Res P-85-54RESOLUTION NO. P 85-54
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING CONDITIONAL USE PERMIT 84-19
AND DEVELOPMENT REVIEW 84-30
ASSESSOR'S PARCEL NUMBER 275-460-12, 13, and 52
WHEREAS, Conditional Use Permit 84-19 and Development Review 84-30
submitted by Philip Butzen, applicant, request approval of a 70-bed
addition to Green Valley Convalescent Center in the CO and RS-7 zones;
located at 12695 and 12696 Monte Vista Road in the City of Poway,
County of San Diego, State of California, regularly came before the
City Council for public hearing and action on August 27, 1985; and
WHEREAS, on August 27, 1985, the City Council held a duly adver-
tised public hearing to solicit comments from the public, both pro and
con, relative to this application.
NOW, THEREFORE, the City Council of the City of Poway does hereby
resolve as follows:
Section 1: Findings:
CONDITIONAL USE PERMIT
1.
That the location, size, design, and operating charac-
teristics of the proposed use will be compatible with and
will not adversely affect or be materially detrimental to
adjacent uses, residences, buildings, structures, or
natural resources;
That the harmony in scale, bulk, coverage, and density is
consistent with adjacent uses;
That there are available public facilities, services, and
utilities;
That there will not be a harmful effect upon desirable
neighborhood characteristics;
That the generation of traffic will not adversely impact
the surrounding streets and/or the City's Circulation
Element;
That the site is suitable for the type and intensity of
use or development which is proposed;
That there will not be significant harmful effects upon
environmental quality and natural resources;
Resolution No. P 85-54
Page 2
That there are no other relevant negative impacts of
the proposed use that cannot be mitigated; and
That the impacts, as described above, and the location
of the proposed use will not adversely affect the City
of Poway General Plan for future as well as present
development.
DEVELOPMENT REVIEW
That the proposed development is in conformance with
the Poway General Plan;
That the proposed development will not have an adverse
aesthetic, health, safety, or architecturally related
impact upon adjoining properties;
That the proposed development is in compliance with
the Zoning Ordinance; and
That the proposed development encourages the orderly
and harmonious appearance of structures and property
within the City.
Section 2: Environmental Findings:
The City Council finds that this project will not have signifi-
cant adverse impacts on the environment and hereby issues a
Negative Declaration.
Section 3:
Conditional Use Permit 84-19 and Development Review 84-30 are
hereby approved subject the the following conditions and the
attached Standard Conditions:
The developer shall provide a pedestrian crossing from
the parking lot to the convalescent center to allow
safe access across Monte Vista Road with the design to
the satisfaction of the Directors of Public Services
and Planning Services prior to occupancy of the addi-
tion.
A detailed landscape and irrigation plan shall be sub-
mitted and approved prior to building permit issuance
by the Directors of Public and Planning Services.
Said plan shall include the following landscape
elements:
A vine/espalier planting on the concrete block
wall fence along the boundaries of the parking lot
on Parcel 2;
Resolution No. P 85-54
Page 3
b. A three foot earthen berm or masonry wall between
the required parking areas and Monte vista Road
for the center site (Parcel 1) and the parking lot
(Parcel 2).
c. One 15-gallon tree per City specifications for
every three parking spaces. Said tree shall be
located to provide shade cover for vehicles.
d. A five foot off-site landscape strip along the
easterly property line.
e. Landscape the triangular shaped property imme-
diately to the west of Parcel 2's northwest
corner, and the area immediately parallel with the
westerly property line.
f. One 15-gallon tree per City specifications along
the westerly property line of the existing facil-
ity for every 24 foot linear increment as shown
on the site plan to visually buffer the loading
dock area and to delineate the proposed overflow
parking spaces area. Said area shall be striped
to City standards.
3. A six foot concrete block wall fence shall be
constructed along the east, south, and west property
lines to the satisfaction of the Director of Planning
Services.
4. A demolition or relocation permit is required prior to
both the removal of the houses on Parcels 1 and 2 and
to building permit issuance for the addition to the
convalescent center.
5. Parcel 1 (APN: 275-460-12 and 13) and Parcel 2
(APN: 275-460-52) shall be merged and a deed restric-
tion shall be recorded to prohibit the sale or lease
of the parking lot separate from the convalescent
center prior to occupancy of the addition.
6. All parking lot lights shall be shielded in a manner
that the light is directed away from streets or
adjoining properties, and the hours of operation shall
be controlled by a timer to the approval of the
Director of Planning Services.
Resolution No. P 85-54
Page 4
Section 4: City Council Decision:
The City Council hereby approves Conditional Use Permit 84-19
and Development Review 84-30 subject to the following Standard
Conditions:
APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING AND BUILDING
SERVICES REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
SITE DEVELOP~4ENT
Site shall be developed in accordance with the approved site plans
on file in the Planning Services Department and the conditions con-
tained herein.
Revised site plans and building elevations incorporating all con-
ditions of approval shall be submitted to the Planning Services
Department prior to issuance of building permits.
Approval of this request shall not waive compliance with all sec-
tions of the Zoning Development Code and all other applicable City
Ordinances in effect at the time of building permit issuance.
Trash receptacle multifamily developments shall be enclosed by a 6
foot high masonry wall with view-obstructing gates pursuant to City
standards. Location shall be subject to approval by the Planning
Services Department.
Ail roof appurtenances, including air conditioners, shall be
architecturally integrated, shielded from view and sound buffered
from adjacent properties and streets as required by the Planning
Services Department.
