Res P-85-41RESOLUTION NO. P-85-85-41
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING TENTATIVE TRACT MAP 85-03
ASSESSOR'S PARCEL NUMBER 275-260-02, 275-260-15 and 16,
275-470-03, 275-470-09
WHEREAS, Tentative Tract Map No. 85-03, hereinafter "Map"
submitted by Paul Grimes, applicant, for the purpose of subdividing
the real property situated in the City of Poway, County of San Diego,
State of California, described as the south two-thirds of the east
half of the northeast quarter of the southeast quarter of Section 35,
Township 13 South, Range 2 West, San Bernardino Meridian, County of
San Diego, State of California into 38 lots, regularly came before the
City Council for public hearing and action on July 16, 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
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. 85-03 and the Map thereof:
A. The tentative tract is consistent with all applicable general
and specific plans, because:
(1)
(2)
(3)
The proposed tract promotes and retains the community's
rural character by encouraging orderly, sequential
development compatible in its intensity with surrounding
existing and future development (Land Use);
The proposed tract provides an internal circulation
system and connection with the City-wide circulation
system which promotes safe and efficient movement of
various transportation modes including equestrian
transportation (Circulation, Trails, Bikeways);
The proposed project provides housing for a segment of
the community (Housing);
(4) The proposed project provides a suitable level of public
facilities and services (Public Facilities);
Resolution No. P-85-41
Page 2
(5)
(6)
(7)
(8)
(9)
(10)
(11)
(12)
(13)
(14)
(15)
The proposed tract will provide support for a well
balanced public park and recreational system through
payment of fees in lieu of parkland dedication (Parks and
Recreation);
The proposed tract will provide a design consistent with
the natural and man-made environment which enhances the
City's rural image and character by minimizing grading
and retaining open space (Community Design);
The proposed project does not impact scenic areas,
prominent vistas, or other areas that typify Poway's
rural history (Scenic Highways);
The proposed project does not impact any historical or
cultural asset of the City and preserves archaeological
assets (Archaeological, Cultural, Historic);
The proposed project preserves land resources through
proper soil management and protection of land forms,
protects groundwater resources, and preserves plant and
animal resources (Conservation);
The proposed project preserves natural resources in open
space contributing to the rural character of Poway (Open
Space);
The proposed project includes energy conservation
practices which will reduce the community's reliance on
traditional sources of energy (Energy Conservation);
The proposed project is not subject to potentially
hazardous seismic conditions (Seismic Safety);
The proposed project is not susceptible to flooding
hazards (Safety);
The proposed project will be free from adverse noise
levels (Noise); and
The proposed project will be provided with responsive and
adequate law enforcement, medical, and emergency,
services and facilities (Law Enforcement, Medical,
Emergency).
Resolution No. P 85-41
Page 3
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The design or improvement of the tentative tract is consistent
with all applicable general and specific plans as described in
A. above.
The site is physically suitable for the type of development
proposed because the preliminary soils and geology study
indicates the presence of acceptable conditions for the
development of a low density residential project.
The site is physically suitable for the density of the
development proposed because the flatter portions of the
property will be developed for residential purposes while the
steeper portions of the property will be maintained as
permanent open space.
The design of the subdivision is not likely to cause
substantial environmental damage and avoidable injury to
humans and wildlife or their habitat because natural
conditions will be maintained as permanent open space.
The tentative tract is not likely to cause serious public
health problems because all public facilities necessary for
residential development will be provided by the developer.
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.
This project will not create adverse impacts on the
environment because conditions are included within this
resolution and the Mitigation Measure noted in the
Environmental Impact Report have reduced such potential
impacts on the land.
Section 2:
Tentative Tract Map No. 85-03, a copy of which is on file in the
Planning Services office, is hereby approved subject to all of the
following conditions:
1. All interior private streets shall be improved to City
dedicated rural local street standards, with 24 feet of
paving. Asphalt curbs shall be provided to control drainage.
Turnaround radii at the cul-de-sac within the right-of-way
shall be 48 feet with a 38 foot curbline radius.
Resolution No. P 85-41
Page 4
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The proposed gated entry on Boulder Mountain Road shall be
located as to allow the construction of a turnaround between
the gate and the street intersection. The access street from
Lake Poway Road shall incorporate 75 feet of storage capacity
per City standards. This storage capacity shall not extend
onto Lake Poway Road and shall include a turnaround between
the gate and the street intersection. The exact location of
the gates and the construction details of the turnarounds
shall be subject to the approval of the City Engineer.
The geometrics, grades, alignments and design of the
turnarounds, streets, and gated entries shall be subject to
the review and approval of the City Engineer.
