Res P-85-72RESOLUTION NO. P-85-72
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING CONDITIONAL USE PERMIT 85-05
AND DEVELOPMENT REVIEW 85-08
ASSESSOR'S PARCEL NUMBER 316-120-30,
317-521-01 AND 05, 317-153-16
WHEREAS, Conditional Use Permit 85-04, and Development Review
85-08, submitted by Chambers Development Corporation, applicant,
requests approval of a 150 residential senior housing project
located approximately 1000 feet northwest of the intersection of
Poway and Pomerado Roads in the RS-4 (Residential Single Family 4)
zone; and
WHEREAS, on December 3, 1985, the City Council held a duly
advertised public hearing to solicit comments from the public, both
pro and con, relative to this application.
NOW, THEREFORE, the City Council does hereby resolve as
follows:
Section 1: Findings:
CONDITIONAL USE PERMIT
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, residents, 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-85-72
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 develop-
ment.
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 adjoing properties.
That the proposed development is in compliance with the
Zoning Ordinance.
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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 a signi-
ficant adverse impact on the environment and hereby issues a
Negative Declaration.
Section 3: City Council Decision:
The City Council hereby approves Conditional Use Permit 85-04
and Development Review 85-08 subject to the following
conditions:
Within 30 days of approval, the applicant shall submit in
writing that all conditions of approval have been read and
understood.
The project shall be designed and developed according to
the residential senior citizen standards and shall include
a maximum of 130 units to be located within a single
buildings.
The applicant is responsible for working out an agreement
with the Poway Unified School District for the development
of 130 senior housing units.
Resolution No. P-85-72
Page 3
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An open space easement shall be granted to the City over
those portions of the site not developed as senior housing
(the 130 units). Said open space easement shall be
approved as to form by the City Attorney and shall limit
the use of said open space to recreational purposes.
The easement shall be granted prior to building permit
issuance. The exact location of said area is subject to
the satisfaction of the Director of Planning Services.
A looped fire hydrant system and additional fire hydrants
shall be designed and constructed to the satisfaction of
the Director of Safety Services.
The proposed buildings must be built to CAC Title 19 and 24
standards for group occupancy I-2 and must be fully
sprinklered if the building contains more than five units.
The applicant shall enter into a contract with the Poway
Valley Senior Center to provide transportation services to
the residents of the project if the pedestrian access to
the shopping center is not provided. If this is not
possible, the applicant shall provide alternate transpor-
tation to the satisfaction of the Director of Planning
Services.
Ail residences of the project must be at least 55 years in
age and ambulatory. This criteria shall be disclosed in
the lease agreement. A copy of the lease agreement shall
be submitted to and verified by the Director of Planning
Services prior to occupancy of the site.
An equestrian/pedestrian trail shall be dedicated and
constructed to the satisfaction of the Directors of Public
and Community Services. The trail shall be placed in an
assessment district. Said condition is supplementary to
conditions under E. Recreation under Standard Conditions
of Approval.
Prior to building permit issuance, the applicant's
engineer shall prepare and submit a detailed hydrology and
hydraulic report on the project and Pomerado Creek. This
study shall be subject to the review and approval of the
City Engineer, and its results shall be implemented in the
tract grading and drainage improvements.
The developer shall pay for a water system analysis to
establish the proper size and location for the public
water system. The amount will be determined by the cost
of the analysis and will be a full cost recovery deposit.
All public water easements shall be 20 feet in width.
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Resolution No. P-85-72
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Prior to building permit issuance, the four parcels asso-
ciated with this project shall be merged pursuant to
Section 81.408 of the City Subdivision Ordinance.
Existing underground utilities, near the proposed inter-
section, shall be relocated. All costs for such reloca-
tions shall be borne by the applicant.
Oak Knoll Road shall be extended through the commercial
zoned portion of the property to a right-of-way width of
60 feet and improved with a paved width of 40 feet.
Concrete curb, gutter, and sidewalks shall be required on
both sides.
Within the residential zoned portion of the property, the
access road shall be improved to a right-of-way width of
52 feet with a paved width of 28 feet. Concrete curb, and
gutter will be required on both sides of the access road.
Sidewalk will be provided on the easterly side. The street
design shall include a cul-de-sac near the entrance to the
senior housing facility.
