Res P-86-05RESOLUTION NO. P-86-05
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING TENTATIVE TRACT MAP 83-04 TIME EXTENSION (TE)
ASSESSOR'S PARCEL NUMBER 272-150-07 and -09,
AMENDING THE CONDITIONS OF APPROVAL,
AND RESCINDING RESOLUTION P-83-52
WHEREAS, Tentative Tract Map No. 83-04 TE, hereinafter "Map"
submitted by, Highland Ranch Investors, applicant, for the purpose of
subdividing the real property situated in the City of Poway, County of
San Diego, State of California, described as all of Lot 4 and a
portion of the southwest quarter of the southeast quarter of Section
13, Township 13 South, Range 2 West, San Bernardino Meridian, County
of San Diego, State of California into 41 lots, regularly came before
the City Council for public hearing and action on the requested
extension and amendment on January 28, 1986; and
WHEREAS, the Director of Planning Services has recommended
APPROVAL of the Map subject to all conditions set forth in the
Planning Services Department report; and
WHEREAS, the City Council has read and considered said report and
has considered other evidence presented at the public hearing.
WHEREAS, Section 2, Condition 5 and 6 of the originally approved
Resolution P 83-52 has been amended, thus deleting the requirements
for an open space easement.
NOW, THEREFORE, the City Council of the City of Poway does resolve
as follows:
Section 1: Findings:
The City Council makes the following findings in regard to
Tentative Tract No. 83-04 TE and the Map thereof:
The tentative tract is consistent with all applicable
general and specific plans, because:
(1)
The proposed tract promotes and retains the community's
rural character by encouraging orderly, sequential
development compatible in its intensity with surrounding
existing and future development (Land Use);
(2)
The proposed tract provides an internal circulation
system and connection with the City wide circulation
system which promotes safe and efficient movement of
various transportation modes including equestrian
transportation (Circulation, Trails, Bikeways);
(3) The proposed project provides housing for a segment of
the community (Housing);
Resolution No. P-86-05
Page 2
(4) The proposed project provides a suitable level of public
facilities and services (Public Facilities);
(5)
The proposed tract will provide support for a well
balanced public park and recreational system through
payment of fees in lieu of parkland dedication
(Parks and Recreation);
(6)
The proposed tract will provide a design consistent
with the natural and man-made environment which
enhances the City's rural image and character by
minimizing grading and retaining open space
(Community Design);
(7)
The proposed project does not impact scenic areas,
prominent vistas, or other areas that typify Poway's
rural history (Scenic Highways);
(8)
The proposed project does not impact any historical
or cultural asset of the City and preserves
archaeological assets (Archaeological, Cultural,
Historic);
(9)
The proposed project preserves land resources through
proper soil management and protection of land forms,
protects groundwater resources, and preserves plant
and animal resources (Conservation);
(10) The proposed project preserves natural resources in
open space contributing to the rural character of
Poway (Open Space);
(11) The proposed project includes energy conservation
practices which will reduce the coomunity's reliance
on traditional sources of energy (Energy
Conservation);
(12) The proposed project is not subject to potentially
hazardous seismic conditions (Seismic Safety);
(13) The proposed project is not susceptible to flooding
hazards (Safety);
(14) The proposed project will be free from adverse noise
levels (Noise); and
(15) The proposed project will be provided with responsive
and adequate law enforcement, medical, and emergency,
services and facilities (Law Enforcement, Medical,
Emergency).
Resolution No. P-86-05
Page 3
Bo
The design or improvement of the tentative tract is con-
sistent with all applicable general and specific plans as
described in A. above.
Ce
De
Fe
Ge
The site is physically suitable for the type of development
proposed because the preliminary soils and geology study
indicates the presence of acceptable conditions for the
development of a low density residential project.
The site is physically suitable for the density of the
development proposed because the flatter portions of the
property will be developed for residential purposes while
the steeper portions of the property will be maintained as
permanent open space.
The design of the subdivision is not likely to cause
substantial environmental damage and avoidable injury to
humans and wildlife or their habitat because natural con-
ditions will be maintained over about 30 percent of the
site preserved as permanent open space.
