Res P-85-21RESOLUTION NO. P-85-21
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING TENTATIVE TRACT MAP 84-07
ASSESSOR'S PARCEL NUMBERS 314-380-39, 45, 75, 76, 77
WHEREAS, Tentative Tract Map No. 84-07, hereinafter "Map"
submitted by Ladera Associates Inc., Martin Gleich, owner applicant,
for the purpose of subdividing the real property situated in the
City of Poway, County of San Diego, State of California, described
as a subdivision of Lots 257 and 318 of Poway Mesa unit 4 according
to Map No. 7795 into 32 lots, regularly came before the City Council
for public hearing and action on April 30, 1985; 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
%~EREAS, 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.84-07 and the Map thereof:
a. The tentative tract is consistent with all applicable
interim and proposed general and specific plans;
b. The design or improvement of the tentative tract is
consistent with all applicable interim and proposed
general and specific plans;
c. The site is physically suitable for the type of
development proposed;
d. The site is physically suitable for the density of the
development proposed;
e. The design of the subdivision is not likely to cause
substantial environmental damage and avoidable injury
to humans and wildlife or their habitat;
f. The tentative tract is not likely to cause serious
public health problems;
Resolution No. P-85-21
Page 2
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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;
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. 84-07, a copy of which is on file in the
Planning Services office, is hereby approved subject to all of
the following conditions:
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Twin Peaks Road shall be dedicated to a width of 126 feet
from the westerly boundary of the subdivision to the
easterly boundary of Parcel 20 within the subdivision
boundary.
Twin Peaks shall be fully improved to urban street
standards to a graded width of 126 feet, (64 feet curb to
curb), to the satisfaction of the City Engineer.
Hillndale shall be fully improved to urban street
standards to a width of 46 feet, to the satisfaction
of the City Engineer.
An offer of dedication shall be made for both "A" street
and "B" street to the City of Poway, which will include a
dedication for two cul-de-sacs having a 48 foot right-of-
way radius and a 38 foot curb line radius.
The subdivision shall be annexed to the City's Landscape
Maintenance District 83-1.
A sewer main shall be extended into the subdivision from
the existing sewer main on Hill ndale to the satisfaction
of the City Engineer. The developer shall also provide a
20 foot minimum easement for sewer purposes.
Resolution No. P-85-21
Page 3
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 drain. This
study shall be subject to the review and approval of the
City Engineer, and its results shall be implemented in the
site grading and drainage improvements.
Grading to ultimate width (126 feet) will be required by
the developer along the north side of Twin Peaks Road
between Community Road and the west property boundary.
This will include the property owned by CALTRANS.
Access roads graded 15 feet wide shall be provided over all
utility easements outside of the street right-of-way to the
satisfaction of the City engineer. The road may be waived
at the option of the City Engineer.
10.
The Planning Services Department shall approve alignment of
utility easement and access roads prior to map approval.
11.
The developer shall relocate and reconstruct the existing
traffic signal at Community Road subject to the
satisfaction of the Director of Public Services.
12.
The developer shall construct a six foot high noise masonry
(not prefab) attenuation wall along the top of the slope of
those parcels adjacent to Twin Peaks Road. The wall should
be constructed out of a tan slump block and include
pilasters. An entry wall with landscape pop-outs shall be
installed on Lots 1, 20, 21, and 32. The entry wall shall
be an extension of the proposed noise walls and continue to
the front of the proposed residences. The location and
design of the wall shall be subject to the satisfaction of
the Director of Planning Services.
13.
Ail slopes boardering Twin Peaks Road, the west slopes on
Lots 4 and 5, and the two "not a part" parcels south of
Twin Peaks Road shall be landscaped in accordance with City
ordinance 77, placed into an open space easement, and
annexed into a Landscape Maintenance District.
14.
An equestrian/pedestrian trail shall be constructed,
dedicated and improved across the two "not a part lots" as
part of the Twin Peaks Trail to the satisfaction of the
Director of Community and Planning Services.
15.
Street trees shall be installed on Streets "A", "B" and
Twin Peaks Road prior to occupancy of future residences.
16.
Driveway access to Lots 19, 20 and 21 shall be located as
far back from Twin Peaks Road as possible, with a
turnaround on site subject to approval by the Director of
Planning Services.
17.
18.
19.
20.
21.
22.
23.