The applicant shall pay its pro-rata share of the cost
of the traffic signal at Poway Road and Oak Knoll Road.
Full intersection and traffic signal improvements at
Poway/Oak Knoll Roads shall be completed prior to building
occupancy. If this project precedes the installation of
such improvements by Pomerado Plaza, the applicant shall be
responsible for the design and construction of these
improvements.
The project shall be gravity sewered to Poway Road. Ail
costs to acquiring easements for the sewer main shall be
borne by the developer. Minimum size for the sewer main
shall be 8 inches in diameter.
A pedestrian walk designed to the satisfaction of the
Director of Planning Services shall be provided unless
agreement cannot be reached with Pomerado Plaza and Von's.
Said walkway shall include a ramp system, handrails,
lighting, and other features to insure safe pedestrian
travel to the shopping center.
South-facing windows shall have solar glazing or solar
screens.
Toilets are to be one gallon low flow and subject to the
satisfaction of the Director of Planning Services.
The developer shall furnish a minimum of one clothes
washer and dryer per ten studio and one bedroom units.
Laundry facilities shall be located on each corridor of
the primary building.
Resolution No. P-85-72
Page 5
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Ail trash enclosures shall include solid wooden gates and
roofing, and shall meet standards per City detail.
A revised site plan shall be submitted and approved by the
Director of Planning Services. Said site plan shall main-
tain ten feet distance between garage and carport struc-
tures. The 10 car garage on the south side of the
driveway in the SE portion of the site shall be relocated
to avoid potential conflict with garages on the north side
of the driveway. Of the 156 parking space to be provided
for this project, 50 shall be uncovered. Said uncovered
spaces shall be located primarily near the main entrance
to the building.
Ail air-conditioning units shall be flush mounted or if
roof mounted, shall be architecturally screened.
Landscaping for the project shall include a minimum of 50
trees per developed acre to be a 50 percent mix of
evergreen and deciduous.
The applicant shall submit a revised set of plans deli-
neating: radius corners for all exterior corners of the
building, roof over-hangs of two to three feet, and heavy
wood accent facia, and multi-paned window on all buildings.
250 cubic feet of lockable, enclosed storage per unit
shall be provided within the carport, balcony and garage
area. Units with individual, lockable garages are not
required to provide separate storage areas.
Elevators shall be required for access to second floor
units.
Section 4: City Council Decision:
The City Council hereby approves Conditional Use Permit 85-04
and Development Review 85-08 subject to the following Standard
Conditions:
APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING AND BUILDING
SERVICES REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
SITE DEVELOPMENT
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.
Resolution No. P-85-72
Page 6
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 project site or business activity being
commenced thereon, all conditions of approval contained herein
shall be completed to the satisfaction of the Director of Planning
Services.
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.
For a new residential dwelling unit(s), the applicant shall pay
development fees at the established rate. Such fees may include,
but not be limited to: Permit and Plan Checking Fees, School Fees
(in accordance with City-adopted policy and/or ordinance), Water
and Sewer Service Fees. These fees shall be paid prior to building
permit issuance.
10. This approval shall become null and void if building permits are
not issued for this project within one year from the date of
project approval.
11. Street names shall be approved by the Planning Services Department
prior to the recordation of the final map, and street addresses
shall be provided prior to the issuance of building permits.
12. 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.
Resolution No. P-85-72
Page 7
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.
4. Ail parking spaces shall be double striped.
C. LANDSCAPING
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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. Said
landscape plan shall include the developed and vacant land.
Existing on-site trees shall be retained wherever possible and
shall be trimmed and/or topped. Dead, decaying or potentially
dangerous trees shall be approved for removal at the discretion of
the Planning Services Department during the review of the Master
Plan of existing on-site trees. Those trees which are approved for
removal shall be replaced on a tree-for-tree basis as required by
the Planning Services Department.
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.
A minimum of 50 trees per developed gross acre, comprised of the
following sizes, shall be provided within the development; 20% -
24" box or larger, 70% - 15 gallon, and 10% - 5 gallon to the
satisfaction of the Director of Planning Services and in accordance
with the approved landscape plan in all multifamily and PRD pro-
jects.
Ail landscaped areas shall be maintained in a healthy and thriving
condition, free from weeds, trash, and debris.
