Res P-88-96NO. P- 88-96
0 T E CITY OU C L
0 TH CITY F O' Y, CALI OR I
APP OVI G COND TI N USE PE MI 8-05
VARIANCE 8-0 AND M NO VELOPME T E IEW 88-131
PARC L U ER 317- 22-3', 47
WHEREAS, Condit onal Use Permit 88-05, Variance 88-05, and Minor Development
Review 88-131, by Grace Trinity Church, applicant, requests approval
of a two-phase deve opment plan that will install new modular classrooms to
replace those on a ormer part of school property, and a future new sanctuary at
13617 Midland Road, in the RS-2 zone; and
WHEREAS, the sewer ca acity allocation plan contained in Ordinance No. 246
does not specifically pro'ide sewer capacity for the subject project and would
require that the applican obtain the 2.8 EDUs contained in the category
Ordinance No. 246 designa ed as "Other Projects"; and
WHEREAS, on September 6, 1988 the City Council held a hearing on the above
referenced item.
NOW, THEREFORE, the City Council does hereby resolve as follows:
Section 1: E tal F' dinc :
The City Council finds that this project will not h vea significant adverse
impact on the and that a formerly issue Negative
sufficiently addresses potential adverse impacts an that mitigation
measures are contained in the conditions of approva
Section 2: Fin :
Conditional Use Permit 88-05
That the location, size, design, and operating ch of the
proposed use will be compatible with and will not adversely affect or
be materially detrimental to adjacent uses, residents, buildin s,
or natural Grace Trinity Church has op rated
lly in the neighborhood for ap 15 years, he size
and design of the new buildings will be architecturally compat ble with
adjacent residential structures.
That the scale, bulk, coverage, and density is with adjacent
uses, in that the are relatively small frame buildings.
That there are available public facilities, and utilities to
serve the proposed use, all facilities and services can be provided for
each development phase through the conditions of approval.
No. P~B8- 96
Page 2
That there will not be a harmful effect upon desirable neighborhood
in that the required wood fence and landscaping along
the property line will buffer the project from adjacent
That the § of traffic will not adversely impact the
streets and/or the City's Element in that the
school enrollment will remain stable and that street imp will
be required at the time of church
That the site is suitable for the type and of use and deve-
lopment proposed in that the site is basically flat and is located in a
residential neighborhood that can use its services and buildings.
That there will not be significant harmful effects upon the
tal quality and natural in that the subject site is wholly
disturbed and contains semi-public uses.
That there are no other relevant negative impacts of the proposed use
that cannot be mitigated.
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 d
Minor Develol 88-131
That the
Plan, in
that are
proposed development is in conformance with the Poway General
that the General Plan encourages uses, like private schools,
supportive to residential uses.
That the proposed development will not have an adverse aesthetic,
health, safety, or architecturally related impact upon adjoining pro-
perties, as noted under the findings in the preceding section.
That the proposed development is in compliance with the Zoning
Ordinance.
The roposed development en ourages the orderly and h
appe rance of an pr petty within the City because it
comp les with the design gu del nes of the General Plan and proposes
bull ings that are similar n s ze and arch style to other
schools and residences in the Cty.
o
That the project is an education building for semi-public use and will
be located in the RS-2 zone. The project qualifies for sewer alloca-
tion for the "Other Projects" category by providing the following bene-
fits to the community:
Resolution No. P-88-96
Page 3
bo
Variance
1.
Present dedication and future widening of Cynthia Lane, street
lights, sidewalk, undergrounding of utility lines, and drainage
facilities.
Upgrading the property through undergrounding of some of the
overhead utilities and installation of landscaping.
The proposed project will provide support to the community by pro-
viding meeting rooms for community groups and spiritual assistance
to the general public.
88-05
That there are special applicable to the prop rty (size,
shape) or he ntended use of the property, and because of his, the
strict app ica ion of the Zoning Development Or inance depr ves the
property o pr vileges enjoyed by other propert es in the v cinity
under iden ica zoning classification; in that he lot is "L" shaped
with the exist ng modular school building place in the orth asterly
quadrant and observing a ten foot setback. The new buil ing s pro-
posed to be installed in the same area adjacent to and o serv ng the
same setbacks as the xisting cl thus grouping hem n a logi-
cal spatial co figura ion. Strict application of the Zoning
Development Co e depr ves the property of privileges enjoyed by other
properties in he vic nity under identical zoning classif'
namely the Gol en West Academy.
