Res P-84-70RESOLUTION NO. P-84-70
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF POWAY, CALIFORNIA, APPROVING
PLANNED COMMUNITY 84-02 (RANCHO ARBOLITOS)
ASSESSOR PARCEL NUMBERS 314-371-12 & 13,
314-032-01 & 64, 314-050-17, 18, & 20
317-090-31, 35, 36 & 17, 314-040-21,
317-680-37 & 38, 314-060-01, 08,
15 THROUGH 33, & 36 THROUGH 39,
314-371-10 & 13, 314-050-01, 02, 13, 17, 19, & 20
314-540-46 AND PORTIONS OF 314-371-12,
314-032-64, 314-050-18
WHEREAS, Planned Community 84-02, hereinafter "Plan", submitted
by Standard Pacific of San Diego, applicant, for the purpose of
establishing a Development Plan for the remaining 812 lots of the
Rancho Arbolitos project situated in the City of Poway, County of
San Diego, State of California, described as portions of Sections 1,
2, 11, 12, and 14, Township 14 South, Range 2 West, San Bernardino
Meridian, came before the City Council for public hearing and action
on November 20, 1984; and
WHEREAS, the Director of Planning Services has recommended
approval of the Plan 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 Planned
Community 84-02 and the Development Plan therof:
The Plan promotes and protects the public, health, safety,
and welfare by providing an orderly system of development
which provides all essential residential services;
b. The Plan implements the objectives and policies of the
General Plan.
Ce
The Plan safeguards and enhances environmental amenities and
the quality of development by providing substantial open
space and high standards of development;
Resolution No. P-84-70
Page 2
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The Plan will attain the physical, social, and economic
advantages resulting from comprehensive and orderly planned
use of land resources;
The Plan lessens congestion and assures convenience of
access; secures safety from fire, flood, and other dangers;
provides for adequate light, air, sunlight, and open space;
promotes and encourages conservation of scare resources;
prevents overcrowding of land and undue concentration of
population; facilitates the creation of a convenient,
attractive, and harmonious community; attains a desirable
balance of residential uses and expedites the provision of
adequate and essential public services.
The Plan facilitates development within the City in
accordance with the General Plan by permitting greater
flexibility and encouraging more creative and imaginative
designs for major urban development projects subject to
large-scale community planning.
The Plan promotes more economical and efficient use of the
land while providing a harmonious variety of housing choices
a high level of urban amenities, and preservation of natural
and scenic qualities of open space.
The Plan provides a process for initiation, review, and
regulation of large-scale comprehensively planned urban
communities and affords the maximum flexibility to the
developer within the context of an over all development
program and specific, phased development plans coordinated
with the provision of necessary public services and
facilities.
This Plan will not create adverse impacts on the environment
as a result of required mitigations measures. These impacts
and mitigation measures are described in the Environmental
Impact Report for Phase II (TM 4113) of Rancho Arbolitos
certified on May 5, 1981, the Supplemental Draft
Environmental Impact Report for Phase III (TM 4191) of Rancho
Arbolitos certified on November 20, 1984, and the Draft
Addendum Environmental Impact Report for TTM 4191R and TTM
4113R certified on November 20, 1984.
Resolution No. p-84-70
Page 3
Section 2:
Planned Community 84-02, a copy of which is on file in the Planning
Services office, is hereby approved subject to all of the following
conditions:
1. All conditions of TM 4113 (City of Poway Resolution No. 98)
shall remain in effect accept as modified by conditions herein.
Circulation
2. Carriage Road shall be extended, dedicated and improved from
its present point of termination at the south boundary of Rancho
Arbolitos as a secondary arterial (84 foot right-of-way) to its
intersection with Entrada Road. North of that intersection,
Carriage shall be transitioned to an urban residential collector
(60 foot right-of-way) to the satisfaction of the City Engineer.
The name of Carriage Road shall be changed to Silverset Street
at its intersection with Pequot Drive.
3. Arbolitos Drive, Entrada Road, Pequot Drive, Tobiasson Road,
Woodline Street, Triumph Drive, Laja Drive, Stoutwood Street and
that portion of Triumph Lane connecting Stoutwood Street and
Triumph Drive shall be dedicated and improved as urban
residential collectors. The improved width of Silverset north
of its intersection with Arbolitos Drive shall be 46 feet as
required by the City Engineer to provide a turning lane. All
other streets shall be dedicated and improved to urban local or
semi-rural local standards to the satisfaction of the City
Engineer. All public streets shall have concrete sidewalk on
both sides.
4. The private street south of the Arbolitos Drive/Entrada Road
intersection shall be improved as a non-dedicated rural
street.
