Res P-88-95P-88-95
A OF THE CITY COU CIL
OF TH CI Y OF POWAY,
APPROVI G T NTATIVE TRACT MAP 8-04
ASSESSOR'S PARC L N Mi)ER 321-011-01, 0 , 317-241-30
WHEREAS, Tentative Tract Map No. 88-04, h reinafter referred to as "Map"
,bmitted by McMillin Equity Partners II, app icant, for the purpose of ub-
viding the real property situated in the Ci of Poway, Coun of San iego,
ate of California, described as a portion o the northwest qu rter of ection
, Township 14 South, Range 2 West, San Bernardino Meridian in o 106 lo s,
regularly came before the City Council on September 6, 1988; an
WHEREAS, the Director of Plannin9 Services has recommended approval of the
map subject to all conditions set forth in the Plannin9 Services Department
report; and
WHEREAS, the City Council has read and considered said report and has con-
sidered other evidence presented at the public hearing.
NOW, THEREFORE, the City Council of the City of Poway does hereby resolve as
follows:
Section 1: E 1 ' 'dinc :
The previously certified E Impact Repot (EIR) f r the South
Poway Planned Community Development Plan (July 198 ), the EI Addendum for
the McMillin Property (September 1987), and the Su sequent E R (July 1988)
have been considered and found to be adequate for his tract map.
Section 2: Findi) :
The City Council makes the following findings in regard to Tentative Tract
Map 88-04 and the Map thereof.
The tentative tract map is t with South Poway Planned
Community; in that the proposed subdivision will accommodate single-
family residential uses at a density consistent with the RS-2 General
Plan designation and a 1 lot with the South Poway
· 1 designation.
The design or improvement of the tract map is with
the South Poway Planned Community; in that the number and configuration
of the 106 lots is with the development standards of the
RS-2 and SPC zones.
o
This site is physically suitable for the type of development proposed;
in that the development will be concentrated on areas with gentle to
moderate slopes. The steeper portions of the site will be designated
as open spaces.
No. P- 88-95
Page 2
The site is physically suitable for the density of the development pro-
posed; as each lot meets or exceeds the minimum square footage required
by the General Plan and zone designations.
The.design of the subdivision i not likely to cause substa tial
1 damage and avoida le injury to humans and wil life or
their habitat; because three lo s will be set aside for pub ic open
space.and conditions of approva assure that the potential mpacts
~ with the proposed development will be mitigated.
The tract map is not likely to cause serious public health
problems; because City water and sewer service will be provided to all
residential and ' 1 lots.
The design of tract map 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
This pro ect will not create adverse impacts on the t and a
previous y certified EIR and SEIR with an Addendum were prepared and
certifie based on the review contained in the Initial
Study an on-site inspection of the property.
The effect of the subdivision on the housing needs of the San Diego
region has been and balanced against the public service
needs of Poway residents and available fiscal and 1 re-
sources.
10.
The design of the subdivision has provided, to the extent feasible, for
future passive or natural heating or cooling opportunities in the sub-
division.
Section 3: City Council
The City Council hereby approves Tentative Tract Map 88-04 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.
Street/Road Iml
South Poway Parkway
South Poway Parkway shall be dedicated to a six-lane width and ~
to four lanes plus a median from Po erado Road to the western property boun-
dary. Road width, right-of-way wid h, and alignment shall be subject to
approval by the City Engineer. Abu ters rights of access adjacent to the
roadway shall be waived on the fina map with the exception of a potential
Resolution No. P_88-95
Page 3
driveway opening along Lot 106, the location of which will be determined by
a traffic analysis with the development review and will be subject to appro-
val by the City Engineer and the Director of Planning Services.
