Res P-84-71RESOLUTION NO. P-84-71
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING TENTATIVE TRACT MAP 4191R
ASSESSOR PARCEL NUMBERS 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, Tentative Tract Map No. 4191R, hereinafter "Map"
submitted by Standard Pacific of San Diego, applicant, for the
purpose of subdividing the real property 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 into 622 lots, regularly 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 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. 4191R and the Map thereof:
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The tentative tract is consistent with all applicable
interim and proposed general and specific plans.
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The design or improvement of the tentative tract is
consistent with all applicable interim and proposed
general and specific plans, in that it meets the
City's Comprehensive Plan policies for residential
development.
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The site is physically suitable for the type of
development proposed in that the more intensive single
family development is proposed for the flatter
portions of the site while the larger lots will be
located on the steeper areas.
The site is physically suitable for the density of the
development proposed for the same reason described
immediately above.
Resolution No. P-84-71
Page 2
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The design of the subdivision is not likely to cause
substantial environmental damage and avoidable injury
to humans and wildlife or their habitat, in that
substantial open space has been provided as part of
the project design.
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The tentative tract is not likely to cause serious
public health problems, in that all essential public
facilities for residential development have been
provided.
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.
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That this project will not create adverse impacts on
the environment as a result of mitigation measures
added as conditions of approval, and the Supplemental
Draft Environmental Impact Report (August 25, 1981)
and the Draft Addendum Environmental Impact Report for
TTM 4191R and TTM 4113R (October 4, 1984) are hereby
certified as complete.
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.
The design of the subdivision has provided, to the
extent feasible, for future passive or natural heating
or cooling opportunities in the subdivision.
Section 2:
Tentative Tract Map No. 4191R, a copy of which is on file in the
Planning Services office, is hereby approved subject to all of
the following conditions:
Approval of TTM 4191R is based on its conformance with the
Development Plan for Rancho Arbolitos (Planned Community 84-02)
and all final maps for this portion of the project shall conform
to that Plan.
Resolution No. P-84-71
Page 3
Circulation
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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.
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.
The private street south of the Arbolitos Drive/Entrada Road
intersection shall be improved as a non-dedicated rural
street.
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.
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.
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.
Resolution No. P-84-71
Page 4
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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.
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-84-71
Page 5
Grad i ng
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-84-71
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-
f%ammability 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. All 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-84-71
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, 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. Ail corner lots shall have their driveways on the interior 50
percent of the lot.
35. The side lot line separating Lots 490 and 491 shall be extended
southward to Pequot Drive.
36. Lots 424 and 425 shall be redesigned to take access from
Woodmere Terrace.
37. Access for Lots 637, 638, 645, and 646 shall be taken from
Treeline Way.
Resolution No. P-84-71
Page 8
38. Lot 647 shall take access from Woodmoor Street.
39. Lot 644 shall take access from Treeline Court.
40. The side lot line separating Lots 512 and 513 shall be
relocated to the top of the arc on Carriage Road.
41. Lots 289, 290, 303, 304, 346, and 347 shall take access from
Woodpark Lane.
42. Lot 291 shall take access from Oakstone Lane.
43. Entry treatment consisting of landscaping and boulders shall
provided at entrances to the project from Twin Peaks Road,
Carriage Road, Tobiasson Road, Laja Drive, Woodpark Lane, and
Silverset Street.
44. When final maps have been recorded for 300 lots within this
tract, no further time extentions for the tentative map will be
required to record final maps on the remaining lots.
Section 3:
Tentative Tract Map No. 4191R, 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:
A. SITE DEVELOP[~ENT
1. 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.
2. 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.
3. 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.
Resolution No. P-84-71
Page 9
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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 building
permit issuance.
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.
PAROLING AND VEHICULAR 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.
A Master Plan of the existing on-site trees shall be provided to
the Planning Services Department prior to the issuance of
building permits and prior to grading, to determine which trees
shall be retained.
