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Res P-85-18RESOLUTION NO. P-85-18 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA APPROVING CONDITIONAL USE PERMIT 83-04R ASSESSOR'S PARCEL NUMBERS 275-461-02, 275-232-32 WHEREAS, Conditional Use Permit 83-04R, submitted by The Mounts Company, applicant, requests to construct a 144 unit residential retirement facility known as Stonegarden which includes dining facilities with kitchen, resident manager quarters, administrative offices, social service facilities and various recreational facilities, in the Residential Single Family 4 (RS-4) zone; and, WHEREAS, on April 16, 1985, the City Council held a duly advertised public hearing to solicit comments from the public, both pro and con, relative to this application. NOW, THEREFORE, the City Council does hereby resolve as follows: Section 1: Findings: That the location, size, design, and operating character- istics of the proposed use will be compatible with and will not adversely affect or be materially detrimental to adjacent uses, residents, buildings, structures, or natural resources; m That the harmony in scale, bulk, coverage and density is consistent with adjacent uses and is in conformance with the Community Design Element of the General Plan; That there are available public facilities, services and utilities; That there will not be a harmful effect upon desirable neighborhood characteristics; That the generation of traffic will not adversely impact the surrounding streets and the City's Circulation Element; That the site is suitable for the type and intensity of use or development which is proposed and is in conformance with the General Plan; That there will not be significant harmful effects upon environmental quality and natural resources; Resolution No. P-85-18 Page 2 SECTION 2: Environmental Findings: The City Council finds that the previously issued Negative Declaration for CUP 83-04 is adequate for CUP 83-04R. Section 3: City Council Decision: The City Council hereby approves Conditional Use Permit 83-04R subject to the following conditions: ® Be e ® An open space easement and irrevocable offer of dedication shall be granted to the City for land greater than the fifteen (15) percent slope (at approximately the 710 contour line). Box trees shall be 36" (thirty-six inches) and greater. Ail requirements of Section 17.39 Residential Senior Citizen Standards shall be met. Extensive landscaping shall be provided on the northerly portion of the site to establish a visual screen between the project and the single family residences to the north to the satisfaction of the Director of Planning Services. The proposed buildings must be fully sprinklered and shall meet all the requirements of the Fire Marshal. The applicant shall enter into a contract with Poway Valley Senior Services Center to provide transportation services to the residents of the project or provide a reasonable alternative to the satisfaction of the Director of Planning Services. Ail residents of the project must be at least 55 years in age and ambulatory. These criteria shall be disclosed in the lease agreements. A copy of the lease agreements shall be submitted to and verified by the Director of Planning Services. 8. Ail conditions of DR 83-12R shall apply. 9. Approval of CUP 83-04R shall render all conditions of CUP 83-04 null and void. Resolution No. P-85-18 Page 3 Section 4: City Council Decision: The City Council hereby approves CUP 83-04 subject to the following Standard Conditions: APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING AND BUILDING SERVICES REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. SITE DEVELOPMENT 1. Site shall be developed in accordance with the approved site plans on file in the Planning Services Department and the conditions contained herein. 2. Revised site plans and building elevations incorporating all conditions of approval shall be submitted to the Planning Services Department prior to issuance of building permits. 3. 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. 4. Trash receptacle areas for commercial, manufacturing, and multifamily developments shall be enclosed by a 6 foot high masonry wall with view-obstructing gates pursuant to City standards. Location shall be subject to approval by the Planning Services Department. 5. All roof appurtenances, including air conditioners, shall be architecturally integrated, shielded from view and sound buffered from adjacent properties and streets as required by the Planning Services Department. 6. 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. 7. 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. 8. 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-85-18 Page 4 9. 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. 10. This approval shall become null and void if building permits are not issued for this project within one year from the date of project approval. 11. 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 Ail parking lot landscaping shall consist of a minimum of one fifteen (15) gallon size tree for every three (3) parking spaces. For parking lot islands, a minimum 12 inch wide walk adjacent to parking stalls shall be provided and be separated from vehicular areas by a 6 inch high, 6 inch wide portland concrete cement curbing. 2. Parking lot lights shall be low pressure sodium and have a maximum height of eighteen (18) feet from the finished grade of the parking surface and be directed away from all property lines, adjacent streets and residences. 3. All two-way traffic aisles shall be a minimum of 24 feet wide and emergency access shall be provided, maintained free and clear, a minimum of 24 feet wide at all times during construction in accordance with Safety Services Department requirements. 4. Ail parking spaces shall be double striped. C - LANDSCAPING 1. 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. 2. 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. e De 0 o G. II. e e Resolution No. P-85-18 Page 5 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. RECREATION 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. Parkland Dedication or payment of Park Fees at the established rate shall be made prior to building permit issuance. EXISTING STRUCTURES No Conditions ADDITIONAL APPROVALS REQUIRED No Conditions 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 Uniform Building Code, City Grading Ordinance, approved grading plan 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 building permit issuance. A geological report shall be prepared by a qualified engineer or geologist and submitted at the time of application for grading plan check. 4o ® J o e m e Resolution No. P-85-18 Page 6 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 S~DEWALKS 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 Pomerado Road and Pomerado Hospital prior to building permit issuance. 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 one side of Stonegarden. Street striping and signing shall be installed to the satisfaction of the Director of Public Services. 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. 9. Street improvements that include, but are not limited to: X ao Sidewalks Driveways Wheel chair ramps Curb and gutter X e. Cross gutter f. Alley gutter ~ 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. Resolution No. P-85-18 Page 7 10. 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. 11. 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. 12. The developer shall pay one half the cost of a City approved landscaped median along the project frontage(s) prior to building permit issuance. 13. Street improvements and maintenance shall be made in accordance with City Ordinance standards for urban street Stonegarden. 14. The developer shall pay the Traffic Mitigation Fee at the established rate prior to building permit issuance. J. 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. e 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. 3. 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 building permit issuance. K. UTXLITXES 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. 2. Utility easements shall be provided to the specification of the serving utility companies and the Director of Public Services. 3. The developer shall be responsible for the relocation and undergrounding of existing public utilities, as required. J 0 Resolution No. P-85-18 Page 8 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: a. 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. be Ail fixtures shall use a clear, low pressure sodium vapor light source. e Le e ce 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. Cable television services shall be provided and installed underground. The developer shall notify the Cable comDany when trenching for utilities is to be accomplished. GENERAL REOU~IltEMENTS AND APPROVAL~ Prior to building permit issuance, 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 building permit issuance, all dedications shall be made and easements granted as required above. APPROVED and ADOPTED by the City Council of the City of Poway, State of California, on this 16th d~y of ~ RoSert ~C. Emery ~ Mi~o~ri~ K~. ~e ~ty CC~ ~ n ' ~rk