Pomerado Road
Pomerado Road shall be dedicated and improved to four lanes from South
Powa~v Parkway to the southerly city limits. Roadway width, right-of-
w · width, and alignment shall be subject to the approval of the City
En ineer. The roadway south of Creek Road shall be compatible with the
ap roved City f San Diego
~ n the City o
a su table
Pomerado Road s closed to
the off-site transition wil
said road is reopened.
lans. If Pomerado Rod has not been
San Diego, then the evelo er shall
outside of Poway ity 1 mits. If
hru traffic in the Ci of an Diego, then
not be required to be ~ until
The developer shall reimburse th responsible parties for all permanent
installed in Pon~ra o Road south of Creek Road including
grading, curb and gutter, sidewa k, utilities, water, sewer, storm
drain, and right-of-way costs, hese costs will be subject to verifi-
cation by the City.
The developer shall reimburs Cadillac Fairview Poway Ltd. for the
costs of Pomera o Road between South Poway Parkway and
Creek Road, in excess of $65 ,000 not to exceed $125,000. These costs
are subject to verification the City.
A traffic study shall be completed prior to final map approval to
determine the necessary striping lane widths, transitions, etc., for
the of Pomerado Road and South Poway Parkway.
Drainage
Prior to approval of the final map
are and submit a detailed )tvdrolo
ect. The study shall be subject
ity Engineer and its results shal
etention basins may be required i
condition.
the developer's engineer shall pre-
and hydraulic report on the pro-
o the review and approval of the
be implemented into the project.
runoff exceeds the undeveloped
Storm drain
be 30 feet.
shall be 20 feet in width. Joint
shall
3. Water tight joints and 1.5 inches of cover or will be
-- required where velocities exceed 20 feet per second.
No. P- 88-95
Page 4
Hydr,
Siltation and impacts from grading and
minimized by measures including:
shall be
1. Location of temporary siltation basins at strategic drainage points.
Scheduling of major grading and activities during the non-
rainy season months of April through October or use of proper erosion
control devices per City policy for during the months of
October thru April.
Long-term erosion and sediment control shall be provided by proper
placement of siltation basins, downdrains, terrace drains, vegetation
of slopes, and of riparian areas.
Storm water management plans shall be developed to reduce water quality
degradation such as a street cleaning program, periodic storm drain
cleaning and landscape plans which reduce plant nutrient and herbicide
impacts to water quality.
The project shall comply with the California Department of Water
Resources recommendations and regulations relating to water conser-
vation.
Water
The developer shall reimburse CF Poway Ltd. for of the
existing 14 inch from Kirkham Road to Creek Road.
The developer shall pay one-third of the cost of the waterline in Creek
Road (east of that portion installed by CF Poway Ltd.) not to exceed
$25,000.
o
A pressure reducing station shall be installed between the 715 zone and
the 865 zone. The location shall be to the satisfaction of the City
Engineer.
e
The 715 system in new Pomerado Road shall be connected to the existing
system in old Pomerado Road.
An emergency water shall be provided to the southerly boun-
dary of the property to connect with the adjoining system (when and if
~) in the City of San Diego. The location and details of the
shall be to the satisfaction of the City of Poway and the
City of San Diego.
No. P- 88-95
Page 5
Soils, and Mineral
Potentially c mpressible soil deposits (i.e., alluvium and colluvium/
topsoils) tha exist on the site shall be removed and compacted to firm
bedrock mater al in areas of proposed grading. Some partial removal
and recompact on of potentially compressible landslide deposits may
be required.
U ~ fill soils that occur on the site shall be removed and
recompacted.
On-site development shall include subdrainage in canyon fill areas
to ensure that groundwater seepage does not occur.
o
Site development shall not take place upon or adjacent to the ancient
landslide area without the of stabililization measures
that are approved by a certified geologic soils/consultant.
The large amount of proposed differential fill thickness {up to 60
feet) under certain lots in the canyon areas may special
foundation design. Evaluation by the project 1 engineer as
well as by the project geotechnical consultant shall take place prior
to the issuance of building permits.
o
Close coordination should be ~ between the developer, design
engineer, and geotechnical consultant in preparation of a plan for
development. An additional sub-surface investigation should be per-
formed prior to finalizing of grading plans so that specific design
can be provided.