The tentative tract is not likely to cause serious public
health problems because all public facilities necessary for
residential development will be provided by the developer.
The design of the tentative tract will not conflict with
any easement acquired by the public at large, now of
record, for access through or use of the property within
the proposed subdivision.
This project will not create adverse impacts on the
environment because conditions are included within this
resolution which reduce all such potential impacts to a
level of insignificance, and a Negative Declaration was
issued on November 15, 1983.
Section 2:
Tentative Tract Map No. 83-04 TE, a copy of which is on file in
the Planning Services office, is hereby extended as amended
subject to all of the following conditions:
This subdivision is approved based on a lot averaging
design. In accordance with Section 2.2B.14 of the City's
Zoning Development Code, none of the lots, including the
lots having permanent open space, can be further divided
and a covenant to that effect shall be recorded against the
property and in favor of the City of Poway.
Resolution No. P-86-05
Page 4
The private street system and landscaping shall be main-
tained by a Homeowners Association consisting of the owners
of lots within the subdivision or through a road main-
tenance agreement. Landscaping for the streets shall also
include slope planting and the gated entry design shall
require approval of the Directors of Planning and Public
Services.
Ail side-by-side flag lots shall share a common driveway
access and all lots shall provide adequate turnaround areas
as required by the Department of Safety Service.
The grading of each individual lot for access and a home
site shall be subject to review by the Departments of
Planning and Public Services to insure conformance with
General Plan policies and ordinances regarding drainage.
The use of split level construction, extended foundations,
and other reduced grading techniques shall be used as
required to minimize the amount of grading.
Prior to final map approval, photographic and/or
archaeological recordation of the isolated milling station
discovered during the archaeological field investigation
near the highest elevation on the property (Lots 24 and 25)
shall be provided to the satisfaction of the Director of
Planning Services.
No grading shall occur above the 675 foot contour on Lot
10, and no grading or building permits shall be issued for
Lots 24 and 25 without City Council approval. A prominent
note shall be included on the final map indicating the
existence of this condition and stating that any grading
plan for Lots 24 and 25 shall include the retention of
natural features such as rock outcroppings.
The shall cause to be dedicated all on-site and water,
sewer, drainage, and road easements as required by the City
Engineer prior to final map approval.
Prior to final map approval, the subdivider shall design
and construct to City Enginer specifications, a sewer pump
station, including a telemetric monitoring system.
9. The entire sewer system shall be maintained by the City,
including the sewer pump and force main system.
10. Prior to final map approval, the subdivider shall install
the off-site sewer lines shown on the improvement plans for
Lomas Verdes Estates, Unit 3 through Lots 85 and/or 86, 83,
79, and in Paseo Del Vinedo and Valle Verde Road.
Resolution No. P-86-05
Page 5
11. Prior to final map the subdivder shall install the off-site
street improvements and water system as shown on the impro-
vement plans for Lomas Verdes Estates, Unit 3 along Via
Puerto Del Norte, Paseo Del Vinedo, and Valle Verde Road.
second water main connection may be required for adequate
fire flow. The subdivider shall pay for a computer study
to determine the necessity for this second service point
and install any required lines.
12. Prior to final map, the subdivider shall install adequate
drainage facilities at the northerly terminus of Street
"A", both east and west ends. The subdivider shall also
coordinate the on- site drainage system with the adjacent
tracts in the City of San Diego.
Section 3:
Tentative Tract Map No. 83-04 TE, a copy of which is on file in
the Planning Services office, is hereby extended as amended
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
contained herein.
The developer shall integrate an appropriate variety of approved
roof materials and colors into the design of the residential
development in a manner which is both compatible and complementary
among each of the residential units.
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-86-05
Page 6
De
For a new residential dwelling unit(s), the applicant shall pay
development fees at the establis@ed 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.
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.
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.
PARKING AND VEHICULAR ACCESS NO CONDITIONS
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.
SIGNS
Any signs proposed for this development shall be designed and
approved in conformance with the Sign Ordinance.
RECREATION
On lots having a private or public equestrian/pedestrian trail on
or adjacent to their property, the developer is required to have
contained within the C.C.&R.'s the following statement:
In purchasing the home, I have read the C.C.&R.'s and
understand that said lot is subject to an easement for the
purpose of allowing equestrian/pedestrian traffic.
