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Res P-85-45RESOLUTION NO. P-85-45 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE SOUTH POWAY PLANNED COMMUNITY (PC 84-01) WHEREAS, the City Council has reviewed and considered the proposed Development Plan and the proposed Development Standards (Volumes 1 and 2) for the South Poway Planned Community and considered other evidence presented at a public hearing on July 30, 1985; and WHEREAS, the City Council has reviewed and considered the Final Environmental Impact Report and its Appendices (Volumes 3 and 4) for the South Poway Planned Community; NOW, THEREFORE, the City Council of the City of Poway does hereby certify that: 1. The Final Environmental Impact Report for the South Poway Planned Community has been completed in compliance with the California Environmental Quality Act; 2. The Final Environmental Impact Report for the South Poway Planned Community was presented to the City Council who reviewed and considered the information contained in that document and its appendices prior to approving that project; 3. The attached Statement of Facts and Overriding Considerations have been reviewed and considered, and supports the certification of the Final Environmental Impact Report and the Resolution of Approval for the South Poway Planned Community. ATTEST: APPROVED and ADOPTED by the City Council of the City of Poway, State of California, this 30th day of July, 1985. Robert C. Emery, Marjo K. Wahlsten, City Clerk STATEMENT OF FACTS AND OVERRIDING CONSIDERATIONS JULY 30, 1985 SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE PROPOSED PROJECT FINDINGS WITH RESPECT TO SAID EFFECTS, STATEMENT OF FACTS IN SUPPORT THEREOF, REQUIRED FUTURE STUDIES, AND STATEMENT OF OVERRIDING CONSIDERATIONS, ALL WITH RESPECT TO THE PROPOSED SOUTH POWAY PLANNED COMMUNITY DEVELOPMENT PLAN IN THE CITY OF POWAY AND RELATED ACTIONS PERTAINING THERETO. SECTION I. BACKGROUND The California Environmental Quality Act (CEQA) and the State EIR Guidelines (Guidelines) promulgated pursuant thereto provide: "No public agency shall approve or carry out a project for which an environmental impact report has been completed and which identified one or more significant effects of the project unless the public agency makes one or more written findings for each of these significant effects, accompained by a brief explanation of the rationale for each finding." (Section 15091) For each significant effect, one or more of the following possible findings are set forth: Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. Finding 3 - Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. The City of Poway proposed to adopt Planned Community District Regulations and approve the proposed South Poway Planned Community Development Plan. Because the proposed actions constitute a project under CEQA and the Guidelines, the City of Poway has prepared an Environmental Impact Report (EIR). The EIR identified certain significant effects which may occur as a result of this project. Further, the City has determined that the EIR is complete and has been prepared in accordance with CEQA and the State Guidelines. Therefore, the following findings are set forth herein Section II pursuant to Section 15091 of the CEQA Guidelines. Section III of this Statement of Facts provides a comprehensive listing of all mitigation measures resulting from the draft and final EIR processes. It is the intent of the City Council that these mitigation measures be adopted as part of the final EIR and implemented at the appropriate point in time during project development. Implementation of these mitigation measures will ensure that the findings set forth in Section II remain accurate over the course of project development. SECTION II. SIGNIFICANT EFFECTS AND FINDINGS OF FACT LANDFORM AND TOPOGRAPHY Significant Effect - Grading in the central highlands areas of the site for construction of the industrial area will require substantial landform alteration. Canyon heads adjacent to industrial development areas will be filled. Substantial grading will also be required for construction of new roadways. Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in Support of Finding - Ail grading activities shall be in accordance with the City of Poway Land Resource Conservation Element recommendations, Planned Community guidelines, and geotechnical engineering specifications. Development plan and tentative map grading plans shall be submitted to the City for review and approval. The development plan shall include detailed grading design guidelines which incorporate contour grading, minimum grading methods, and building siting and landscaping techniques which soften slopes. Ail significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. GEOLOGY, SOILS, AND MINERAL RESOURCES Significant Effect - Specific areas of unconsolidated alluvium and Friars Formation are subject to compression and sliding, respectively. These and highly expansive soils may require corrective engineering measures. The site is potentially subject to groundshaking from earthquake activity. Removal of vegetative cover from highly erosive soils will subject them to increased erosion potential until recovered. Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in Support of Finding - The City of Poway shall review detailed engineering geologic and engineering soils investigations which address corrective engineering measures prior to approval of subarea plans or tentative maps. Short-term and long-term erosion control measures shall be implemented. Ail significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the final EIR and incorporated into the project or future project approvals as set forth above. Significant Effect - Project development without beneficial use of the aggregate resources within the Mineral Resource Zone-2 would represent a potentially significant direct and cumulative loss of a regional mineral resource. Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in SuDDort of Finding - Loss of mineral resources may be partially mitigated by implementation of a reclamation plan for the existing Padre Transit operation and the implementation of an aggregate mining plan which combines the expansion of the existing operation with onsite use of aggregate obtained during grading. Finding 3 - Specific economic, social or other considerations make infeasible the mitigation measures or project alternative identified in the final EIR. BIOLOGICAL RESOURCES Significant Effect - Approximately half of the vegetative cover onsite will be removed and the associated wildlife will be displaced. Potential loss of biological resources due to wildfire may increase at the development/open space interface. Significant numbers of sensitive species (i.e., coast barrel cactus, mesa clubmoss, San Diego Sagewort) will be lost. Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in Support of Finding - Anproximately 50 percent of the total site vegetation including significant grassland slopes, woodlands and riparian habitat will be preserved in open space or rural residential uses. The development plan shall include standards and guidelines for preservation and management of open space, riparian areas and grassland slopes. Site design, landscaping design, site standards and landscaping standards shall be approved by the City. Extensive common open space shall be maintained by the master property owner's association. Open space access control measures shall be developed and implemented to minimize habitat disruption. A spring biological survey in selected localities will take place to confirm the presence or absence of specific sensitive species. Ail significant environmental effects that can feasibly avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the final EIR and incorporated into the project or future project approvals as set forth above. CULTURAL RESOURCES Significant Effect - Six archaeological sites located on or near areas proposed for development or roadways may be adversely impacted by grading or construction. Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in Support of Finding - Site specific avoidance or testing and excavation measures are recommended in the EIR for treatment of potentially impacted archaeological sites. Compliance with these measures shall be demonstrated in conjunction with tentative map/site plan or road improvement plan submittals. Prior to issuance of a grading permit, specific treatments for cultural resources which may be identified during construction shall be prepared by a certified archaeologist and approved by the City. Additional surveys for potential indirect impacts are recommended as requirements with subsequent detailed plans. Facts in Support of Finding - The project alternatives considered in this EIR either fail to attain project objectives or increase the potential adverse effects. Alternative 1 does not meet the project objectives and does not provide for employment-generating land use. Alternatives 1 will not improve traffic flows on the regional transportation system since there is no assurance that the South Poway Arterial would be developed. Various city General Plan and Planned Community benefits, such as provision for a variety of land uses, employment-generating land uses, and traffic circulation system development, would not be realized. Alternative 3 would increase the significant adverse effects identified in the EIR such as generation of traffic, air pollutants, noise, and usage of water. Landform alteration would be magnified and visibility of the development in the city and surrounding areas would increase. The "No Project" alternative could result in no recovery of the underlying mineral resources and does not fulfill any of the project objectives. The remaining, unavoidable significant effect is acceptable when balanced aginst facts set forth above and in the Statement of Overriding Considerations made below. HYDROLOGY AND WATER QUALITY Significant Effect - Runoff patterns and channel locations will be changed. Runoff volumes, sediments and urban runoff pollutants will be increased onsite and downstream. Existing drainage facilities will require improvements. Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in Support of Finding - Specific drainage and flood control designs shall be submitted to the city for aproval in conjunction with tentative map/site plans and shall be in conformance with city water resource conservation and flood hazard management policies. The project shall comply with local, state and federal water conservation and flood hazard management regulations and recommendations. Short-term siltation and sedimentation shall be reduced with mitigation measures recommended in the EIR including siltation basins, rapid seeding of bare slopes, scheduling of grading around the rainy winter months, revetments and flow diversion. Long-term erosion control shall be provided by proper placement of siltation basins,downdrains, terrace drains, slope revegetation and maintenance of riparian areas. Stormwater management plans shall be developed to reduce water quality degradation from urban runoff. Ail significant environmental effects that can feasibly avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the final EIR and incorporated into the project or future project approvals as set forth above. Ail significant environmental effects that can feasibly avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the final EIR and incorporated into the project or future project approvals as set forth above. LAND USE Significant Effect - The rural, open space character of the site Will be altered with the conversion of vacant land to residential, commercial and industrial land uses. Finding 1 - changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in Support of Finding - The project shall comply with the City of Poway General Plan policies which provide for employment-generating land uses and which address lighting and reflectivity of building materials. The proposed perimeter rural residential and open space uses will minimize potential for land use conflicts. All significant environmental effects that can feasibly avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the final EIR and incorporated into the project or future project approvals as set forth above. TRAFFIC AND CIRCULATION Significant Effect - The project will generate up to an estimated 73,160 daily trips including 54,235 trip attractions and will have a significant cumulative effect on the regional and local circulation system. Various local road design capacities (including Poway Road) will be exceeded either with or without the project. Reclassification of Poway Road from a major arterial to a primary arterial within the City of Poway will require additional right-of-way acquisition and building displacements. Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in SuDport of Finding - The design of the South Poway Planned Community, including trip-attracting industrial and commercial/office uses, will help to reduce the imbalance of peak hour flows that currently exists in the Poway area. The South Poway Arterial and Poway Road will be classified as primary and/or major arterials as needed; intersections along Poway Road will be improved as needed for subarea development. Onsite circulation improvements shall be provided by the project in accordance with South Poway Planned Community Development Plan standards. The project will be required to contribute toward future offsite traffic improvements in proportion with anticipated project use of impacted facilities. Alternative modes of transportation shall be encouraged through provision of bike lanes and public transit accomodations. Detailed traffic studies focusing on local street locations and sizing, and roadway access provisions, shall be required at subsequent levels of planning. Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. Fact in SuDDort of Finding - Implementation of regionally needed circulation improvements will require participation and approval by both the City of San Diego and Caltrans. Caltrans has approval authority for any recommended circulation improvements to the 1-15 corridor, including possible interchange improvements at Interstate 15. A possible extension of the South Poway Arterial to Mercy Road under SANDAG Alternative 8 would require approval of the City of San Diego. Ail significant environmental effects that can easily be avoided have been eliminated or substantialy lessened by virtue of mitigation measures identified in the final EIR and incorporated into the project or future project approvals as set forth above. Finding 3 - Specific economic, social or other considerations make infeasible the mitigation measures or project alternative idenified in the final EIR. Fact in SuDDort of Finding - Review of project Alternative 1 and 3 and the "No Project" alternative indicates that these alternatives either fail to attain the project objectives or have negative environmental effects of greater magnitude than the