S should be designed in accordance with the City of Poway
building code to ensure that earthquake standards are met.
Within residential areas, over-irrigation, leaky swimming pools, and
utility pipes, which can contribute to landslides should be avoided by
careful planning and design at the map stage.
Erosion potential during gradin and periods should be
controlled with rapid develo in planting techniques, such as hydro-
seeding. To the extent feas bl , grading should be scheduled to avoid
the rainy months of late fal t rough early spring. Temporary erosion
control measures such as per meter sandbagging and desilting basins
shall be incorporated into f nal grading plans.
10.
Long-term soil erosion should be avoided using revegetation and proper
drainage control devices such as siltation basins, terrace drains and
downdrains, and brow ditches.
No. P- 88-95
Page 6
11.
12.
13.
14.
15.
16.
Bic
1.
Potentially ble soil deposits (i.e., alluvium and
colluvium/topsoils) that exist on the site shall be removed and com-
pacted to firm bedrock material in areas of proposed grading. Some
partial removal and recompaction of potentially compressible landslide
deposits may be required.
U fill soils that occur on the site shall be removed and
recompacted.
On-site development shall include 9e in canyon fill areas to
ensure that § seepage does not occur.
Site development shall not take place upon or adjacent to the ancient
landslide area without the application of stabilization measures that
are approved by a certified geologic/soils consultant.
The large amount of proposed differential fill thickness.(up to 60
feet) under certain lots in the canyon areas may special
foundation design. Evaluation by the project 1 engineer as
well as by the project geotechnical consultant shall take place prior
to the issuance of grading permits.
Close coordination s ould be ~ between the develo er, design
engineer, and geotec nical consultant in preparation of a lan for
development. An add tional subsurface investigation shoul be per-
formed prior to fina izing of grading plans so that specif c design
recommendations can be provided.
Resources
Landscaping standards shall be developed for the vegetation of graded
areas and perimeter slopes. Native plants shall be used to the extent
possible.
Drainage controls including energy dissipators and detention basins
shall be utilized to protect off-site riparian areas (e.g., Beeler
Creek) from the erosion/sedimentation effects of urban runoff.
Policies and regulations of the Poway Water C Element and
the State Water Resources Board shall be applied and incorporated in
the building of and site development in order to reduce the
collection and rec
2. A reclaimed water system, consisting only of a distribution system on
the ' 1 site, shall be sized and installed for landscaping and
No. P- 88-95
Page 7
to the satisfaction of the City Engineer. Prior to final
map ~pproval, a deed covenant shall be recorded '
property owners to agree to join and in a future water
reclamation district. The system shall be charged with potable water
until reclaimed water is available.
Noise
Conduct a noise study for the future Pomerado Road frontage to review
the effects of vehicular noise on the lots.
Construction activities shall be limited to the hours of 7:00 a.m.
7:00 p.m., Monday t rough Friday, and 8:00 a.m. - 5:00 p.m. on
Saturday. In all equipment should be equipped
with effective muff ing devices and shall utilize designated routes of
ingress and egress o the project site.
The project will comply with the City of Poway General Plan policies
regarding shielding and direction of lighting and reflectivity of building
materials to minimize reflectivity and glare.
Safety Services
Roof covering shall meet Class A fire retardant testing as specified in
the Uniform Building Standards No. 32-7 for fire retardant roof
covering materials, per City of Poway No. 64.
Approved numbers or addresses shall be placed on the building in such a
position as to be plainly visible and legible from the street fronting
the property. Said numbers shall contrast with their background.
Address may be required at private driveway entrances.
Each chimney used in
with a spark arrester.
with any fireplace shall be
Private driveways in excess of 150 feet shall be provided with approved · ' for the turning around of Fire apparatus.