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 final map approval.
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.
Resolution No. P-86-05
Page 7
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.
Parkland Dedication or payment of Park Fees at the established
rate shall be made prior to final map approval.
F. EXISTING STRUCTURES NO CONDITIONS
ADDITIONAL APPROVALS REQUIRED
Development Review or Minor Development Review s@all be
accomplished prior to the issuance of a building permit.
The developer shall display a current Zoning and Land Use Map in
the sales office at all times, and/or suitable alternative to the
satisfaction of the Director of Planning Services.
When public or private equestrian/pedestrian trails are required
as a part of the subdivision, the developer shall display a map in
the sales office, of said subdivision, indicating the trails.
Ail sales maps that are distributed or made available to the
public shall include but not be limited to trails, future and
existing schools, parks, and streets.
II. APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
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.
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.
A soils report shall be prepared by a qualified engineer licensed
by the State of California to perform such work prior to final
map approval approval.
A geological report shall be prepared by a qualified engineer or
geologist and submitted at the time of application for grading
plan check.
Resolution No. P-86-05
Page 8
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.
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.
Street striping and signing shall be installed to the satisfaction
of the Director of Public Services.
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.
6. Street improvements that include, but are not limited to:
a. Sidewalks
X b. Driveways
X c. Wheel chair ramps
X d. Curb and gutter
X e. Cross gutter
f. Alley gutter
X g. Street paving
h. Alley paving
shall be constructed prior to the occupancy of the units 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.
Resolution No. P-86-05
Page 9
Street improvements and maintenance shall be made in accordance
with City Ordinance standards for non-dedicated rural streets -
internal project streets.
10. The developer shall pay the Traffic Mitigation Fee at the
established rate prior to final map.
J. DRAINAGE AND FLOOD CONTROL
Intersection drains will be required at locations specified by the
Director of Public Services and in accordance with standard
engineering practices.
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
properly handle th drainage.
3. Portland cement concrete cross gutters shall be installed where
water crosses the roadways.
The Master Plan of Drainage Fee shall be paid at the established
rate in accordance with the Drainage Ordinance prior to final map
approval.
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.
L. GENERAL REQUIREMENTS AND APPROVALS
A copy of the Covenants, Conditions and Restrictions (CC&R's)
and/or Articles of Incorporation of the Homeowners Association
shall be subject to the review for compliance with conditions
herein, to the satisfaction of the City Attorney and Director of
Planning Services, and shall be filed with the Secretary of State,
the County Recorder and the City Clerk at the time of final map
consideration.
Resolution No. P-86-05
Page 10
Final parcel and tract maps shall conform to City standards and
procedures.
By separate document prior to the recording of the final
subdivision map, or on the final subdivision map, there shall be
granted to the City, an open space easement over Lots 12-18, 25,
28 and 29. 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
improvements.
Should this subdivision be further divided, each final map shall
be submitted for approval by the Director of Public Services.
Ail provisions of the Subdivision Ordinance of the Poway Municipal
Code shall be met as they relate to the division of land.
Those portions of the subject property proposed to be held under
common ownership shall be labeled such and identified by a
separate lot number on the final map.
Prior to final map approval, all of the above improvements and
requirements shall be installed and provided, or deferred by
guaranteeing installati on within two years from map recordation
or prior to building permit issuance, whichever occurs first, by
the execution of a performance agreement, secured with sufficient
securities, in a form approved by the City Attorney. All
necessary processing fees, deposits, and charges shall be paid
prior to final map approval.
Prior to final map approval, all dedications shall be made and
easements granted as required above.
The tentative map as extended and amended shall expire on
November 15, 1986 unless an application for time extension
is received 90 days prior to expiration in accordance with the
City's Subdivision Ordinance.
Section 4:
Resolution No. P-83-52 is hereby rescinded.
APPROVED and ADOPTED by the City Coun~of the City of Poway,
State of California, this 28th of January/ 1786.
;
Carl R. Kruse, Mayor
ATTEST:
Marjorie~K. Wahls~ ~-~y Clerk