Res P-90-91RESOLUTION NO. p- ~-91
A OF THE CITY COUNCIL
OF THE CITY OF POWAY, CA
APPROVING TRACT MAP 89-13R
AND CO DITIONAL USE PERMIT 90-13
PARCEL UMBER 27. 19; 27~
27' 0 , 22,23; 277-070-24, 27 - 31;
277-071-01, 02, 0 , 09; 277-140-01, 06, 23, 24, 26
11;
Revised Tentative Tract Map 89-13R, hereinafter "Map"
submitted by hal Development, Inc., Bruce Tabb,
applicant, for the purpose of subdividing the real property
situated in the City of Poway, County of San Diego, State of
California, described as the portion of Section 18, 19, and 30,
Township 13 North, Range One West, San Base and
a portion of Section 24 and 25, Township 1 South, Range 2 West,
San Bernardino Base Meridian into 156 resi ential lots, one golf
course lot, and six open space lots, and Use Permit 90-
13 for development of a 27 hole golf course with associated
clubhouse facilities; and
the Director of Planning has
approval of the map subject to all conditions set forth in the
Planning Services Department report; and
the City Council has read and considered said report
and has considered other evidence presented at the public hearing.
NOW,
follows:
the City Council does hereby resolve as
Section 1: :
The City Council finds that the proposed revised
tentative map and conditional use permit are compon nt
of the Old Coach Golf Estates project for which a ~a
hal Impact Report (SCH ) was cert ~e
by the City Council on May 15, 1990. The na
hal Impact Report has been considered and oun
to contain an adequate t of the impacts o the
revised te tative tract map and conditional use permit.
The revise map and conditional use permit have been
conditione to implement all applicable mitigation
i entified in the Final EIR.
City Staff analyzed the hanges that have in the
old Coach Developmen project ("Project") since
certification of the O1 Coach EIR ("EIR) by comparing
and contrastin Revise Tentative Tract Map 89-13-R
("RTTM 89-13-R" with Tentative Tract Map 89-13 ("TTM 89-
13"), which wa analyzed in the EIR and Mr. Vincent
Scheidt, the Ci y's biological consultant compared the
Resolution No. p-90-91
Page 2
detailed plans for the 01d Coach Golf Course ("Golf
Course") contained in the application for a conditional
use permit ("CUP") with the Golf Course c0nceDtual worst
case analysis in the EIR.
In a letter dated October 16 1990, Mr. Scheidt informed
the City that he had reviewed RTTM 89-13-R and the CUP
and concluded that RTTM 89-13-R and the CUP were in
substantial complian e with the EIR. In reaching this
conclusion, Mr. Sche dt noted the fol owing changes or
comments to the Pro ect and some ad itional
y to assur that the Pro ect remains in
substantial conformance with the impa, s and mitigation
analyzed in the EIR:
The biological buffer to the riparian habit t
should be more precisely defined. The City fin s
that Condition eleven on page 7 requires t e
Developer to ensure the p of adequa e
buffers as required by the EIR.
The protection of Palmer's can be
ssured through by areas preserved as open space i
he project and by revegetation in conjunction wit
he ll-acre revegetation plan presently require
or Coastal Sage Scrub. The City finds tha
conditions of previously adopted Resolution P-90-34
require such protective as identified in
the EIR.
The EIR requires protection of a minimum of
approximately 250 acres of Coastal Sage Scrub to
consist of a combination of on-site reveg
RTTM 89-13-R results in preservation of
approximately 201 acres of Coastal Sage Scrub on-
site. This is 14 acres less than the 215 acres of
on-site preservation originally anticipated. When
initially consulted, Mr. Scheidt concluded that
this six percent deviation was in substantial
conformance with the EIR in light of the 46 acres
of revegetation indicated in the CUP. These
would be in conjunction with 25 acres of
off-site mitigation as identified in the EIR.
Because of comments by City Staff
concerning Coastal Sage Scrub revegetation, Mr.