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Page 4
As a requirement for the development of future single family
homes the developer shall install six foot wood fencing on all
rear and side property lines and between houses. Front lawns
with irrigation systems, preplumbing of the house for solar hot
water and the enhancement of the rear elevations of those
residences adjacent to Twin Peaks shall also be required not
including the rear lot lines of those lots adjacent to Twin
Peaks Road.
Residences proposed on Lots 1, 32 and 20 shall be limited to
one story to aid in the view of east-bound traffic.
A left turn pocket shall be striped on Twin Peaks Road to
permit access to Street "A".
Homes on those lots adjacent to Twin Peaks shall be single
story or if 2 story shall have no windows facing Twin Peaks.
Irrespective of the decision of Cadid vs Grossmont the
developer shall agree to enter into an agreement to pay school
fees. This agreement shall be executed within 30 days of
approval.
The conceptual grading plan shall be revised to reduce the east
slope of Lots 19, 22, and 23 subject to the satisfaction of the
Directors of Planning and Public Services.
As a condition of the final map those portions of Lots 5-16
devoted as encroachment areas shall be deeded to the adjacent
parcels to the north. If an existing adjacent property owner
does not wish title to the encroachment portion of the new lot
said land shall then be included as part of the tentative map.
Section 3:
Tentative Tract Map No. 84-07, a copy of which is on file in the
Planning Services office, is hereby approved subject to the
following Standard Conditions:
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SITE DEVELOPMENT
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.
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Resolution No. P-85-21
Page 5
Prior to any use of the project site or business activity being
commenced thereon, all conditions of approval contained herein
shall be completed to the satisfaction of the Director of Planning
Services.
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.
PARKING 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.
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.
I)o SIGNS
1. 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.
Resolution No. P-85-21
Page 6
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II.
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.
Parkland Dedication or payment of Park Fees at the established
rate shall be made prior to final map approval.
EXISTING STRUCTURES
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.
APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARMENT
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
plan and geotechnical report, and accepted grading practices.
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.
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 approval.
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.
A pre-blast survey of surrounding property shall be conducted to
the satisfaction oof the City Engineer 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.
STREETS AND SIDEWALLS
Ail Circulation Element roads shall be dedicated and improved to
Circulation Element road standards and to the specifications of
the Director of Public Services.
The developer shall pay a pro-rata share for the installation or
modification of the traffic signals at Community and Twin Peaks
prior to final map approval.
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.
Ail interior and exterior public streets shall be constructed to
public street standards.
Sidewalks (4.5) feet in width shall be required on (both) side(s)
of N side Twin Peaks, Hillndale, Streets A & B.
6. Street striping and signing shall be installed to the satisfaction
of the Director of Public Services.
Resolution No. P-85-21
Page 8
7. Ail street structural sections shall be submitted to, and
approved by the Director of Public Services.
8. 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.
9. All 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:
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.
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. Street improvements and maintenance shall be made in accordance
with City ordinance standards for urban streets Streets A and B.
14. The developer shall pay the Traffic Mitigation Fee at the
established rate prior to final map.
DRAINAGE AND FLOOD CONTROL
1. 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.
2. 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.
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Resolution No. P-85-21
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Concentrated flows across driveways and/or sidewalks shall not be
Dermitted.
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
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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All 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.
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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.
Cable television services shall be provided and installed
underground. The developer shall notify the Cable company when
trenching for utilities is to be accomplished.
GENERAL REOUIREHENTS AND APPROVALS
Permits from other agencies will be required as follows Caltrans
on Twin Peaks Road.
Resolution No. P-85-21
Page 10
2. 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.
3. Prior to recordation, a Notice of Intention to form Landscape and/or
Lighting Districts shall be filed with the City Council. The
engineering costs involved in district formation shall be borne by
the developer.
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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 portions of Lots 1-4, 27-32, and
the two not a part areas. 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.
6. Should this subdivision be further divided, each final map shall be
submitted for approval by the Director of Public Services.
7. Ail provisions of the Subdivision Ordinance of the Poway Municipal
Code shall be met as they relate to the division of land.
8. 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.
9. Prior to final map approval, all dedications shall be made and
easements granted as required above.
10. The tentative map approval shall expire on April 30, 1987 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 t/h~e City.of Poway, State
of California, this 30th day of Apr'~l~ 1985. j~/~X~/~
Robert C. Emery,y~
ATTEST:
Marjorlie K. Wahlsten, City Clerk \