Existing on-site trees shall be retained wherever possible and
shall be trimmed and/or topped. Dead, decaying or potentially
dangerous trees shall be approved for removal at the discretion
of the Planning Services Department during the review of the
Master Plan of existing on-site trees. Those trees which are
approved for removal shall be replaced on a tree-for-tree basis
as required by the Planning Services Department.
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.
Ail landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
SIGNS
Any signs proposed for this development shall be designed and
approved in conformance with the Sign Ordinance.
Resolution No. p-84-71
Page 10
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 building permit issuance.
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.
EXISTING STRUCTURES No Conditions
G. ADDITIONAL APPROVALS REOUIRED
1. Development Review or Minor Development Review shall be
accomplished prior to the issuance of a building permit.
2. The developer shall display a current zoning and Land Use Map in th~
sales office at all times, and/or suitable alternative to the
satisfaction of the Director of Planning Services.
3. 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.
4. 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.
Resolution No. P-84-71
Page 11
5. 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.
6. Working drawings shall include a certification by a recognized
acoustical expert that the requirements of the City of Poway's noise
ordinance will be met.
7. At the completion of construction, and prior to occupancy, interior
and exterior CNEL shall be determined by field testing at
developer's expense. Tests to be conducted by a recognized
acoustical expert. No occupancy permits shall be granted until
Condition G-7 is met to the satisfaction of the Building Code
(latest ad opted edition) "Sound Transmission Control."
II. APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
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GRADING
Grading of the subject property shall be in accordance with the
Uniform Building Code, City Grading Ordinance, approved grading pla~
and geotechnical report, and accepted grading practices.
A soils report shall be prepared by a qualified engineer licensed by
the State of California to perform such work prior to final map
approval.
A geological report shall be prepared by a qualified engineer or
geologist and submitted at the time of application for grading plan
check.
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.
STREETS AND SIDEIsIALliS
Ail Circulation Element roads shall be dedicated and improved to
Circulation Element road standards and to the specifications of the
Director of Public Services.
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.
Resolution No. P-84-71
Page 12
3. Ail interior and exterior public streets shall be constructed to
public street standards.
4. Sidewalks (4.5) feet in width shall be required on both side(s) of
all public streets.
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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.
6. Street striping and signing shall be installed to the satisfaction
of the Director of Public Services.
7. 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.
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Ail exterior street improvements shall be constructed prior to
issuance of building permits, to the satisfaction of the Director of
Public Services.
10. Street improvements that include, but are not limited to:
a. Sidewalks
b. Driveways
-- c. Wheel chair ramps
d. Curb and gutter
X e. Cross gutter
f. Alley gutter
X g. Street paving
h. Alley paving
shall be constructed prior to the occupancy of the units to the
satisfaction of the Director of Public Services.
11. 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.
12. 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.
13. The developer shall pay the Traffic Mitigation Fee at the
established rate prior to building permit issuance.
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Resolution No. P-84-71
Page 13
DRAINAGE AND FLOOD CONTROL
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 for those lots in the map to be finaled.
Concentrated flows across sidewalks shall not be permitted.
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 and the
Health Department of the County of San Diego.
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 Powa5
Standards at no cost to the public, subject to the following:
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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 emittin{
refractor or device.
Ail fixtures shall use a clear, low pressure sodium vapor
light source.
Resolution No. P-84-71
Page 14
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Advance energy charges and District engineering charges shall
be paid by the developer.
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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.
Cable television services shall be provided and installed
underground. The developer shall notify the Cable company when
trenching for utilities is to be accomplished.
GENP. RAL REOUIREHENTS AND APPROVALS
A copy of the Covenants, Conditions and Restrictions (CC&R's) 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 shown on the tentative map as
open space. 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.
Ail provisions of the Subdivision Ordinance of the Poway Municipal
Code shall be met as they relate to the division of land.
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.
6. Prior to final map approval, all dedications shall be made and
easements granted as required above.
APPROVED and ADOPTED by the City Council of the City of Poway,
of California, this 20th of Novemeber, 19~y~
RobErt ~. Emery, ~ayor
State
ATTEST:
Marjorile K, Wahlsten, C' 5' Clerk