Scheidt was reque ted to provide additional
information as to al ernative ways that the Project
could comply with t e mitigation requirements of
the EIR. Mr. Sche dt informed the City in the
attached letter dated November 16, 1990, that 2:1
Resolution No. P-90-91
Page 3
mitigation off-site would be an acceptable
alternative to the 46-acre revegetation plan. The
City concurs lth Mr. S heidt's conclusions and has
required comp iance wi h Condition 5 on Page 6 to
implement th s posit on in order to assure
compliance wi h the mi igation identified in the
EIR.
Mr. Scheidt is of the opinion that so long as the
above are addressed, RTTM 89-13-R and the
CUP are in conformance with the approved map and in
substantial compliance with the Certified Final
EIR. The City has evaluated Mr. Scheidt's
agrees with his ~ and has
concluded that the conditions referenced above
assure implementation of the mitigation
identified in the EIR.
City Staff has further analyzed RTTM 89-13-R and the CUP
and concluded that there are no changes in the Project
that may have a significant effect on the t
which would require additional ~al review. The
Following illustrates some of the changes in the Project
that were specifically reviewed by City Staff:
The Project will have the option to create a number
of 1 1/2:2 cut slopes. The possibility of such
slopes is discussed in the EIR. Additional
conditions have been placed on the Project in order
to ensure that the EIR mitigation for such
slopes are implemented;
The changes to the Coastal Sage Scrub restoration
plan discussed above.
c. The Realignment and width change in Old Coach Road:
(1)
The southern end of Old Coach Road ill be
moved to the east to make a our-way
signalized intersection with Espola - order
to improve traffic flow. This rea gnment
will not have any adverse impact on raffic.
The City has also reviewed and compared the
areas disturbed by the~original road alignment
and by the new road and
that the new road alignm~nt does not resul in
a net loss of sensitive biological hab tat
were compared to the impact of the orig hal
road alignment.
Resolution No. P-90-91
Page 4
(2)
The width of improvements for a portion of 01d
Coach Road will be reduced. This reduction
was implemented in order to lessen impacts on
riparian and oak woodland habitat along
Sycamore Creek. The City has determined that
this change will not have any adverse impa ts
on traffic or safety. The City has a so
reviewed the change and determined that suc a
reduction will lessen impacts to sensit e
biological habitats.
Private road alignments:
(1)
A private road in the vicinity of the fi e
state. That road services lots 6-13. T e
City has determined that this change cou d
have adverse environmental impacts. The Ci y
and the Developer have agreed to exclude th s
change from the approval of RTTM 89-13-R. T e
referenced private road alignment will be as
shown on TTM 89-13.
(2)
A private road parallel to Tam O'Shanter Drive
will be realigned. The City has this
real gnment and determined that it will not
resu t in additional adverse impacts t other
resi ences, will not alter the traffic low or
safe y of the road and will not resul in a
net oss of sensitive biological habita .
(3)
The access road to lots 95-109 will be
realigned to curve from west to e st, as
o posed to the previous alignment curv ng from
e st to west. This change reduces gra in and
t e potential for fill slopes, does no c ange
t e traffic or safety features of the roa and
w 11 not result in a net loss of sens tire
b ological habitat.
T e 19th fairway an 20th tee of the Golf Course
w 11 be shifted to he west to lessen impacts to
t e sensitive habita contained in Sycamore Cre k.
T is requires the re ocation of lots 73-78 and 4.
T e City has r viewed these changes and as
concluded that th s relocation results in benef ts
to riparian hab tat along Sycamore Creek and
reduces grading o the northern portion of the
Project. The add tional impacts of the increas d
grading and visual impacts created by t e
are not si~ impacts, will e
mitigated by the mitigation identified n
Resolution No. P- ~-91
Page 5
the EIR and are outweighed by the environmental
benefits attained by such relocation.
Some ad el of lots will be altered as a
resul of the new street realignments. The higher
eleva ions of some of the lots is offset by
addit onal open space between the existing bom s
and t e future ilding sites. In no case is t e
open sp ce buf er any less than 50 feet. Th s
chang oes no result in any net increase n
impac s o sensi ive biological habitats, or have a
poten ia to significantly the visual
impac s of the Project.