Prior to any use of the pro~ect site or business activity being
commenced thereon, all conditions of approval contained herein
shall be completed to the satisfaction of the Director of Planning
Services.
The applicant shall comply with the latest adopted Uniform Building
Code, Uniform Mechanical Code, Uniform Plumbing Code, National
Electric Code, Uniform Fire Code, and all other applicable codes
and ordinances in effect at the time of building permit issuance.
Prior to the issuance of building permits for combustible
construction, evidence shall be submitted to the Director of Safety
Services that water supply and facilities for fire protection is
available. Where additional fire protection is required by the
Director of Safety Services, it shall be serviceable prior to the
time of construction.
Resolution No. P 85-54
Page 5
For a new commercial or industrial development, or addition to an
existing development, the applicant shall pay development fees at
the established rate. Such fees may include, but not be limited
to: Permit and Plan Checking Fees, Water and Sewer Service Fees.
These fees shall be paid prior to building permit issuance.
10. Building identification and/or addresses shall be placed on all new
and existing buildings so as to be plainly visible from the street
or access road; color of identification and/or addresses shall
contrast with their background color.
B. PARKING AND VEHICULAR ACCESS
Ail parking lot landscaping shall consist of a minimum of one
fifteen (15) gallon size tree for every three (3) parking spaces.
For parking lot islands, a minimum 12 inch wide walk adjacent to
parking stalls shall be provided and be separated from vehicular
areas by a 6 inch high, 6 inch wide portland concrete cement
curbing.
Parking lot lights shall be low pressure sodium and have a maximum
height of eighteen (18) feet from the finished grade of the parking
surface and be directed away from all property lines, adjacent
streets and residences.
Ail two-way traffic aisles shall be a minimum of 24 feet wide and
emergency access shall be provided, maintained free and clear, a
minimum of 24 feet wide at all times during construction in
accordance with Safety Services Department requirements.
The developer shall provide a minimum of 25% of the lots with
adequate sideyard area for recreation vehicle storage pursuant to
City standards, and the C.C.&R.'s shall prohibit the storage of
recreational vehicles in the required front yard setback.
C. LANDSCAPING
A detailed landscape and irrigation plan shall be submitted to and
approved by the Public Services Department and Planning Services
Department prior to the issuance of building permits.
Street trees, a minimum of 15 gallon size or larger, shall be
installed in accordance with the City of Poway Ordinance and shall
be planted at an average of every 30 feet on interior streets and
20 feet on exterior streets.
3. Ail landscaped areas shall be maintained in a healthy and thriving
condition, free from weeds, trash, and debris.
Resolution No. P 85-54
Page 6
D. SIGNS
1. Any signs proposed for this development shall be designed and
approved in conformance with the Sign Ordinance.
E. RECREATION
1. Parkland Dedication or payment of Park Fees at the established
rate shall be made prior to building permit issuance.
F. EXISTING STRUCTURES NO CONDITIONS
G. ADDITIONAL APPROVALS REQUIRED NO CONDITIONS
II. APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARTMENT
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
H. GRADING
1. Grading of the subject property shall be in accordance with the
Uniform Building Code, City Grading Ordinance, approved grading
plan and geotechnical report, and accepted grading practices.
2. The grading plan shall contain a certificate signed by a registered
civil engineer that the grading plan has preserved a minimum of 100
square feet of solar access for each dwelling unit and for each
future building site within the subdivision.
3. A soils report shall be prepared by a qualified engineer licensed
by the State of California to perform such work prior to building
permit issuance.
4. The final grading plan shall be subject to review and approval by
the Planning Services and Public Services Department and shall be
completed prior to recordation of the final subdivision map or
issuance of building permit, whichever comes first.
I. STREETS AND SIDEWALKS
1. Street improvements that include, but are not limited to:
X
a. Sidewalks e.
b. Driveways __f-
c. Wheel chair ramps g.
d. Curb and gutter __h.
Cross gutter
Alley gutter
Street paving
Alley paving
shall be constructed prior to the occupancy of the units to the
satisfaction of the Director of Public Services.
Resolution No. P 85-54
Page 7
Ail damaged off-site public works facilities, including parkway
trees, shall be repaired or replaced prior to exoneration of bonds
and improvements, to the satisfaction of the Department of Public
Services.
Je
Prior to any work being performed in the public right-of-way, an
encroachment permit shall be obtained from the Public Services
office and appropriate fees paid, in addition to any other permits
required.
The developer shall pay the Traffic Mitigation Fee at the
established rate prior to building permit issuance.
DRAINAGE AND FLOOD CONTROL
The Master Plan of Drainage Fee shall be paid at the established
rate in accordance with the Drainage Ordinance prior to building
permit issuance.
Concentrated flows across driveways and/or sidewalks shall not be
permitted.
K. UTILITIES
1. Ail proposed utilities within the project shall be installed
underground including existing utilities along Circulation Element
roads and/or highways less than 34.5 KY.
2. Water, sewer, and fire protection systems plans shall be designed
and constructed to meet requirements of the City of Poway and the
Health Department of the County of San Diego.
L. GENERAL REQUIREMENT AND APPROVALS NO CONDITIONS
APPROVED and ADOPTED by the City Council of the City of Poway,
State of California, this 27th day of August, 1985.
ATTEST:
Robert C. Emery,~
Marjor~ie~K. Wahlst-en, City Clerk