proposed project. Alternative 1 does not provide for balanced land uses including employment-generating uses such as industrial or commercial/office. This alternative would not have the benefit of reducing the existing imbalance of peak hour traffic flows. In addition, this may be a more costly alternative in terms of requirements for public services, while generating a relatively lower tax base. Primarily, Alternative 1 offers no assurance that the South Poway Arterial will be developed pursuant to the City of Poway Circulation Plan. Alternative 3 would generate environmental impacts of similar nature to those anticipated with the proposed project, however, Alternative 3 impacts would be greater in magnitude. Traffic generation would increase relative to the proposed project under this alternative; subsequently air and noise impacts would also increase. This alternative would result in greater landform alteration and possibly greater visibility from surrounding areas. Under the "No project" alternative, the City General Plan and specific project objectives for this site would not be realized. Adequate right-of-way for classifying Poway Road as a primary arterial within the City of Poway does'nt exist. Its acquistion and construction would require the condemnation of a large number of privately owned buildings and other structures and is therefore considered infeasible. The remaining, unavoidable significant effect is acceptable when balanced against facts set forth above and in the Statement of Overriding Considerations made below. AIR RESOURCES Significant Effect - Short-term fugitive dust and construction equipment emissions will occur during each grading and construction phase. Long term air pollutants will be generated from land uses and traffic generated by the project and will occur both onsite and offsite. Regionally cumulative adverse impacts to air quality will occur without a revision to the Regional Air Quality Strategy. Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in Support of Finding - The project shall comply with all rules and regulations of the San Diego Air Pollution Control District. Dust control measures, vehicular emissions control measures, energy conservation practices, and various design measures shall be implemented. An additional microscale air quality analysis shall be performed pursuant to project specific traffic studies. Ail significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the final EIR and incorporated into the project or future project approvals as set forth above. Finding 3 - Specific economic, social or other considerations make infeasible the mitigation measures or project alternative identified in the final EIR. The project alternatives and the "No Project" alternative either generate increased negative environmental impacts or do not meet the project objectives. While Alternative 1 would generate fewer air contaminants, many of the planned community benefits would not be realized and there is no assurance that the South Poway Arterial would be constructed. As the tax base associated with this alternative would be low without industrial or commercial/office land uses, and the low density development patterns can be less efficient to serve, this alternative could be relatively more costly for the provision of public service. Alternative 3 would generate greater amounts of air pollutants than the proposed alternative. The "No Project" alternative would not meet the City General Plan or project objectives. The remaining, unavoidable significant effect is acceptable when balanced against facts set forth above and in the Statement of Overriding Considerations made below. ACOUSTIC ENVIRONMENT Significant Effect - Short-term noise from construction and long-term increases in ambient noise levels, primarily from increased vehicular traffic, will result from the project. Sensitive noise receptors (i.e., residential land uses) may be developed near existing noise sources. Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in Support of Finding - The project shall comply with the City of Poway Noise Ordinance. Buffers, barriers, and attenuations shall be utilized as necessary to rduce noise levels. Prior to issuance of building permits, an acoustic authority shall perform a noise analysis and evidence of attenuation shall be submitted for City approval. Ail significant environmental effects that can feasibly be avoided have been eliminated or substantially lessended by virtue of mitigation measures identified in the final EIR and incorporated into the project or future project approvals as set forth above. PUBLIC SERVICES AND UTILITIES Significant Effect - The project's long-term demand on increasingly scarce regional water supplies will be significant from a cumulative standpoint. The proposed development will also generate significant long-term demand for other local services, facilities, and utilities. Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in Support of Finding - The project will comply with city and state water conservation policies and regulations. Reclaimed water will be utilized if feasible for non-contract purposes. The project will construct all onsite and offsite infrastructure made necessary by the project. Connection fees and developer fees will be paid by the project. Energy conservation standards, city fire and building codes, and security measures will be applied. Ail significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the final EIR and incorporated into the project or future project approvals as set forth above. Finding 3 - Specific economic, social or other considerations make infeasible the mitigation measures or project alternative identified in the final EIR. Facts in Support of Finding - The alternative to the proposed project either do not meet project objective or increase public services impacts. Alternative 1 would create less demand for water and other public services than the proposed alternative, but would not meet project objectives. Alternative 1 could be more costly to the city to serve as a result of the reduced tax base relative to the proposed project. In addition, this alternative does not assure construction of the South Poway Arterial. Alternative 3 would increase demand for water and other services and facilities relative to the proposed alternative. Other significant environmental effects (traffic, air pollutants, noise, etc.) are greater with this alternative. The "No Project" alternative would not meet city General Plan and project objectives. The remaining, unavoidable significant effect is aceptable when balanced against facts set forth above and in the Statement of Overriding Considerations made below. 10 AESTHETICS Significant Effect - The project will create short-term visual impacts during the grading and construction phases. Long-term impacts include substantial landform modification, loss of vegetation, introduction of ornamental vegetation, urban development, and roadways. Landform alteration associated with major collector and/or arterial road access points will be visible elements of the project. The project will also be visible from vantage points along Pomerado Road, at greater distances from hills to the east, points on Scenic Highway 67, and from residences at higher elevations in the northern portion of Poway. The project will incrementally contribute to regional light sources which affect the night sky. Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Facts in Support of Finding - Road improvement plans should ensure that cut and fill slopes are contoured and aligned for minimum topographic disturbance. The development plan design guidelines shall specify arterial buffer widths, landscaping, and building setbacks in accordance with the city's Scenic Highway Element. The project's north- and south-facing slopes shall be retained in a natural state for their visual quality and screening effect. The project perimeter design, at a minimum, shall include contoured fill slopes, use of native plant species where possible, and vegetative screening of potentially visible edges of perimeter roads including the loop road. Internal project design standards shall include landscaping throughout the project, underground utilities, low-reflective building materials, and architectural screening of mechanical equipment. Architectural design, building materials, signage and exterior lighting shall be subject to strict harmonious design controls which shall be specified in development standards or subsequent detailed plans. Low pressure sodium lamps and lampshields will be used to respect night sky requirements of local observatories. Ail significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the final EIR and incorporated into the project or future project approvals as set forth above. SECTION III. LIST OF MITIGATION MEASURES Following is a comprehensive list of all mitigation measures resulting from the draft EIR and comments/responses to the draft EIR. Those mitigation measures which were added or modified in response to public review and comments are indicated with an asterisk (*). These measures have been adopted as part of the certified final EIR and shall be implemented as established within each individual mitigation measure. 11 LANDFORM AND TOPOGRAPHY 1. A grading concept plan or detailed grading design criteria shall be included in the Development Plan and tentative map. The Development Plan and text shall include grading design guidelines which address the following: Contour grading and techniques which leave hillsides rounded and natural rather than cut and fill; Construction methods which require minimum grading in steep areas such as custom homes and use of multiple foundation levels; Construction methods that will preserve the natural state of major portions of each lot such as maintaining large lots and open space, particularly on the visually prominent north and south ridges and hillsides; Building siting and landscaping techniques to conceal or soften exposed man-made slopes; Preservation of natural drainage courses. Grading activities shall be in accordance with City of Poway Land Resource Conservation Element recommendations, Planned Community guidelines, and geotechnical engineering recommendations. Short-term construction phase erosion should be controlled through use of the best combination of temporary siltation basins, interceptor dikes and sandbags, and by avoiding construction during the rainy months of the fall and winter. GEOLOGY, SOILS AND MINERAL RESOURCES The Development Plan shall include detailed standards or guidelines for grading design and identify the need for detailed engineering geologic and soils investigations for certain areas. Detailed engineering, geologic and soils investigations should be submitted with subsequent subarea plans or tentative maps for review and approval by the City of Poway. Subsequent engineering, geologic and soils reports shall address, as needed, potential corrective measures for expansive/compressible soils, natural slope instability, rippability, and liquefaction potential. Structures should be designed in accordance with the City of Poway building code to ensure that earthquake standards are met. If existing earthen dams are retained onsite, hazards should be avoided by thoroughly investigating the structural integrity of existing dams with respect to anticipated seismic activity. 12 10. Within residential areas, over-irrigation, leaky swimming pools or utility pipes, and septic system/leach line discharge which can contribute to landslides should be avoided by careful planning and design at the tentative map stage. 11. Erosion potential during grading and construction periods should be controlled with rapid developing planting techniques, such as hydroseeding. To the extent feasible, grading should be scheduled to avoid the rainy months of late fall through early spring. Temporary erosion control measures such as perimeter sandbagging and desilting basins shall be incorporated into final grading plans. 12. Long-term soil erosion should be avoided using revegetation and proper drainage control devices such as siltation basins, terrace drains and downdrains, and brow ditches. 13. A reclamation plan for the existing Padre Transit operation and any future expansion should be prepared in accordance with the City of Poway surface mining ordinance. HYDROLOGY AND WATER QUALITY 14. Impacts to existing drainage facilities could be mitigated with expanded or additional facilities. Specifically, these are the following: Construction of a larger detention basin upstream of Metate Lane; Improvement or replacement of the RCP at Metate/Community Roads, a detention basin upstream of the RCB: Addition of a new system of capacity equivalent to the existing CMP and arch at Community Road; Addition of detention ponds above the RCP at Woodgate Place; ee Replacement of the existing bridge during the proposed realignment of Pomerado Road. Replacement or enlargement of the two RCP's under Pomerado Road. Further site specific studies of the Beeler Creek area to determine impacts and mitigation measures. 15. Specific drainage and flood control design shall be submitted in conjunction with tentative map/development review applications and approvals. These designs shall be in conformance with City of Poway water resource conservation policies and flood hazard management policies. 13 a. all structures must be raised one foot above flood level; b. a hydrologic or civil engineering report must certify the 100-year flood level, and no change in upstream or downstream floodplain; c. all-weather access to development must be provided; d. drainage mitigations shall be utilized to maintain natural drainage channel states. 16. Grading near the floodplain may require channel bank and slope stabilization measures such as vegetation, drop structures, and rock riprap slope protection. To protect from erosion or hydraulic impacts, grading and development in the Beeler Creek floodplain area will be identified in subsequent tentative map plans. 17. The project will comply with provisions of the National Flood Insurance Act of 1968 which reduce potential flooding and drainage impacts downstream. · 18. To minimize siltation and sedimentation impacts from grading and construction, the following measures shall be implemented: a. location of temporary siltation basins at strategic drainage points; b. paving or rapid seeding of graded slopes utilizing methods such as hydroseeding; c. scheduling of major grading and construction activities during the non-rainy season months of April through October. d. perimeter sanbagging revetments or plastic membrane material to stabilize slopes and reduce erosion and sedimentation impacts; e. diversions of flow from steep slopes during grading. '19. Long-term erosion and sediment control shall be provided by proper placement of siltation basins, downdrains, terrace drains, vegetation of slopes, and maintenance of riparian areas. *20. Stormwater management plans shall be developed to reduce water quality degradation such as a street cleaning program, periodic storm drain cleaning, and landscape plans which reduce plan nutrient and herbicide impacts to water quality. Urban water pollutant from solvents and detergents used to wash auto and truck motors and the oils and greases that are dissolved must be collected for treatment and not allowed to enter the storm drain systems. Residential disposal of such materials into storm drains should be discouraged. 