
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The tentative tract is not likely to cause serious
public health problems;
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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.
That this project will not create adverse impacts on the
environment and a Negative Declaration is issued.
The effect of subdivision approval on the housing needs
of the San Diego region has been considered and balanced
against the public service needs of Poway residents and
available fiscal and environmental resources (residential
only).
The design of the subdivision has provided, to the extent
feasible, for future passive or natural heating or
cooling opportunities in the subdivision (residential
only).
Section 2:
Tentative Tract Map No. 84-04, a copy of which is on file in
the Planning Services office, is hereby approved subject to
all of the following conditions:
Prior to final map approval the developer shall annex the
project into Landscape Maintenance District 83-01. Said
annexation shall include maintenance of equestrian trails
on Twin Peaks Road, Tierra Bonita Road and along
Rattlesnake Creek and the pedestrian access between Lots
2 and 3.
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Prior to final map approval the developer shall furnish a
covered bus stop to City Standards at the corner of Twin
Peaks Road and Tierra Bonita Road. The design and
location of said stop shall be approved by the Director
of Planning Services.
Prior to finaling any building permit, the developer
must provide horsetrail identification signs at the rear
of each lot that abuts Rattlesnake Creek.
Prior to final map approval, the developer shall provide
a noise attenuation wall along Twin Peaks Road and Tierra
Bonita Road. The wall must be masonry along Twin Peaks
Road, along Tierra Bonita Road from Twin Peaks Road to
"A" Street, and at the corners of "A" Street and Tierra
Bonita and "C" Street and Tierra Bonita. The remaining
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boundary along Tierra Bonita shall require the
construction of a wood fence. Said masonry wall shall be
landscaped. The design and location of the walls,
fencing, and landscaping shall be in accordance with the
Zoning Development Code and to the satisfaction of the
Director of Planning Services.
Twin Peaks shall be dedicated to 51 feet south of street
centerline. Tierra Bonita shall be dedicaated 30 feet
west of street centerline, and all interior streets
shall be dedicated 54 feet wide.
The curb lines on Twin Peaks and on Tierra Bonita shall
be 41 feet south of and 20 feet west of the respective
centerlines. The interior streets shall be constructed
with 36 feet between curbs. Concrete sidewalks shall be
constructed on all streets, with pedestrian ramps at the
intersections.
The private cul-de-sac shall be paved 24 feet wide, with
a paved 35 foot radius turnaround at its west end. It
shall be improved with a concrete center gutter, with an
alley-type driveway at the public street. The private
street shall be offered for dedication as a drainage
easement.
Vehicular access rights shall be dedicated from all lots
abutting Twin Peaks Road and Tierra Bonita Road.
Pedestrian and equestrian trails shall be dedicated and
improved as required by the Trails Element of the General
Plan including standard trail fencing.
A bicycle lane shall be striped along the south side of
Twin Peaks, in accordance with the Bikeways Element.
Prior to final map approval, the developer's engineer
shall prepare and submit a detailed hydrology and
hydraulic report on the project and the proposed storm
drains, to verify their sizing and to show that all
building pads will be at least one foot above the
100-year storm level. This study shall be subject to the
review and approval of the City Engineer, and its results
shall be implemented in the tract grading and drainage
improvements.
A 15 foot wide maintenance road and the channel area
along Rattlesnake Creek shall be offered for dedication
for storm drain purposes, from the existing fence,
southerly to the south tract boundary. A driveway shall
be provided at Tierra Bonita where the maintenance road
intersects the street.
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The existing undersized box culvert where Rattlesnake
Creek crosses Tierra Bonita shall be removed, replaced,
or enlarged as required by the City Engineer to provide
100-year storm capacity.
The drainage facilities draining the west end of Street A
and the end of the private cul-de-sac, shall be
underground facilities. Drainage easements for these and
other drains within the tract shall be dedicated 20 feet
wide. Joint sewer and drainage easements shall be
dedicated at least 35 feet wide.
