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;
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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:
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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.
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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.
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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:
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Sidewalks
Driveways
Wheel chair ramps
Curb and gutter
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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.
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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.
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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.
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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.
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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.
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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.
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 ~
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