Length:
Width:
Turnarounds Required:
* 50' - 500'
O'
O' Diameter cul-de-sac
O' Hammerhead
*Curves and topographical conditions could alter the rec for
turnarounds and the width of accessways.
No. p- 88-95
Page 8
Fire hydrants are to be installed at intervals to the satisfaction of
the Director of Safety Services.
Miscellaneous
Cadillac Fairview - Poway is to process a tentative and final parcel
map to convey the + two acres at the northeast corner of the site
to McMillin Equity-Partners II. When the parcel map is complete and
the final map recorded, then the property can change title. The City
will vacate the section of Pomerado Road ~ the site.
Coordinate installation of bike lanes along Pomerado Road with the City
Engineer.
o
Dedicate as public open space the portion of all lots + ten feet as
shown on the.approved map and include these~reas within the
Landscape District (LMD).
o
Thin brush along lots that adjoin open space areas per the requirements
of the City Fire Marshal.
Landscape the right-of-ways, medians, and slopes along South Poway
Parkway, Pomerado Road and the open space lots to City Standards for
Landscape
Slopes shall be planted with trees, hydroseed, or other plant materials
within six months of completion of grading to establish screening
landscaping.
APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING 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 contained herein.
o
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.
Pri r to delivery of combustible building on site, water and sewer
sys ems shall satisfactorily pass all required tests and be connected to the
pub ic water and sewer systems. In addition, the first lift of asphalt
pav ng shall be in place to provide adequate, permanent access for emergency
Resolution No. P-88-95
Page 9
o
vehicles. The final lift of asphalt shall not be installed until all other
activity has been substantially completed to the satisfaction
of the City.
For a new residential dwelling unit(), the applicant shall pay devel pment
fees at the established rate. Such ees may include, but not be limi ed to:
Permit and Plan Checking Fees, Schoo Fees (in accordance with C
policy and/or ordinance), Water and ewer Service Fees. These fees s all be
paid prior to building permit '
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.
PARKING AND VEHICULAR ACCESS - NONE
LANDSC~ING
A detailed landscape and irrigation plan shall be submitted to and approved
by the Community Services and Planning Services Department prior to the
issuance of building permits.
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
e approved for removal at the discretion of the Planning Services
epartment during the review of the Master Plan of existing on-site trees.
hose trees which are approved for removal shall be replaced on a tree-for-
tee basis as required by the Planning Services Department.
All landscaped areas shall be maintained in a healthy and thriving con-
dition, free from weeds, trash, and debris.
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 adja-
cent to their property, the developer is required to have contained within
the C.C.&R.'s the following
No. P- 88-95
Page 10
o
In purchasing the home, I have read the C.C.&R.'s and understand that
sa~d lot ~s su6ject to an easement for the purpose o~ allow~n9
/pedestrian traffic.
The developer shall improve the equestrian/pedestrian trail system in accor-
dance with the adopted sign standards and to the satisfaction of the
Director of Community Services prior to building permit '
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 and ~
trail and no building~ or other things shall be ~,
erected, placed or ~ on subject except for the construc-
tion and maintenance of said trail and appurtenant to the trail.
Dedicate the Master planned /p trails to the satisfaction
of the Director of the Department of Community Services in accordance with
the Master Plan of Trails Element.
Parkland Dedication in lieu of payn~nt of Park Fees, where applicable, shall
be n~de Prior to building permit '
The developer shall pay the Park Fee at the established rate at the date of
final inspection, or the date of the of ,
occurs later.
EXISTING STRUCTURES - NONE
Development Review or Minor Development Review shall be accomplished prior
to the issuance of building permits.
The developer shall display a current Zoning and Land Use Map in the sales
office at all times, and/or suitable al to the satisfaction of the
Director of Planning Services.
When public or private /p 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.
All 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.
The developer shall provide a noise display board in the sales office to the
satisfcation of the Planning Services Director. The display shall include
the site plan and noise study.
