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