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Res P-86-01RESOLUTION NO. P-86-01 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA APPROVING CONDITIONAL USE PERMIT 85-12 AND DEVELOPMENT REVIEW 85-18 ASSESSOR'S PARCEL NUMBER 275-461-04 WHEREAS, Conditional Use Permit 85-12 and Development Review 85-18 submitted by Palomar Pomerado Hospital District, applicant, request approval of a 149 bed Skilled Nursing Facility in the OS zone, located at 15615 Pomerado 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 January 7, 1986; and WHEREAS, on January 7, 1986, 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: Findinqs: 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, 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-86-01 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 is in concurrence with the Palomar Pomerado Hospital District's issuance of a Negative Declaration. Section 3: Conditional Use Permit 85-12 and Development Review 85-18 are hereby approved subject to the following conditions and the attached Standard Conditions: Within 30 days of approval, the applicant shall submit in writing that all the conditions of approval have been read and understood. The developer shall provide a pedestrian crossing from the visitor parking lot to the building entry court yard to allow safe access to the satisfaction of the Director of Planning Services. Resolution No. P-86-01 Page 3 A detailed landscape and irrigation plan shall be sub- mitted and approved prior to grading permit issuance to the Directors of Public and Planning Services. Said plan shall include the following landscape elements: be A landscaped earthern berm along the western edge of visitor parking area; Interior parking lot landscaped planter areas every ten spaces and one 15 gallon tree for every three parking spaces; Ail existing trees that are proposed to be removed shall either be relocated or replaced with a simi- lar size species; and The newly created west facing slope of the nursing facility shall be comprised of the following sizes: 20% - 24" box or larger, 70% - 15 gallon, and 10% - 5 gallon to the satisfaction of the Director of Planning Services. Ail parking lot lights shall be shielded in a manner that the light is directed away from streets and adjoining properties, and the hours of operation shall be controlled by a timer to the approval of the Director of Planning Services. Applicant shall pay the pro rata share toward a bus shelter at Pomerado Road in accordance with the City's bus shelter design. Within 90 days of approval for this Conditional Use Permit and Development Review, the applicant shall dedicate an easement for equestrian/pedestrian trail system in accordance with the adopted trail standards to the satisfaction of the Directors of Public, Community, and Planning Services. Ail loading dock areas are to be screened from public areas and adjacent properties in a manner which is architecturally compatible with the proposed building to the satisfaction of the Director of Planning Services. Resolution No. P 86-01 Page 4 10. 11. 12. 13. 14. 15. 16. Ail created slopes proposed for the project shall be designed in such a manner as to be natural in appearance, incorporating rounded slope tops and variable slope ranges to the satisfaction of the Directors of Planning and Public Services. The existing southwest concrete drainage channel shall be extended and upgraded to facilitate proper discharge of water into drainage improvements on the parcel located south of project to the satisfaction of the Director of Public Services. Ail proposed signing shall be designed to be compatible with existing site signs to the satisfaction of the Director of Planning Services. Existing fire hydrants shall be relocated to the satisfaction of the Directors of Public Services and Safety Services. The existing eight inch waterline under the proposed convalescent center shall be relocated to the satis- faction of the Directors of Public and Safety Services. Reciprocal access and maintenance agreements shall be provided over the fire access road and the private driveway constructed by Green Valley Convalescent Center to the satisfaction of the Director of Public Services. The hospital shall grant water easements to the City as required by a water system analysis for this pro- ject as well as other water easements needed for adja- cent developments affecting the hospital's property. The front circular driveway must be wide enough to provide one curbside lane of parallel parking for patient loading and in addition provide 24' of unobstructed fire access road width to the satisfac- tion of the Director of Safety Services. The loading dock access road must be provided with an approved Fire Department turn-around to the satisfac- tion of the Director of Safety Services. Resolution No. P-86-01 Page 5 17. 18. 19. 20. Water Fire Flow Requirements: The proposed building requires a 4,500 gpm over four hour fire flow. The available flow is approximately 2,780 gpm. The deficit of 1,720 gpm for four hours must be provided by a combination of the following methods to the satisfaction of the Director of Safety Services. ao co The hospital loop main must be tied into the Stonegarden Road loop to the north. The hospital district will pay for a water analysis to determine if the existing water main under the proposed building can be abandoned without harming fire hydrant flows. The hospital district will provide extra fire flow through one or more of the following methods after engineering and economic studies are completed to the satisfaction of the Directors of Safety Services and Public Works. 