No. P- 88-95
Page ll
o
Working drawings shall
expert that the
met.
include a certification by a ~ 1
of the City of Poway's nois~ ordinance will be
At the co pletion of and pri r to occupancy of the residences
of Lots 6 and 66, interior and exterior C EL shall be determined by field
testing a developer's expense. Tests to e conducted by a recognized
expert. No occupancy permits s all be granted until Condition
G-7 is me to the satisfaction of the Building Code {latest adopted edition)
"Sound T Control."
APPLICANT SHALL CONTACT THE PUBLIC SERVICES DEPARTMENT REGARDING COMPLIANCE WITH
THE FOLLOWING CONDITIONS:
H. GRADING
Grading of the subject property shall be in with the Uniform
Building Code, City Grading Ordinance, approved grading plan and geotech-
nical report, and accepted grading p
A soils report shall be prepared by a qualified engineer licensed by the
State of California to perform such work at first submittal of a grading
plan.
The final grading plan sh ll be subject to review and approval by the
Planning Services and Pub ic Services Department and shall be completed
prior to recordation of he final subdivision map or issuance of building
permit, whichever comes f rst.
4. Street grading shall minimize cut and fill slope rec
merits which are to the natural topography.
through align-
5. Cut and fill slopes shall be contoured to blend into the natural topography
and promptly be revegetated with native or introduced plant species.
6. Landscaped buffers along portions of the roadways shall be implemented to
screen views.
I. STREETS AND SIDEWALKS
All 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 p pro-rata share equal to 50 percent not to exceed
$75,000 for the insta la ion or modification of the traffic signals at
Pomerado Road and Sou h oway Parkway prior to building permit issuance and
to the satisfaction o t e City Engineer.
No. P- 88-95
Page 12
o
Vehicular access rights to Circulation Element roads shall be dedicated to
the City of Poway and labeled on the final map to the of the
Director of Public Services or by separate
All interior and exterior public streets shall be constructed to public
street standards.
Street striping and signing shall be installed to the satisfaction of the
Director of Public Services. Striping shall be in accordance with CALTRANS
Traffic Control Manual.
All street . 1 sections shall be submitted to, and approved by the
Director of Public Services.
treet improvement plans prepared on standard size sheets by a Registered
ivil Engineer shall be submitted for approval by the Director of Public
ervices. Plan check and inspection expenses shall be paid by the deve-
oper.
8. Street imp
10.
11.
12.
that include, but are not limited to:
X a. idewalks X e. Cross gutter
X b. X f. Alley gutter
~r c. heel chair ramps g. Street paving
X d. urb and gutter --'h. Alley paving
shall be ~ prior to the occupancy of the units to the satisfaction
of the Director of Public Services.
All damaged off-site public works facilities, including parkway trees, shall
be repaired or replaced prior to 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, a right-of-way
permit shall be obtained from the Public Services office and appropriate
fees paid, in addition to any other permits required.
Street improvements and shall be made in accordance with City
Ordinance standards for Urban streets.
The developer shall pay the Traffic Mitigation Fee at the established rate
prior to final map approval or as reduced upon review by the City Engineer
based on developer contributions to regional traffic improvements.
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
No. P~8- 95
Page 13
m
e
onto the subdivision from adjacent lands, shall be required. Said drainage
system shall include any and as required by the
Director of Public Services to properly handle the drainage.
Portland cement concrete cross gutters shall be installed where water
crosses the roadways.
The Master Plan of Drainage F e shall be paid at he established rate in
accorda ce with the Drainage rdinance at the da e of final inspection or
at the ate the certificate o occupancy is issue , whichever occurs later.
A secur ty deposit for the fu 1 amount must be pa d prior to final map
approva .
UTILITIES
All proposed utilities within the project shall be installed underground
including existing utilities along Circulation Element roads and/or high-
ways less than 34.5 KV.
Utility shall be provided to the specification of the serving uti-
lity companies and the Director of Public Services.