That granting the variance or its is for the
and of a property right possessed by
ther roperty in the same vicinity and zone and denied to the property
or wh ch the variance is sought; in that the school has operated on
his s te since 1973, and the new classroom units are a replacement of
space ost with the sale of school property on the south side of Cynthia
Lane.
That granting the variance or its modification will not be materially
detrimental to the public health, safety, or welfare, or injurious to
the pro erty or imp in such vicinity and zone in which the
pro err' is located; in that the applicants will b required to install
lan sc ing to accomplish screening of school buil ings and enhancement
of he ite for the benefit of surrounding residen ial properties, as
wel as upgrading of fire/safety requirements on s te.
The granting o this variance does not a special privilege
inconsistent w th the 1 upon other properties in the vicinity
and zone in wh ch such property is situated; in that there are three
other semi-pub ic uses within a one block area which presently enjoy
the same site eatures as that of the '
Resolution No. P-88-96
Page 4
The granting of this variance does not allow a use or activity which is
not otherwise expressly authorized by the Zoning De elopment regulation
governing the parcel of property; in that semi-publ c uses such as
churches, schools, or day care facilities are permi ted under conditional
use permits and can be located and operate in sing e-family residen-
tial zones.
That granting the variance or its modification will not be ble
with the City of Poway General Plan; in that the General Plan provides
for such land uses as private schools and churches within predominantly
residential areas, and view them as support facilities to the
Section 3: City Council Decision:
Conditional Use Permit 88-05, Variance 88-05, and Minor Development Review
88-131 for which plans are on file in the Planning Services Department, are
hereby approved subject to the following conditions:
Within 30 days of approval: (1) The applicant shall submit in writing
that all conditions of approval have been read and understood; and {2)
the property shall execute a Covenant Regarding Real Property.
A detailed landscape and irrigation plan shall be submitted and
approved for Phase One and Two by Planning, Community, and Public
Services prior to issuance of building permits for Phase One.
Safety Services
One new on-site fire hydrant will be required to be placed by the Fire
Marshal.
An fire sprinkler system will be required for the proposed
new sanctuary.
o
The proposed new modular classroom may be required to have an
fire sprinkler system.
An approved fire alarm system is required to be installed in the
cl
5. Fire access roadway will be required to access new classroom.
Designated fire lanes with approved curb markings and posted signs are
required.
7. The "Knox" box security system will be required.
Resolution No. P-88-96
Page 5
base One
The following imp shall be ~/installed, with the
installation of the modular classrooms to the satisfaction of the Director
of Public Services:
Prior to the issuance of building permits, the applicant shall dedicate
to the City of Poway the necessary right-of-way for Cynthia Lane to
Poway's Urban Street Local Collector standards.
Underground that portion of existing overhead utilities located within
the interior of the project site, adjacent to the eastern property line
within 90 days of occupancy of new school buildings to the satisfaction
of the Director of Public Services.
Pay sewer fees of $3,129 and $446 in Traffic Mitigation Fees for hookup
of new cl
Applicant shall pay a
fees - $4,336.38.
share of the Midland Road drainage
Landscaping and irrigation, based on a landsc pe plan pproved by the
Director of Planning Services, s~all be insta led with n 120 days from
occupancy of the new school bull ings and sha 1 consis of a five foot
wide landscaped strip with 15 ga lon trees in ersperse with shrubs and
roundcover, 20 feet on center a ong the easterly property line and
ive gallon shrubs such as would a dense screen, within a
ive foot wide raised planter along the northerly and westerly property
ines.
t Phase Two
The following im shall be ~/installed with the
tion of the new anctuary and of the existing sanctuary to class-
rooms, prior to ssuance of building permits to the satisfaction of the
Director of Publ c
Street Iml
Remove and replace any broken curb, gutter, sidewalk along the easterly
side of Midland Road contiguous with the project boundary. Replace-
ments shall be to City of Poway standards.
· nthia Lane contiguo,s with the property shall be improved to City of
P way's Urban Street ocal Collector (City Code Section
.20.070 and 12.20.0 0). Improvement shall include, but is not to be
mited to, widening he street pavement width to 40 feet wide
curb-to-curb dimension), of concrete curb, gutter, and
.5 feet wide sidewalk.