Arroya Vista Rad shall be fully improved to City standards as
a semirural local road, from Lime Grove Road to Boulder
Mountain Road to the satisfaction of the City Engineer.
Should this project precede the Green Valley Groves project
(TTM 82-01R), the offsite construction of Lake Poway Road
shall be constructed as a minimum of 24 feet paved width with
A.C. berms and full width dedication to the satisfaction of
the City Engineer.
The cul-de-sac shown on the TM on Boulder Mountain Road near
the water reservoirs shall be relocated as to allow the
turnaround and the slopes to be constructed off the City's
property, to the satisfaction of the City Engineer.
The turnaround at the west end of Lake Poway Road shall be
dedicated to the City. The geometrics of the turnaround
shall be to the satisfaction of the City Engineer.
A reimbursement agreement may be utilized by this developer
for reimbursement of the costs for the construction of the
offsite portion of Lake Poway Road, in accordance with the
City's Reimbursement Ordinance.
The developer shall investigate the feasibility of locating
the sewer main serving Lots 5-9 of Green valley Highlands unit
4 in Arroya vista Road. If the sewer alignment as shown on
the tentative map is utilized, a 20 foot wide public sewer
easement with a 15 foot wide paved maintenance road will be
required to the satisfaction of the City Engineer. All sewer
mains shall be a minimum of 8 inches in diameter.
Resolution No. P 85-41
Page 5
10.
11.
12.
13.
14.
15.
16.
The developer shall install a sewer system for Green Valley
Highlands Unit 4 northwesterly from the project to the
existing sewer main in Glen Circle Road to the satisfaction
of the City Engineer. This will require offsite sewer main
construction, and the developer shall be responsible for the
design and construction of these facilities and acquisition
of any easements required by the City Engineer. All costs
shall be borne by the developer.
A 20 foot public sewer easement with a 15 foot wide paved
maintenance road shall be required over the sewer main serving
Lots 2, and Lots 20 through 22 of Boulder Mountain Unit 1, to
the satisfaction of the City Engineer.
Where the sewer main is located in a private street, the
entire easement width shall be dedicated as a public utility
easement.
Copies of the approved septic system layout for Lot 1 of Green
Valley Highlands Unit 4 and Lot 15 of Boulder Mountain Unit 1
shall be submitted to the Department of Public Services prior
to final map approval. If approval cannot be obtained, both
lots shall be required to connect to the sewer system for the
project.
Should the offsite sewer design fall outside of existing
public roads and utility easements, the subdivider shall be
responsible for obtaining all necessary easements prior to
final map approval at no cost to the City. If the subdivider
is unable to obtain such easements prior to final map
approval, he shall enter into an agreement with the City
wherein the City will obtain the needed easements through
eminent domain proceedings, all at the subdivider's expense.
A reimbursement agreement may be utilized by this developer
for reimbursement of the costs of the offsite sewer main, in
accordance with the City's Reimbursement Ordinance.
Fire hydrant spacing shall be in accordance with the
requirements of the Department of Safety Services.
The developer shall install a standby water system on Lot 1
to the satisfaction of the Director of Safety Services.
Resolution No. P 85-41
Page 6
17.
18.
19.
20.
21.
22.
23.
24.
Should this project precede the Green Valley Groves project
(TTM 82-01R), all offsite water facilities necessary shall be
bonded and constructed with this project to the satisfaction
of the City Engineer.
The developer shall pay for a water system analysis to
establish the proper size and location for the public water
system. The amount will be determined by the cost of the
analysis and will be a full cost recovery deposit.
Should the offsite water design fall outside of existing
public roads and utility easements, the subdivider shall be
responsible for obtaining all necessary easements prior to
final map approval at no cost to the City. If the subdivider
is unable to obtain such easements prior to final map
approval, he shall enter into an agreement with the City
wherein the City will obtain the needed easements through
eminent domain proceedings, all at the subdivider's expense.
Additionally, a reimbursement agreement may be utilized by
this developer for reimbursement of the costs of the offsite
water main, in accordance with the City's Reimbursement
Ordinance.
Prior to final map approval, the developer's engineer shall
prepare and submit a detailed hydrology and hydraulic report
on the project. This study shall be subject to the review
and approval of the City Engineer, and its results shall be
implemented in the tract grading and drainage improvements.
The applicant shall dedicate an access easement to Cable
Television Compay holding the franchise to the area of Boulder
Mountain Road to the water reservoir sites. An additional
easement will be required to locate an antenna system on or
near the reservoir site.
Grading of the property shall be limited to the construction
of building pads, driveways, interior roads, and utility
improvements and be subject to the Directors of Public and
Planning Services.