The proposed drain extension along the east side and west
side of the tract, as well as Rattlesnake Creek and the
culvert under Tierra Bonita, are all Drainage Master Plan
Facilities. As such, the developer is entitled to credit
against the required drainage fee for their construction.
Prior to final map approval, the developer's engineer
shall prepare an estimate of the cost of improving these
facilities, which shall be subject to the approval of the
City Engineer. If the construction cost exceeds the
drainage fee in effect at the time of final map approval,
the fee will be waived.
The tentative map shows a flowage easement along the
channel to be vacated by the San Diego County Flood
Control District. The City will endorse this vacation
only if it can be shown by the developer's engineer that
the improvements to the channel and upstream culvert will
contain the 100-year flood and eliminate the need for
this easement.
The sewer mains in "A" Street and "C" Street, shall be
extended easterly to the east side of Tierra Bonita.
Pursuant to Sec. 16.18.030(12) of the Poway Municipal
Code, the City will enter into a reimbursement agreement
primarily for the reimbursement to the subdivider for the
cost of this extension at such time as the extensions are
ever used by other properties.
The joint sewer and storm drain easement shown along the
west side of Lot 49 shall be dedicated 35 feet wide.
All the on-site sewer easements shall be dedicated 20
feet wide.
The developer 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 will be a full cost recovery
deposit.
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In accordance with City Ordinance No. 83, the developer
shall, within 30 days of the approval of this tentative
map and/or use permit, make application for a Letter of
Availability and pay the non-refundable reservation fee
equal to 20 percent of the appropriate seweage connection
fee then in effect.
The developer shall be responsible for relocating the
traffic signal at the intersection of Twin Peaks and
Tierra Bonita. This work shall also include the
installation of traffic sensors, restriping the
intersection and roads, and any alteration or relocation
of the signal controller, signal heads, poles, or
masterms required because of the street widenings.
If required by the City Engineer, the south side of Twin
Peaks, east of Tierra Bonita shall be improved with a
paved taper lane to properly transition traffic from the
widened street.
Prior to the finaling of building permits, the applicant
shall provide fencing between each parcel in the RS-4
zone and provide landscaping within the front setback
area of each parcel to the satisfaction of the Director
of Planning Services.
Prior to final map approval, a revised map shall be
submitted to the Director of Planning Services
delineating pedestrian access between Lots 2 and 3. Said
access shall be fenced, lighted by street lights at each
end, and landscaped.
The developer agrees to pay the school fees now in effect
regardless of the outcome of the Court Case Candid
Enterprise Inc. vs Grossmont Union High School
District.
The developer shall include within the conditions,
covenants, and restrictions the following statement:
In purchasing the home, I have read the CC&R's and understand
that the Poway Valley Riders Association (PVRA) is adjacent
to and south of lots 37 through 49 of the Poway Valley Homes
(or otherwise named) property and that PVRA activities
include equestrian and other domestic-animal related events.
There shall be no language in the covenants, conditions and
restrictions that precludes the keeping of horses in this
subdivision.
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Prior to final map approval, the applicant shall provide for
the construction of a six foot high wood fence along the
north side of the maintenance road along Rattlesnake Creek
from proposed lot 35 to proposed lot 44. Said fence shall
include an access gate for each proposed lot. The design of
this fence and the location of the gates shall be approved by
the Director of Planning Services.
29.
The developer shall provide a five foot landscape buffer and
irrigation along the fence parallel to Rattlesnake Creek.
This buffer shall include a minimum of one 15 gallon tree
planted 20 foot on center.
30. Front setbacks of lots 37-49 shall be no greater than the
required setbacks.
31. Provide a trail on the sewer easement from the southwest
corner of lot 49 to the private road cul-de-sac.
Section 3:
Tentative Tract Map No. 84-04, a copy of which is on file in
the Planning Services office, is hereby approved subject to
the following Standard Conditions.
APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING AND BUILDING
SERVICES REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
SITE DEVELOPHENT
Site shall be developed in accordance with the approved site plans on
file in the Planning Services Department and the conditions contained
herein.
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.