14 21. The project shall comply with the California Department of Water Resources recommendations and regulations relating to water conservation and flood damage prevention. Included are the following recomendations: a. use of reclaimed water for irrigation purposes, b. paving or rapid seeding of graded slopes utilizing methods such as hydroseeding; c. drought-tolerant landscaping, d. use of pervious paving materials. BIOLOGICAL RESOURCES 22. The Development Plan shall include standards and guidelines for the preservation and management of permanent open space, including significant woodland resource areas and grassland slopes. Maintenance of extensive common open space areas shall be the responsibility of the Property Owners' Association. 23. Proposed Community Road and Midland Road extensions and the possible extension of the north loop road should be aligned such that loss of sycamore woodland or willow riparian trees is minimized. 24. With the exception of residential use areas, the spoils of earthmoving, including road construction, shall be confined within the identified limits of grading. Exposed fill slopes, wherever they occur, should be surfaced with topsoils and revegetated before they are eroded by rainfall. A mulch may be required to protect fill slope surfaces while vegetation is being established. 25. Landscaping standards shall be developed for the vegetation of graded areas and perimeter slopes. Native plants shall be used to the extent possible. 26. Drainage controls including energy dissipators and detention basins shall be utilized to protect riparian areas (e.g., Beeler Creek) from the erosion/sedimentation effects of urban runoff. 27. Parkways and medians in developed areas should be planted or landscaped with trees. Use of native or indigenous species is encourage (e.g., California sycamore). Where roadways bisect large open space areas, such roadways shall be designed to include improvements which allow wildlife to safely cross underneath them. 28. Access control methods such as signage and/or fencing should be utilized on trails planned within natural open space or rural residential areas, in order to minimize habitat disruption. Of particular concern is the need to restrict off-road vehicles within grassland slopes. 15 29. Buffer zones, setbacks, easements, and open space should be utilized in order to separate natural areas from developments. This practice would also help prevent invasion of native plant communitites by exotic landscape vegetation and thus preserve the integrity of natural habitats. 30. Provisions should be developed for the preservation, enhancement and management of sycamore woodland and willow riparian areas within areas zoned Rural Residential C. Enforcement could be the responsibility of the Master Homeowner's Association through plan review and Covenants, Conditions and Restrictions (CC&Rs). 31. A spring biological resources survey should be conducted to determine the presence or absence of anticipated sensitive species. Survey emphasis should also be placed on sensitive habitats such as sycamore woodlands. CULTURAL RESOURCES In order to reduce potential cultural resource impacts, the following mitigation measures 32 through 40 are recommended as part of the tentative map/development review or roa~ lmprovemen~ plan level of development processing. 32. CA-SDi-4608 (Sycamore Canyon site): An auger should be used to test for the presence of subsurface cultural material between the hill on the north, Beeler Creek on the south, and Sycamore Canyon Road on the east. If subsurface cultural material is present, the site should be tested further with a series of hand excavation units. 33. 34. 35. W-3347 (Poway Creek site): Systematically excavated auger holes should be placed strategically across the mouth of the canyon to test for the presence of additional subsurface deposits. If subsurface cultural material is present, a series of hand excavation units should be dug to test the deposit further. CA-SDi-7231 (boulder site): If possible, the boulder site as a relatively intact feature should be avoided and left in place during future development of the subject propoerty. Alternatively, a photo documentation, mapping and recordation of this feature should be completed in conjunction with any development processing within the RRC area. In addition, a minimum of three one-meter by one-meter units should be excavated near the eastern (downslope) base of the boulder pile to test for subsurface materials, suggested by the occurrence of isolated artifacts in proximity to the boulder site. SRS-i: The grass should be removed and the flake scatter should be mapped using a transit, then surface collected. In addition, one-meter by one-meter hand excavation unit should be placed next to the boulder to determine if a subsurface deposit exists. 16 36. SRS-2: If possible, the boulder containing the slick should be avoided and left in place during development. A one-meter by one-meter hand excavation unit should be placed next to the boulder to determine if a subsurface deposit exists. 37. SRS-700-3: Due to the disturbance of this site and its lack of contextual intergrity, it requires no further investigation or management. 38. Juncus: If possible, based on detailed grading plans at the development edge, the Juncus stand should be avoided during construction and grading. Alternatively, the stand could be replanted where suitable either onsite or in the vicinity, or a photo documentation, mapping and description of the site significance as a traditional Native American resource should be completed as a supplement to the Native American ethnohistorical summary. 39. Prior to the issuance of a grading permit, specific measures for treatment of cultural resources identified during construction shall be prepared by a certified archaeologist and submitted to the Director of Planning Services for approval. Such measures shall specify work stoppage procedures, montoring requirements and funding responsibilities. *40. Additional literature review or surveys for potential indirect archaeological impacts resulting from offsite construction activity (eg., street and utility extensions, offsite grading) should be required in conjunction with subsequent detailed plans. LAND USE 41. The project will comply with City of Poway policies regarding shielding and direction of lighting and reflectivity of building materials to minimize reflection and glare. 42. The project shall comply with City of Poway General Plan policies which provide for employment-generating land uses in the Buehler Planning Area (South Poway Planned Community area). TRAFFIC AND CIRCULATION 43. The basic community design of the South Poway Planned Community, including trip attracting industrial and commercial/office uses, will help to reduce the imbalance of peak hour flows currently occuring in and out of the Poway community. 17 44. Amend the existing City of Poway Circulation Element and other appropriate circulation elements to provide for the construction of the Alternative 8 circulation system as presented in the Route 125 North Location Analysis. 