1. Booster pumping of existing main systems. Tieing into the higher pressure gradient system of the Boulder Mountain Reservior, including a main and pressure reducing station. Providing on-site use of the stored water for cogeneration through a new power plant fire pump and check valves. This emergency water source would be connected only to the two buildings fire sprinkler and standpipe systems. After final site design and water system layout has been determined, new fire hydrants will be laid out by the City Fire Marshal. Ail other applicable City of Poway Fire Code Regulations must be met. Due to the scope of both buildings, a Fire Department "Knox" Security Vault must be installed on-site to house building emergency plans and keys for emergency incident use. Resolution No. P-86-01 Page 6 21. Due to the scope and proximity of both buildings, the new skilled nursing building's communication system must allow firefighter's access to communicate with both new and old building occupants to direct emergency evacuation and firefighting procedures. Section 4: City Council Decision: The City Council hereby approves Conditional Use Permit 85-12 and Development Review 85-18 subject to the following Standard Conditions: APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING AND BUILDING SERVICES REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. SITE DEVELOPMENT 1. Site shall be developed in accordance with the approved site plans on file in the Planning Services Department and the conditions con- tained herein. 2. 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. 3. 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. 4. All 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. 5. 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. 6. 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-86-01 Page 7 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 by the State. 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. 4. Ail parking spaces shall be double striped. 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 by the State. A Master Plan of the existing on-site trees shall be provided to the Planning Services Department prior to the issuance of building permits and prior to grading, to determine which trees shall be retained. 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. Resolution No. P-86-01 Page 8 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. 5. Ail landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. D. SIGNS Ee Any signs proposed for this development shall be designed and approved in conformance with the Sign Ordinance. RECREATION The developer shall improve the equestrian/pedestrian trail system in accordance with the adopted standards and to the satisfaction of the Directors of Public and Planning Services prior to building permit issuance by the State. 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. 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. 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. 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 issuance of building permit. A pre-blast survey of surrounding property shall be conducted to the satisfaction oof the City Engineer prior to any rock blasting. Seismic recordings shall be taken for all blasting and blasting shall occur only at locations and levels approved by the City Engineer. Resolution No. P-86-01 Page 9 I. STREETS AND SIDEWALKS Reciprocal access and maintenance and/or agreements shall be provided insuring access to all parcels over private roads, drives or parking areas and maintenance thereof to the satisfaction of the Director of Public Services. 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. 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 by the State. J. DRAINAGE AND FLOOD CONTROL A drainage system capable of handling and disposing of all surface water originating within the subdivision, and all surface waters that may flow onto the subdivision from adjacent lands, shall be required. Said drainage system shall include any easements and structures as required by the Director of Public Services to pro- perly handle the drainage. The Master Plan of Drainage Fee shall be paid at the established rate in accordance with the Drainage Ordinance prior to building permit issuance by the State. 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. 2. Utility easements shall be provided to the specification of the serving utility companies and the Director of Public Services. 3. The developer shall be responsible for the relocation and undergrounding of existing public utilities, as required. Water, sewer, and fire protection systems plans shall be designed and constructed to meet requirements of the City of Poway and the Health Department of the County of San Diego. Resolution No. P-86-01 Page 10 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 by the S%ate. Developer shall construct a light system conforming to City of Poway Standards at no cost to the public, subject to the following: ae Cut-off luminaries shall be installed which will provide true 90 degree cutoff and prevent projection of light above the horizontal from the lowest point of the lamp or light emitting refractor or device. Ail fixtures shall use a clear, low pressure sodium vapor light source. Advance energy charges and District engineering charges shall be paid by the developer. Annexation to the lighting district shall be accomplished and evidence of annexation and payment of lighting fees shall be presented to the City prior to final map approval or building permit issuance, whichever occurs first. L. GENERAL REQUIREMENTS AND APPROVALS No Conditions APPROVED and ADOPTED by the City Council of the City of Poway, State of California, this 7th day o~/~uary, 1986. Carl R. Kruse, Mayor ATTEST: Marjor~e~..K. Wahlsten, City Clerk