5. An extension of Sagecrest Street as a local semi-rural street
including asssociated utilities shall be irrevocably offered for
dedication in the area of the proposed boundary separating Lots
395 and 396 to provide a second means of access to the Ginsberg
property, north of Rancho Arbolitos.
6. Triumph Drive shall be cul-de-saced between Triumph Lane and
Laja Drive, renamed, and improved as an urban local street. A
knuckle shall be provided at the intersection of Triumph Lane
and Triumph Drive.
Resolution No. P-84-70
Page 4
The connection between Treecrest Street and Twin Peaks Road
shall be closed and Twin Peaks shall be restriped as required
by the City Engineer with the opening of Silverset Street in
phase A-1.
8. A traffic signal shall be installed at the intersection on Twin
Peaks Road and Silverset Street with the first phase of TTM
4191R South of Twin Peaks Road (A3 - see Figure 2 of Development
Plan - about 1986). A pro rata contribution shall also be made
at that time toward traffic signals at Twin Peaks Road/Pomerado
Road and Community/Twin Peaks Road. The traffic signal at the
intersection of Carriage Road/Poway Road shall be upgraded to
the satisfaction of the City Engineer prior to the opening of
the Carriage Road connection of Twin Peaks Road and Poway Road.
9. Shallman Street, Vaugn Road, Conchos Drive, Laja Drive, and Glen
Oak Road shall be cul-de-saced where they stub into the Rancho
Arbolitos property. Laja Drive within Rancho Arbolitos shall be
cul-de-saced and renamed. Bicycle access shall be provided
between the Conchos Drive and Woodfield Lane cul-de-sacs.
Quasar Road and Ring Road shall be barricaded in a manner which
provides emergency vehicle access to the satisfaction of the
Directors of Public and Safety Services.
10. The precise design of Celestial Road as a cul-de-sac or through
street shall be determined by the Director of Planning Services
and Director of Public Services after a meeting with the
existing property owners of Celestial Road north of Ring
Street.
11. Entry streets to the project (Carriage Road, Silverset Street,
Woodpark Lane, and Tobiasson Road) shall be improved with
landscaping and boulders to the satisfaction of the Director of
Planning Services.
12. Ail proposed street names beginning with the prefix "Wood" shall
be renamed to the satisfaction of the Director of Planning and
Safety Services and Woodgreen Lane shall be changed to Ahwanee
Way.
13. The developer shall provide on all final maps a one-foot wide
strip at the end of all stub streets which shall be a portion of
the adjacent lot and which will be offered for dedication and
rejected. Access rights to the proposed streets shall be
granted to the City.
14. Proof of access rights over the vacant State of California land
and Heritage Hills land shall be provided to the Department of
Public Services prior to final map approval for Phases B-1 and
A-9 respectively.
Resolution No. P-84-70
Page 5
Grad ing
15. Ail grading for the Rancho Arbolitos project shll be in
accordance with the City's Grading Ordinance and the
recommendations of applicable geotechnical/soils studies.
Prompt revegetation of all graded slopes shall be accomplished
to the satisfaction of the City Engineer. Eucalyptus plantings
shall be utilized in all areas where slopes exceed fifteen (15)
feet in height, but mey also be used on lesser slopes. Contour
grading shall be used wherever possible.
16. The reserved school site is approved as a borrow site. As
material is removed from the site, any sloped areas which are
permanent shall be revegated immediately. Contour grading shall
be used on all slopes on this site.
17. A pre-blast survey shall be conducted to the satisfaction of the
City Engineer in all areas where blasting is necessary for rock
removal.
18. Construction traffic shall be minimized on existing City
streets and all construction traffic routes shall be subject to
approval of the Director of Public Services.
Drainage
19. On-site drainage facilities shall be constructed to the
satisfaction of the City Engineer. A study shall be prepared
addressing both the adequacy of off-site drainage facilities
between the project and Poway Road and those in Glen Oak Road
between Powers and Frame Roads. Any deficiencies revealed by
the study shall be corrected by the installation of improvements
or the construction of detention basins prior to the last phase
of TTM 4191R and Phase A-3, respectively, to the satisfaction of
the City Engineer. The existing run-off through the drainage
structure between Lots 101 and 102 of Poway Valley Unit No. 2,
Map No. 3995, shall not be increased as a result of this
development.
Water and Sewer
20. Although a master water system analysis has been performed for
the Rancho Arbolitos project, additional analysis as required by
the City Engineer shall be provided to determine incremental
development impacts upon the system.
21. The developer shall install all water and sewer lines within
each phase as required by the City Engineer prior to the
issuance of a building permit for any lot in that phase.