45. Poway Road should be classified as a primary arterial between Interstate 15 and Garden Road based upon the SANDAG forcasts. It should be noted, however, that adequate right-of-way for a primary arterial from the City of Poway's western boundary to Garden Road does not presently exist and its acquistion would require the condemnation of a large number of existing privately owned buildings and other structures; therefore, within the City of Poway, Poway Road should remain classified as a major arterial. The South Powa¥ Arterial should be claffied as a major arterial between Mercy Road and Pomerado Road, and as a primary arterial between Pomerado Road and the extension of Community Road, and as a major arterial between Community Road and Sycamore Canyon Road. Based on project-level studies, the segment between Pomerado Road and Community Road could be reduced to a major arterial with developme,~t of a secondary access to Pomerado Road. 46. Regardless of the SANDAG Route 125 Alternative implemented, improvements to two critical intersections, Poway Road/Pomerado Road and Poway Road/Community Road, should occur relative early in the development of the proposed project. At the Poway/Pomerado intersection, the situation could be improved by having dual left-turn lanes on all four aproaches, instead of two approaches as now exists. Widening of Community (undergrounding the drainage channel) and the addition of dual left-turn lanes from westbound Poway Road onto Community Road would greatly improve the operation of this intersection. 47. Maintain a high level of service along arterials by restricting parking and controlling roadway access. 48. Construct all streets internal to the project to full ultimate cross-sections as adjacent development occurs. 49. Construct all streets boardering the project to ultimate half-section widths in conjunction with development. 50. Since this traffic study focuses on long-range (year 2005) traffic projections, more detailed traffic impacts such as local street locations and sizing, and roadway access provisions should be addressed at subsequent levels of planning. 51. Onsite circulation improvements shall be provided by the project in accordance with South Poway Planned Community Development Plan standards. 18 52. The project should contribute toward future offsite improvements in proportion with its anticipated use of impacted facilities. Percent-of-total traffic volume calculations (Appendix G, Tables 3 through 7) may be utilized as a basis for estimating contributions. 53. The project proponents should support and encourage alternative modes of transportation through provision of bike lanes and public transit access. Industrial uses should encourage ride-sharing. 54. The project proponents should dedicate existing and master planned trails onsite. 55. Employers should be encouraged to provide incentives for using alternative transportation modes and to provide "flextime" or nontraditional work scheduling in order to lighten peak hour traffic volumes. AIR RESOURCES 56. The project shall comply fully with all rules and regulations of the San Diego Air Pollution Control District. 57. The impact of construction-generated dust particulates shall be reduced to the extent feasible by scheduling construction and grading periods around the dry summer months and by periodic sprinkling with water. Other fugitive dust control tactics outlined in the Region Air Quality strategy shall be applied. 58. San Diego County's vehicular emissions will be reduced through legislative exhaust emission controls, the provision of mass transit, and the development of closer employment centers, as well as implementation of the control measures delineated in the 1982 SIP revision for San Diego. 59. The Planned Community Development Plan shall incorporate energy conservation practices into the design of the project and its structures such that stationary source pollutants both on and offsite are limited. 60. Various design measures recommended by the California Air Resources Board (ARB) shall be incorporated into the master plan, including the following: a. bicycle paths and on-street lanes b. pedestrian and equestrian facilities c. major open space and recreation facilities 19 61. Project and structural design should include, at a minimum, the following: a. energy-efficient lighting b. optimum insulation standards c. solar access siting d. solar space heating/hot water systems/pool heating e. energy-efficient built-in appliances f. support of ridesharing and public transit, including provision of bus turnouts 62. Pursuant to detailed project-level traffic studies, an analysis of local air quality at key roadway intersections shall be performed for existing and future (year 2005) conditions. *63. Onsite transit coordinators should be required by the City in order to develop and implement carpooling, vanpooling programs within the employment/commercial area of the South Poway Planned Community. Ten percent of the onsite employment area parking spaces should be preferential spaces designated for carpools/vanpools. ACOUSTIC ENVIRONMENT 64. The project shall comply with the City noise ordinance. 65. Construction activities shall be limited to the hours of 7 a.m.,-7 p.m., Monday through Friday, and 8 a.m.-5 p.m. on Saturday. In addition, all construction equipment should be equipped with effective muffling devices and shall utilize designated routes of ingress and egress to the project site. 66. Setbacks and clustering, acoustic architectural design, acoustic construction, and noise barriers can be used to reduce outdoor noise levels in residential areas onsite and offsite. Recommended noise barrier heights range from about four to six feet, depending on the roadway. Barriers can be a berm, wall, or a combination berm and wall. These methods shall be specifically identified in subsequent site specific plans. 67. Buffer areas, noise barriers, building attenuations or a combination shall be utilized such that residential/industrial land use interfaces are not subject to noise level incompatibilities. 68. Industries shall provide noise attenuation devices for equipment or machinery producing excessive noise levels. 69. Residential structures shall be attenuated such that indoor noise levels do not exceed 45 dBA with the windows closed in any habitable room. 20 70. Upon filing an application for building permits, an accredited expert or authority in the field of acoustics shall submit evidence in accordance with the following procedures which certifies that local noise standards will be satisfied: a. An acoustical analysis rePort describing in detail the exterior noise environment and the acoustical design features required to achieve the interior noise standard shall be submitted to the Director of Planning Services for approval. b. Prior to issuance of building permits, satisfactory evidence shall be submitted to the Director of Planning Services, which indicates that the sound attenuation measures specified in the approved acoustical report have been incorporated into the design of the project. PUBLIC SERVICES AND UTILITES Fire Protection 71. Dedication of approximately two acres to the Safety Services Department for construction of a new fire protection facility (Safety Services recommends dedication of an area in the eatern portion of the site); 72. Continuation of the Automatic Aid agreement with the City of San Diego until all portions of the site can be adequately served by the City of Poway; 73. All-weather access provided to all development areas, including rural residential sites; 74. The PC Development Plan shall establish fuel modification guidelines, including use of buffer zones of fire-retardant vegetation between development areas and open space, and use of fire-retardant landscaping materials; 75. Fire-retardant building materials, including roofing and non-combustible siding, adequate sprinkler systems within buildings, and removal of brush around structures; 76. Development of a Hazardous Materials response plan and provision of any necessary equipment by the project proponent in order to protect the community from any hazardous materials which may be utilized in the industrial processes proposed for the site; 77. Adherence to City Uniform Fire Codes and Building Codes. 