Resolution No. P-85-72
Page 8
D. SIGNS
1. Any signs proposed for this development shall be designed and
approved in conformance with the Sign Ordinance.
E. RECREATION
The developer shall improve the equestrian/pedestrian trail system
in accordance with the adopted sign standards and to the
satisfaction of the Directors of Public and Planning Services
prior to building permit issuance.
An open space easement shall be granted to the City over, upon,
across and under the area defined on the final maps as an
equestrian trail and no building, structures or other things shall
be constructed, erected, placed or maintain ed on subject
easements except for the construction and maintenance of said
trail and structures appurtenant to the trail.
Dedicate the Master planned equestrian/pedestrian trails to the
satisfaction of the Directors of the Departments of Public and
Planning Services in accordance with the Master Plan of Trails
Element.
4. 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
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
and shall include recontouring of the borrow pit areas.
A soils report shall be prepared by a qualified engineer licensed
by the State of California to perform such work prior to building
permit issuance.
A geological report shall be prepared by a qualified engineer or
geologist and submitted at the time of application for grading plan
check.
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 isuuance of building permit.
Resolution No. P-85-72
Page 9
I. STREETS AND SIDEWALKS
Ail Circulation Element roads shall be dedicated and improved to
Circulation Element road standards and to the specifications of the
Director of Public Services.
The developer shall pay a pro-rata share for the installation or
modification of the traffic signals at Poway and Oak Knoll Roads
prior to final map approval.
Vehicular access rights to Circulation Element roads shall be
dedicated to the City of Poway and labeled on the final map to the
satisfaction of the Director of Public Services or by separate
document.
4. Ail interior and exterior public streets shall be constructed to
public street standards.
5. Sidewalks (4.5) feet in width shall be required on (both/one)
side(s) of the extension of Oak Knoll Road.
6. Street striping and signing shall be installed to the satisfaction
of the Director of Public Services.
7. Ail street structural sections shall be submitted to, and approved
by the Director of Public Services.
Street improvement plans prepared on standard size sheets by a
Registered Civil Engineer shall be submitted for approval by the
Director of Public Services. Plan check and inspection expenses
shall be paid by the developer.
Ail exterior street improvements shall be constructed prior to
issuance of building permits, to the satisfaction of the Director
of Public Services.
10. Street improvements that include, but are not limited to:
X a. Sidewalks e.
X b. Driveways __f.
X c. Wheel chair ramps X .g.
X 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.
11. 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.
Resolution No. P-85-72
Page 10
12. 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.
13. Street improvements and maintenance shall be made in accordance
with City Ordinance standards for urban streets 60/40, and non-
dedicated rural streets 52/28.
14. The developer shall pay the Traffic Mitigation Fee at the
established rate prior to building permit issuance.
J. 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.
2. Concentrated flows across driveways and/or sidewalks shall not be
permitted.
K. UTILITIES
Ail proposed utilities within the project shall be installed
underground including existing utilities along Circulation Element
roads and/or highways less than 34.5 KV.
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.
3. Prior to acceptance of property for sewer service, annexation to
the sewer improvement area shall occur.
The applicant shall pay for a water system analysis to establish
the proper size and location for the public water system. The
amount will be determined by the cost of the analysis and shall be
paid prior to building permit issuance.
The applicant shall, within 30 days after receiving approval of
the use permit and development review, apply for a Letter of
Availability (LOA) to reserve sewerage availability and post
with the City, a nonrefundable reservation fee equal to 20% of
the appropriate sewerage connection fee in effect at the time
the LOA is issued.
Cable television services shall be provided and installed
underground. The developer shall notify the Cable company when
trenching for utilities is to be accomplished.
Resolution No. P-85-72
Page 11
L. GENERAL REQUIRRMRNTS AND APPROVALS
1. By separate document prior to occupancy there shall be granted
to the City, an open space easement over the undeveloped area.
Said open space easement shall be approved as to form by the
city Attorney and shall limit the use of said open space to
recreational purposes, including buildings, structures and
imDrovements.
2. Ail provisions of the Subdivison Ordinance of the Poway
Municipal Code shall be met as they relate to the division
of land.
APPROVED and ADOPTED by the City Council of the City of Poway,
of ;ember 1985
State of California, this 3rd day e¢ , ·
Carl R. Kruse, Mayor
ATTEST:
Marjor~e K. Wahlsten, City Clerk