Resolution No. P-84-70
Page 6
22. A study of the off-site sewer facilities from Starridge to Poway
Road, from Woodpark Lane to Pomerado Road, and from Treeridge
Lane to Community Road shall be provided by the developer to
determine the capacity of those facilities. Any deficiences in
the capacity of those facilities shall be corrected to the
satisfaction of the City Engineer.
23. The developer shall apply for a Letter of Availability for sewer
capacity within 30 days of the approval of this project.
Fire Protection
24. In those open space areas determined by the Fire Marshal to be
high fire hazard areas, landscaping shall consist of low-
flammability plants and/or construction techniques, such as
"boxed-in" eaves, shall be utilized. Any construction or site
planning technique designed to reduce the impact of wildfire to
the project shall be to the satisfaction of the Director of
Safety Services (Add to page 14, of Development Plan General,
Design Standards).
25. Access to open space areas and rear yards shall be provided by
gates through the fencing between houses. A gate shall be
provided through the rear yard fencing of every third house for
those lots located adjacent to open space areas (Add to page
14, of Development Plan General Design Standards).
Schools
26. If the Poway Unified School District does not exercise its
option for dedication of the 10.8 acre reserved school site
within two years after the recordation of the last final map for
Rancho Arbolitos, the developer shall dedicate the site to the
City as a park.
Open Space
27. Ail landscaped areas along Twin Peaks Road and the noise
attenuation walls shall be annexed to the existing landscape
maintenance district.
28. The open space easement over Lot 27 of Heritage Hilltop shall
be vacated prior to final map approval for phase A-9.
29. Open space areas shall be planted, irrigated, and maintained by
the developer until the Eucalyptus trees are self-sustaining
(circumference of approximately 4 inches). Maintenance shall
then become the responsibility of the individual property owner
(Add to page 17 of Development Plan, Open Space).
Resolution No. P-84-70
Page 7
30. Open Space easements shall be free of structures except fencing.
Fencing shall be restricted to back vinyl coated chainlink on
wooden post supports. Page 17 of the Development Plan shall be
modified to exclude orchards and gardens from the open space
areas, and a statement should be added indicating that a black
vinyl chainlink fence six feet in height, supported by wooden
posts will be erected wherever open space areas are adjacent to
streets. In addition to the natural vegetation, the open space
shall be vegetated primarily with Eucalyptus trees. These
easements shall be delineated by low profile wooden or metal
pole markers at the intersection of the easement and each side
lot line and every 50 feet between side lot lines.
Recreational Facilities
31. The proposed equestrian trail shall be improved and dedicated as
a Community Trail. Within ninety (90) days of this approval
the trail which follows the SDG&E access road and easement
shall be irrevocably offered for dedication.
32. Lot 655 shall be combined with Lots 514, 515, and 516 and a
portion of Lot 549 to constitute the southerly park site to be
known as Starridge Park. Lot 654 shall be used as single family
residential lots with the number and design as approved by the
Director of Planning Services. The design shall include a
thirty (30) foot open space landscaped buffer along the
southerly property line of Lot 654. Starridge Park shall be
dedicated and improvements shall include grading, drainage,
irrigation, landscaping, and a parking lot (Add to page 20-21 of
Development Plan, delete all other references to Quasi-Public
Site and Carriage Park). Improvement and dedication shall occur
prior to the occupancy of units within phase A-3.
Noise Attenuation
33. Combination earthen berm/concrete block noise attenuation
barriers to the satisfaction of the Director of Planning
Services shall be provided along Twin Peaks Road as necessary to
reduce exterior noise levels to 60 CNEL.
Lot Design
34. Several lots within TTM 4191R required redesigning to provide a
more regular shape or more approriate access. These shall be
redesigned to the satisfaction of the Director of Planning
Services as described in the TTM 4191R resolution of approval.
Resolution No. P-84-70
Page 8
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35. Solid wood fencing six feet in height shall be provided from
house to house and along exterior side yards for both housing
categories. A low profile, view maintaining fence shall be
provided at the edge of the rear yard pad of prominent view
lots. Black vinyl coated chainlink fencing with wooden supports
shall be erected wherever streets are adjacent to open space
easement and this requirement shall be added to the Development
Plan text.
Project Review
36. This Planned Community shall be reviewed annually by the
Department of Planning Services and a report of development
progress will be prepared for City Council review.
37. Within 90 days the developer shall provide the Department of
Planning Services with 15 bound copies of the corrected
Development Plan text, exhibits and maps including a copy of
the resolution of approval.
APPROVED and ADOPTED by the City Council of the City of Poway,
State of California,
ATTEST:
this 20th of Novemeber, 1984,/ _ ~-
Robert C. Emery, May~----~
Marjor~ K. Wahlsten, City Clerk