No. p- 88-96
Page 6
Drainage
1. The
of the Midland Road drainage asin fee shall be paid at
the established rate in accordance with Ordnance No. 247 at the date
of final i?pection or at the date the Cert ficate of Occupancy is
issued, occurs later, but a secur ty deposit must be posted
prior to building permit '
A detailed hydraulic/hydro ogy analysis to determin the runoff to be
produced by the developmen and its effect on exist ng drainage devices
shall be submitted to the · ity. The applicant shal ¢' that
the development does not aversely affect drainage rom adjacent pro-
perties. The special drainage is intended to insure the
of ultimate adjacent and downstream drainage systems.
Miscellaneous
A 30 foot wide landscaped setback shall be improved and maintained along
Midland Road. A 15 foot wide landscaped setback shall be improved and
along Cynthia Lane, based on the approved landscape plan.
A total of 50 on-site parking spaces shal be provided prior to occu-
panc' of the new , based on ara io of one space per three
seat within the main auditorium. If Sun ay School classes are pro-
pose during the same time period, two ad itional spaces for each class
shal be provided.
All r
Cynth
Certi
the D
maining overhead utilities, ly those fronting on
a Lane shall be installed underground prior to issuance of a
icate of Occupancy for the new sanctuary, to the satisfaction of
rector of Public Services.
Pay sewer fees of $3,562 and Traffic Mitigation Fees of $495 for hookup
of new church.
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 herein.
Revised site plans and building elevations incorporating all conditions of
approval shall be submitted to the Planning Services Department prior to
issuance of building permits.
Resolution No. P- 88-96
Page 7
o
Approval of this request shall not waive compliance with all sections of the
Zoning Code and all other applicable City in effect
at the time of building permit '
All roof ap including air conditioners, shall be
integrated, shielded from view and sound buffered from adjacent
and streets as required by the Planning Services Department.
lly
The applicant shall comply w th the latest adopted Uniform Building Code,
Uniform 1 Code, Uni orm Plumbing Code, National Electric Code,
Uniform Fire Code, and all o her applicable codes and ordinances in effect
at the time of building perm t '
Pri r to delivery of combustible building materials 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
veh cles. The final lift of asphalt shall not be installed until all other
construction activity has been substantially completed to the satisfaction
of the City.
This approval shall become null and void if building permits for Phase One
are not issued for this project within one year from the date of project
approval.
PARKING AND VEHICULAR ACCESS
All parking lot landscaping shall onsist of a minimum of one fifteen (15)
gallo size tree for every three ( ) parking spaces. For parking lot
islan s, a minimum 12 inch wide wa k adjacent to parking stalls shall be
provi ed and be separated from veh cular areas by a six inch high, six inch
wide ortland concrete cement curb ng.
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
All two-way traffic a sles shall be a minimum of 24 feet wide and emergency
access shall be provi ed, maintained free and clear, a minimum of 24 feet
wide at all times dur ng in accordance with Safety Services
Department rec
All parking spaces shall be double striped.
LANDSCAPING
All landscaped areas shall be maintained in a healthy and thriving con-
dition, free from weeds, trash, and debris.
Resolution No. P-88-96
Page 8
e
De
A detailed landscape and
by the Public Services
the issuance of building permits.
plan shall be submitted to and approved
and Planning Services prior to
SIGNS
Any signs for this proposed development shall be designed and approved in
conformance with the Sign Ordinance.
RECREATION - NONE
EXISTING STRUCTURES - NONE
ADDITIONAL APPROVALS REQUIRED
1. Development Review or Minor Development Review shall be accomplished prior
to the issuance of a building permit for Phase Two.
This Conditional Use Permit is granted for a period of 12 months at the
end of which time the City Council may add or delete conditions, or revoke
the Conditional Use Permit.
3. The approval of Minor Development Review 88-131 shall become null and void
if building permits have not been issued by September 6, 1989.
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 0 approved grading plan and geotech-
nical report, and accepted grading practices.
Any soils report required shall be prepared by a qualified engineer licensed
by the State of California to perform such work at first submittal of a
grading plan.
3. Any geological report required shall be prepared by a qualified engineer or
geologist and submitted at the time of application for grading plan check.
