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.
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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