21 Police Service 78. Adoption of the proposed City of Poway Security Ordinance; 79. Installation of security alarm systems on all commercial buildings; 80. Use of security lighting on all parking lots, pathways and trails through commercial/industrial areas; 81. Provision of clearly marked street names and numbers to enhance police identification; 82. Siting of landscaping, parking lots, and walkways to maximize pedestrian and auto safety; 83. Organization of Neighborhood Watch Programs in residential areas and crime prevention programs in industrial and commercial areas. Public Utilities 84. Development of the proposed project should comply with the energy-saving residential building standards outlined in Title 24 of the California Administrative Code. 85. Electricity, natural gas, and telephone extensions and distribution systems should be provided in coordination with phasing of development. 86. Energy-efficient structures should be constructed utilizing both building design and siting, and landscaping design such as: a. taking advantage of heating/cooling by sun/wind exposure; b. utilizing energy-efficient lighting system; c. incorporating solar water heating systems as feasible or constructing buildings to allow easy installation of such sytems later. 87. Project architects and planners should comply with SDG&E recommendations for applying energy conservation techniques. 88. Full advantage should be taken of opportunities to utilize cogeneration or heat exchange systems within industrial and commercial land uses. Solid Waste 89. Mitigation measures to alleviate solid waste generated by the proposed project should include encouragement of recycling in residential, commercial and industrial uses. Separation of recyclable materials at the site or in the landfill processes could extend the life of the landfill as well as conserve resources. Implementation of the proposed San Diego Energy Resources incinerator at the West Miramar facility would also extend the life expectancy of the landfill. 22 Parks and Recreation 90. Approximately 8.6 acres of the project site should be conserved as open space for natural areas and trails with associated recreational uses or designated specifically for parklands and/or the project proponent should pay fees in lieu of parkland dedication. 91. Private recreational facilities should be encouraged. Schools *92. Poway Unified School District should continue to require developer's fees to alleviate increasing needs for educational facilities. Library No mitigation measures are required. Hospitals No mitigation measures are required. Wastewater 93. Long-term increased demand on available wastewater treatment facilities. 94. Incremental contribution to flows in the collection system in the City of Poway, the subsequent transmission lines, and the Point Loma treatment plant as well as contribution to the cumulatively created need for additional infrastructure and facilities. 95. Short-term construction impacts such as noise and dust associated with line placement on the project site. 96. Potential growth-inducement impacts associated with addition or improvment of infrastructure either directly or indirectly serving the project site; note that the'majority of area surrounding the project site is either built out or designated for planned or pending growth. 97. The wastewater facilities recommended in the Fannon report should be implemented including lines connecting the project site to the existing Poway Trunk Sewer and Penasquitos Interceptor. Eventually, parallel pipe lines will be required to create additional capacity for this system. 98. Funding for these improvements should be borne jointly by the project proponents and the City of Poway. The proponents shall provide linkage to offsite facilities. 23 99. Construction of onsite improvements should be scheduled in conjunction with project implementation. 100. The project proponent should contribute toward offsite improvements demanded by the project. 101. The project proponent shall pay the standard sewer connection fees which contribute to construction of new pipelines and purchase of capacity rights. 102. Any offsite improvements shall be closely coordinated with and subject to final approval by the City of Poway. 103. Policies and regulations of the Poway Water Conservation Element and the State Water Resources Board shall be applied and incorporated in the building of structures and site development in order to reduce the project's wastewater collection and treatment requirements. Water 104. The water transmission facilities recommended in the Fannon report should be implemented including distribution storage, reservoirs, pumping stations, and distribution lines. A detailed water supply service planning for the project shall occur during the tentative map stages of processing and will be subject to final approval by the City of Poway. 105. The project proponent shall be required to construct all onsite and offsite water infrastructure linkages required for transmission to master planned water facilities. 106. The project proponent shall pay the standard connection fees which contribute toward expansion of the water treatment facility and pipelines. 107. Ail improvements to the existing water service system necessitated by approval of the project shall be financed by the project proponents. 108. Construction of onsite improvements should be scheduled in conjunction with project implementation. 109. The policies and regulations of the Poway Water Conservation Element and the State Water Resources Board shall be implemented and incorporated in the building structures and site development. Included are low-flow showers, low-flush toilets, and water conserving appliances and irrigation systems. 110. Where feasible, reclaimed water should be utilized for non-contract purposes such as irrigation and gravel washing. Structures should be pre-plumbed for acceptance of reclaimed water and the overall water system should include a second set of dry lines for the future use of reclaimed water. 24 AESTHETICS Roads 111. Road improvements plans should minimize cut and fill slope requirements through alignments which are sensitive to the natural topography. 112. Cut and fill slopes should be contoured to blend into the natural topography and promptly revegetated with native or introduced plant species. 113. Landscaped buffers along portions of the roadways should be implemented to screen views. 