The developer shall provide a minimum of 25% of the lots with adequate
sideyard area for recreation vehicle storage pursuant to City
standards, and the C.C.&R.'s shall prohibit the storage of
recreational vehicles in the required front yard setback.
Mail boxes, on lots 10,000 square feet or less in size and in areas
where sidewalks are required, shall be installed and located by the
developer subject to approval by the Planning Services Department.
The applicant shall comply with the latest adopted Uniform Building
Code, Uniform Mechanical Code, Uniform Plumbing Code, National
Electric Code, Uniform Fire Code, and all other applicable codes and
ordinances in effect at the time of building permit issuance.
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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.
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: 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.
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 VEHICULAR ACCESS No Conditions
LANDSCAPING
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 with an approved species and size as required by
the Director of Planning Services.
Ail landscaped areas shall be maintained in a healthy and thriving
condition, free from weeds, trash, and debris.
SIGNS No Conditions
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 standards and to the satisfaction of the
Directors of Public and Planning Services prior to final map
approval.
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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.
Parkland Dedication or payment of Park Fees at the established rate
shall be made prior to building permit issuance.
EXISTING STRUCTURES
Existing sewage disposal facilities shall be removed, filled and/or
capped to comply with appropriate grading practices and the Uniform
Plumbing Code.
ADDITIONAL APPROVALS REOUIRED
Development Review or Minor Development Review shall be accomplished
prior to the issuance of a building permit.
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.
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.
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.
The developer shall provide a noise display board in the sales office
to the satisfcation of the Planning Services Director. The display
shall include the site plan and noise study.
APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
GRADING
Grading of the subject property shall be in accordance with the City
Grading Ordinance, approved grading plan and geotechnical report, and
accepted grading practices.
A geological report shall be prepared by a qualified engineer or
geologist and submitted at the time of application for grading plan
check.
Resolution No. P-84-61
Page 9
I. STREETS AND SIDE~AL~[S
Ail Circulation Element roads shall be dedicated and improved to
Circulation Element road standards and to the specifications of the
Director of Public Services.
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Vehicular access rights to Circulation Element roads shall be
dedicated to the City of Poway and labeled on the final map to the
satisfaction of the Director of Public Services or by separate
document.
3. Sidewalks (4.5) feet in width shall be required on both
sides of exterior and interior urban street standards.
4. Street striping and signing shall be installed to the satisfaction of
the Director of Public Services.
5. Ail street structural sections shall be submitted to, and approved by
the Director of Public Services.
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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.
7. Street improvements that include, but are not limited to:
X 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.
10. Street improvements and maintenance shall be made in accordance with
City Ordinance standards for urban streets Tierra Bonita Road and all
lettered streets,
non-dedicated rural streets at the end of "C" Street.
11. The developer shall pay the Traffic Mitigation Fee at the established
rate prior to building permit issuance.
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DRAINAGE AND FLOOD CONTROL
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.
UTILITIES
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.
Water, sewer, and fire protection systems plans shall be designed and
constructed to meet requirements of the City of Poway.
Prior to acceptance of property for sewer service, annexation to the
sewer improvement area shall occur.
Developer shall construct a light system conforming to City of Poway
Standards at no cost to the public, subject to the following:
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.
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Ail fixtures shall use a clear, low pressure sodium vapor light
source.
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Advance energy charges and District engineering charges shall be
paid by the developer.
Annexation to the lighting district shall be accomplished and
evidence of annexation and payment of lighting fees shall be
presented to the City prior to final map approval.
Resolution No. P-84-61
Page 11
L. GENERAL REOUIRENENTS AND APPROVALS
1. Final parcel and tract maps shall conform to City standards and
procedures.
2. All provisions of the Subdivision Ordinance of the Poway Municipal
Code shall be met as they relate to the division of land.
3. 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.
4. Prior to final map approval, all dedications shall be made and
easements granted as required above.
5. The tentative map approval shall expire on October 23, 1986 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 23rd of October, 1984.
ATTEST:
rjorie~K. Wahlsten, City Clerk