Building pads shall be in the approximate location of the
circles noted on the tentative map.
The mobilehomes located on Lots 8 and 10 shall be allowed to
remain until the owner, Mr. Howard Smits, decides to sell the
property. Any change in the ownership of Lots 8 and 10 shall
require the removal of the mobilehomes.
Resolution No. P 85-41
Page 7
25. A 15 foot equestrian/pedestrian trail located along the south
property line shall be dedicated and improved to rural
community standards. The existing chain link fence on the
south property line will be acceptable as fencing provided
that the top barbs are either removed or shielded to the
satisfaction of the Director of Community Services. The
construction of the trail may be deferred until the time of
construction of Boulder Mountain unit 1. If either of the
adjoining properties to the east or west commences development
prior to the construction of Boulder Mountain unit 1, the
applicant shall within 30 days, commence construction of the
required equestrian/pedestrian trail.
26. All existing and proposed utility lines must be placed
underground per City ordinance. If any modifications are
made to the undergrounding requirements, the applicant must
comply with the predominant ordinance at the time of map
recordation.
27. Gated entries within the project shall be subject to
Development Review.
28. Condition 26 shall be eliminated from the tentative map.
29. An open space easement shall be placed on the steep west
slopes of the property located between Lots 1 and 15 as
indicated on the tentative map. The open space easement shall
be retained in private ownership with the land to remain in
its native condition. Any grading or improvement shall be to
the satisfactions of the Directors of Planning and Public
Services.
Section 3:
Tentative Tract Map No. 85-03, 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 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. 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.
Resolution No. P 85-41
Page 8
3. 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.
4. 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.
5. 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.
6. 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.
7. 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.
B. PARKING AND VEHICULAR ACCESS No Conditions
C- LANDSCAPING No Conditions
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. 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.
3. 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.
4. All landscaped areas shall be maintained in a healthy and thriving
condition, free from weeds, trash, and debris.
D. SIGNS No Conditions
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Resolution No. P 85-41
Page 9
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 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 maintained 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
Provide compliance with the Uniform Building Code for property
line clearances considering use, area and fire-resistiveness of
existing buildings.
Existing building(s) shall be made to comply with current building
and zoning regulations for the intended use or the building shall
be demolished.
Existing sewage disposal facilities shall be removed, filled
and/or capped to comply with appropriate grading practices and the
Uniform Plumbing Code.
ADDITIONAL APPROVALS REOUIRED
Development Review or Minor Development Review shall be
accomplished prior to the issuance of a building permit.
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.
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Resolution No. P 85-41
Page 10
APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
GP~DING
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.
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.
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 SIDEWALKS
The developer shall pay a pro-rata share for the installation or
modification of the traffic signals at Espola/Martincoit Road prior
to final map approval.
Vehicular access rights to Boulder Mt. Rd. for lots 8-12 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.
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.
Resolution No. P 85-41
Page 11
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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.
8. Street improvements that include, but are not limited to:
X a. Sidewalks
X b. Driveways
X c. Wheel chair ramps
X 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.
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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.
10. Prior to any work being performed in the public right-of-way, an encros
Services office and appropriate fees paid, in addition to any other pe~
11. Street improvements and maintenance shall be made in accordance with
City Ordinance standards for semi-rural streets Arroya Vista,
dedicated rural streets all interior streets.
12. The developer shall pay the Traffic Mitigation Fee at the
established rate prior to building permit issuance.
Jo DRAINAGE AND FLOOD CONTROL
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.
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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 final map
approval.
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Resolution No. P 85-41
Page 12
UTILITXES
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:
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.
b. All fixtures shall use a clear, low pressure sodium vapor
light source.
c. Advance energy charges and District engineering charges shall
be paid by the developer.
d. 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 undergroun(
The developer shall notify the Cable company when trenching for
utilities is to be accomplished.
GENERAL REOUIRENENTS AND APPROVALS
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. The
control of the CC&R's for Green Valley Highlands Unit 4 shall be
relinquished to the governing board of Units 1 and 2 within one
year after the applicant has relinquished control of the
subdivision.
Resolution No. P 85-41
Page 13
2. Final parcel and tract maps shall conform to City standards and
procedures.
3. Should this subdivision be further divided, each final map shall be
submitted for approval by the Director of Public Services.
4. All provisions of the Subdivision Ordinance of the Poway Municipal
Code shall be met as they relate to the division of land.
5. 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.
7. The tentative map approval shall expire on July 16, 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 Counci/~of the City of Powa¥,
of California, this 16th day of July, 19~. ~~~~
Carl R. Kruse, Deputy Mayor
ATTEST:
Marjori'e K. Wahlsten, City Clerk
State