114. To meet the intent of the City's Scenic Highways Element for the South Arterial, guidelines for the width of a buffer along the arterial, the types of landscaping materials, and width of building setbacks shall be specified in the design guidelines of the development plan. Cut slopes should be promptly revegetated with native or naturalized vegetation compatible with surrounding open space. Project Perimeters Areas where industrial or roadway development interfaces with open space or rural residential land uses, special design consideration is required. At a minimum, the following measures are proposed: 115. Potentially visible edges of the loop road and other perimeter roads should be screened with vegetation compatible to the surrounding natural area. 116. Fill slopes should be contoured to approximate as much as possible the existing topography and promptly revegetated with native or introduced species. 117. Structures near potentially visible perimeter areas should be screened with landscaping, and limited to one story in height and/or set back an appropriate distance from the development edge. 118. Use of native plant and tree species should be maximized to the extent feasible. Internal Design 119. Landscaping will be provided throughout the proposed development to soften visual impacts and enhance the aesthetic character of the project. Guidelines for the planning of project landscaping and its maintenance are set forth in the proposed development standards text. 25 120. Ail utilities should be located underground. 121. Low pressure sodium lamps and lampshields should be used in street and parking lot lighting to respect the "night sky" requirements of local observatories. Consideration should be given to controlling private lighting through the use of CC&Rs and shielding of light to direct illumination downward. 122. Roofs should be constructed of low-reflective material, and mechanical equipment should be screened architecturally. 123. Architectural design, building materials, signage and exterior lighting should be subject to strict, harmonious design controls to be specified in the development standards, or subsequent detailed plans. SECTION IV. FUTURE STUDIES Consistent with CEQA and CEQA Guidelines, the South Poway Planned Community Development Plan EIR discusses environmental effects in proportion to the severity and probability of occurence. Furthermore, the level of specificity contained in the EIR is commensurate with the discretionary actions currently at hand. Thus, the EIR recognizes that certain environmental effects are unlikely to occur and that other environmental effects anticipated during the course of project implementation can be mitigated to insignificant levels by imposition of conditions to future discretionary actions (eg., tentative maps, site plans). Those effects resulting during actual development activities which are best identified and mitigated at future planning levels are identified as such in the EIR. The following constitute the subsequent technical studies that will be needed and prepared prior to subsequent discretionary approvals for the South Poway Planned Communtiy. Detailed traffic studies focusing on needed local street improvements and roadway access provisions will be prepared prior to approval of tentative map/site plan. Additional study of the potential for indirect archaeological impacts resulting from offsite construction (eg., street and utility extension, offsite grading) will be required as part of the tentative map/development review or road improvement plan processing. Engineering geologic or engineering soils reports will address corrective measures for expansive/compressible soils, natural slope instability, rippability, and liquefaction potential prior to approval of subarea plans or tentative maps. 26 The City Council therefore finds, based upon all data currently available, that while no unmitigable significant adverse impacts are expected to be discovered as a result of any of these subsequent, focused studies, the requirements for such studies as a condition to the South Poway Planned Community development and the reservation of the power to incorporate any mitigation measures required to mitigate any disclosed impacts to insiginificant levels in a timely manner, is itself adequate mitigation for any impacts disclosed by any such subsequent surveys and studies, however unlikely. SECTION V. STATEMENT OF OVERRIDING CONSIDERATIONS The California Environmental Quality Act (CEQA) and the State EIR Guidelines promulgated pursuant thereto provide: "(a) CEQA requires the decision-maker to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. Where agencies have taken action resulting in environmental damage without explaining the reasons which supported the decision, courts have invalidated the action. (b) Where the decision of the public agency allows the occurence of significant effects which are identified in the final EIR but not mitigated, the agency must state in writing the reasons to support its action based on the final EIR and/or other information records. This statement may be necessary if the agency also makes the finding under Section 15091 (a)(2) or (a)(3). (c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the Notices of Determination." (Section 15093 of the Guidelines) The City of Poway proposes to approve the proposed South Poway Planned Community Development Plan and related discretionary actions associated with the project. Because the actions constitute a project under CEQA and the State Guidelines, an environmental impact report (EIR) has been prepared. The EIR has identified certain significant environmental effects that will follow from this project that cannot be mitigated to a fully acceptable level, or that certain mitigation measures or project alternatives identified in the final EIR are not feasible. The City of Poway has weighed these environmental risks against the benefits of the project as established in the following list of overriding considerations. The project facilitates the goals, objectives, and policies of the City of Poway Comprehensive Plan including the City General Plan Elements. 27 The project provides private participation and commitment to long-range land use planning in cooperation with the City of Poway. The project implements, via a comprehsively planned community, the City of Poway's goals and criteria with regard to the design and aesthetics of architecture, streets, landscaping, and trails. The project facilitates construction of the South Poway Arterial, secondary roads, and collector roads as identified in the City of Poway Circulation Element. The roadways and improvements may not otherwise be realized in acceptable time frames or without substantial additional public costs. The project provides a self-contained multi-use development including residential, industrial, commercial/office, and open space uses which serve to balance regional traffic flows along the 1-15 corridor. 6. The project will provide high-quality single-family housing opportunities. 7. The project provides for dedication of regional trail linkages within the project. The project is complementary to existing and proposed city of Poway and City of San Diego land uses in the project vicinity and in the community in general. The project generates fees, taxes and other recurring revenues associated with the project and the industrial, commercial/office land uses. This revenue will significantly increase the City's tax revenues, and fees will annually exceed the cost to the City of providing services to the project. 10. The project will generate significant long-term employment oportunities within the City of Poway and will provide needed industrial and commercial/office uses consistent with the City's Comprehensive Plan. 28