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 of he final subdivision map or issuance of building
permit, comes f rst.
No. p-88-96
Page 9
1.
2.
3.
4.
5.
A pr -blast survey of surrounding property shall be conducted to the satis-
fact on of the City Engineer prior to any rock blasting. Seismic
shal be taken for all blasting and blasting shall occur only at locations'
and evels approved by the City Engineer,
STREETS AND SIDEWALKS
All interior and exterior public streets shall be constructed to public
street standards.
Sidewalks 4.5 feet in width shall be required on one side of Cynthia Lane
(north side).
Street striping and signing shall be installed to the satisfaction of the
Director of Public Services.
All street 1 sections shall be submitted to, and approved by the
Director of Public Services.
Street improvement plans prepared on standard size sheets by a. ~
Civil Engineer shall be submitted for approval by the Director of Public
Services. Plan check and inspection expenses shall be paid by the devel-
oper.
All exterior street imp shall be constructed prior to issuance of a
Certificate of Occupancy of the new to the satisfaction of the
Director of Public Services.
7. Street improvements that include, but are not limited to:
10.
X a. idewalks e. .ross gutter
~. riveways f. lley gutter
~r c. 'heel chair ramps ~g. treet paving
--~Z----d. urb and gutter --'h' lley 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 imp to
the satisfaction of the Department of Public
Prior to any work being performed in the public right-of-way, a public works
permit shall be obtained from the Public Services office and appropriate
fees paid, in addition to any other permits required.
Street imp shall be made in accordance with City stan-
dards for Urban streets Local Collector (Section 12.20.070 and 12.20.080 of
the City Code).
No. P-88- 96
Page 10
11.
4.
K.
1.
2.
3.
The developer shall pay the Traffic ~ Fee at the established rate
at the date the final ' or the ~ate the of is
issued, occurs later; but a security deposit must be posted prior
to issuance of a building permit.
DRAINAGE AND FLOOD CONTROL
drains will be required at locations specified by the Director
of Public Services and in accordance with standard engineering p
A drainage system capable of handling and disposing of all surface water
originating within the project, and all surface waters that may flow onto
the project 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.
C
flows across driveways and/or sidewalks shall not be permitted.
UTILITIES
Utility shall be provided to the specification of the serving
utility 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. systems plans shall be designed and
~ to meet rec of the City of Poway and the Health
Department of the County of San Diego.
Prior to acceptance of property for sewer service,
area shall occur.
to the sewer
The ap licant shall pay for a water system analysis to establish the proper
size a d location for the pu lic water system. The amount will be deter-
mined the cost of the ana ysis and shall be paid upon demand by the City
and on y when the on-site wa er main is required to be installed in conjunc-
tion w th fire )~vdrant insta lation.
The applicant shall, within 30 days fter receiving approval of the us per-
it, apply for a Letter of Availabil ty (LOA) to reserve sewerage avai abi-
ity and post with the City, a nonre undable fee equal to 0% of
he appropriate sewerage ee in effect at the time the LOA s
ssued.
No. P- 88-96
Page 11
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 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.
All fixtures shall use a clear, low pressure sodium vapor light
source.
Advance energy charges and District engineering charges shall be paid
by the developer.
A to the lighting district shall be accomplished and evidence
of annexation shall be accomplished at the time of final inspection or
certificate of , occurs first.
L. GENERAL REQUIREI~ENTS AND APPROVALS
The conditional use permit shall expire on September 6, 1989 unless an
application for time is received 90 days prior to expiration in
accordance with the City's Zoning Development Code.
APPROVED and ADOPTED by the City Council of the City of Poway, State of
California, this 6th day of September, 1988.
ATTEST:
R No. P- 88-96
Page 12
STATE OF CALIFORNIA )
) SS.
COUNTY OF SAN DIEGO )
I, Mar orie K. Wahlsten, City Clerk of the City of Poway, do hereby certify,
un er the enalty of perjury, that the foregoing Resolution, No. P-88-96 , was
du y adopt d by the City Council at a meeting of said City Counci the
6t) day o September , 1988, and that it was so adopted by the following
vo' e:
AYES:
NOES:
ABSTAIN:
ABSENT:
BRANNON, HIGGINSON, KRUSE, TARZY, EMERY
NONE
NONE
NONE
R/R-9-6.13-24
City o~.~Poway