The developer shall be
existing public utilities, as
le for the relocation and undergrounding of
Water, sewer, and fire p~otection systems plans shall be designed and
~ to meet ret of the City of Powa~v and the Health
of the County of San Diego.
Prior to acceptance of property for sewer service,
area shall occur.
to the sewer
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 deter-
mined by the cost of the analysis and shall be paid prior to final map.
The applicant shall, within 30 days after receiving approva of the ten-
tative tract ap, ap ly for a Letter of Availability (LOA) o reserve
sewerage avai abilit- and post with the City, a nonrefundab e
fee equal to 0 perc nt of the appropriate sewerage connect on fee in effect
at the time t e LOA s issued.
Developer shall a light system conforming to City of Poway
Standards at no cost to the public, subject to the following:
ao
Cut-off 1 shall be installed which will provide true 90 degree
cutoff and prevent p of light above the horizontal from the
lowest point of the lamp or light emitting refractor or device.
Resolution No. P-88-95
Page 14
Le
be
All fixtures shall use a clear, low pressure sodium vapor light
source.
Co
Advance energy charges and District engineering charges shall be paid
by the developer.
A to the lighting district shall be accomplished and evidence
of shall be accomplished at the time of final inspection or
certificate of occupancy, whichever occurs first.
Cable services shall be provided and installed underground. The
developer shall notify the Cable company when trenching for utilities is to
be accomplished.
GENERAL REQUIREMENTS AND APPROVALS
Prior to recordation, a Notice of to form or annex into Landscape and/or
Lighting shall be filed with the City Council. The engineering
costs involved in district shall be borne by the developer.
The developer shall maintain all areas in the LMD, improved by the developer
for 12 months from acceptance by the City Council.
Final tract map shall conform to City standards and procedures.
By separate document prior to the recording of the final subdivision map, or
on the final subdivi ion map, there shall be granted to the City, an open
s ace easement over ors A, and B. Said open space easement shall be
a proved as to form the City Attorney and shall limit the use of said
o en space to 1 purposes, including buildings, and
i.p
Lot C shall be dedicated to the City of Poway on the final map for public
road and slope purposes.
Lot D shall b dedicated to the City as an op n s ace lot. The boundaries
of Lot D shal be adjusted to coincide with t e 1 mits of the proposed open
space easemen on the south side of Lots 14 t ru 6 and/or to the satisfac-
tion of the D rectors of Planning and Public erv ces.
Should this subdivision be further divided, each final map shall be sub-
mitted for approval by the Director of Public Services.
All p 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.
Resolution No. P-88-95
Page 15
10.
11.
Prior to final map approval, all dedications shall be made and
granted as required above.
It is intended that Developer be require to pay only its fair share of the
costs (d pursuant to the Subdiv sion Map Act of satisfying the
South Poway Road and Pomerado Road Condi ions set for h above. Developer
and the Poway Redevelopment Agency or Ci shall nego iate in good faith an
owner agreement (between Developer and he Agency), develop-
ment and/or (between and the
City) ~hich results in the ~nd of the required improve-
ments.
12.
The map approval shall expire on September 6, 1990 unless an
application for time is received 90 days prior to expiration in
accordance with the City's Subdivision Ordinance.
APPROVED and ADOPTED by the City Council of the City of Poway, State of
California, this 6th day of September, 1988.
ATTEST:
Resolution No. P-88-95
Page 16
STATE OF
COUNTY OF SAN DIEGO
I, Marjorie K. Wahlsten, City Clerk of the City of Powa', do hereby certify,
under the penalty of perjury, that the foregoing Resol~ ion, No. P-88-95 , was
duly adopted by the City Council at a meeting of said Cty Counc the
6th day of September , 1988, and that it was so adop ed by the following
AYES: BRANNON, HIGGINSON, KRUSE
NOES: TARZY, EMERY
ABSTAIN: NONE
ABSENT: NONE
R/R-9-6.25-40
City o~oway