Some lots will be located on slopes in excess of
25%. In order o implement the mitigation
identified in he EIR for lots located on such
sl pes, City S aff has ~ed 13
un er Planning e vices w ich gives the Develop r
o ios for mitiga ing suc potential impacts. T e
C y as conclude that t is condition implemen s
t e m tigation of hese steep slopes as required y
t eER.
The EIR's worst case analysis of the Golf Course
identified 133 acres within the Golf Course
envelope as natural native vegetati n. his is
implemented in the Golf Course as iden ifi in th
CUP through app ~y 107 acres o un sturbe
natural 'egetation with approximately 6 a itiona
acres o revegetat d open space. Gra ng an
evegeta ion will e monitored by a qualifie
iologis As suc , the City finds that the
mpacts and result ng open space will be as
dentified in the EI
The City recognized that the Developer is agreeing
in the Development Agreement to size certain
improvements, including, but not limited to, sewer
and water, to serve specified adjacent properties.
Th City has determined that such improvem nfs will
n induce growth in these areas wh ch have
a ernative means of obtaining such serv ces, but
w 1 simply assist the City's planning e forts by
a owing for the proper structure and location of
such improvements and preventing the need for
subsequent destruction of property and sensitive
habitat by expanding the size of such improvements
at a later date.
Resolution No. P- 90-91
Page 6
The City recognizes that the subsequent use of
reclaimed water and construction of recla atio
facilities may result from the implementat on o
this Project. Because the li y o
reclaimed water, and the location of rec aime
water facilities, and thus the loca ion o
Developers reclaimed water lines an other
impr vements, are uncertain, review
of t ese improvements is too s eculative o occur
at t is time. As a result, t e determination of
whet er there is a need for env ronmental analysis,
and any y environmen al analysis, will
occur when some of the above uncertainties have
been resolved and a meaningful tal
d tion is possible.
The City has thoroughly reviewed RTTM 89-13-R and the CUP
and examined all changes to the Project including, but
not limited to, those changes referenced above.
The City hereby finds that RTTM 89-13-R does not
represent a substantial change in the project which will
require major revisions of the EIR due to the involvement
of new significant kal impacts not covered in
the EIR.
The City hereby finds that the EIR analyzed the wort
c se scenario for environmental impacts associated wi h
t e Golf Course and that the Gol Course p esented in t e
C'P lly to t e analys s n
t e EIR and does not inclu e any c anges in t e
anticipated design of the Gol Course t at will cause
significant 1 impacts not analyzed in the
EIR.
The Cit- i familiar with the area in which the Project
is cont mp ated and hereby finds that there has been no
substa ia change with respect to the circumstances
under ic the project is being undertaken which will
require ma or in the EIR.
Section 2: Findinc :
Tentative Tract
The proposed project will be t with the existin
general plan and there is a reasonable robability tha
the project will be consistent with the roposed genera
plan because that document is being pr pared with ful
knowledge of Specific Plan 89-01 wh ch was written
specifically for this project. The uses set forth in
Resolution No. P-90-91
Page 7
4 o
Specific Plan 89-01 will be designated as appropriate
uses for this site.
The t tract map is c nsistent with all applicable
general and specific plans; n that the proposed land use
will be a development cons sting of a golf course and
single-family residences on ors one acre or more in size
and Polic' 18.a in the Land Use Element of the General
Plan stat s that the Old Coach Area should be oriented to
rural res dential land uses or a resort or recreational
facility hat would include a variety of residential nd
recreational uses such as golf courses and e estr an
centers. The project is in compliance with th adop ed
Old Coach Golf Estates Planned Community Spec ic P an
89-01 which was prepared specifically ur this
development.
The design or improvements of the tentative tract map is
consistent with all plicable general and specific
plans; in that the num er and configuration of the 157
lots meet the property evelopment standards and special
requirements and contained within Specific
Plan 89-01.
The site is for the type of
development pro o ed; in that the site is located within
an rea of p e ominantly single-family residenti 1
deve opment an hat the map has been designed o
subs antially observe the natural of t e
land orm and avoid impacts on sensitive riparian habita .
The site is physically suitable for the density of the
development proposed; because each lot meets or exceeds
the minimum acreage re ired by the development
provisions and conditions f approval of Specific Plan
89-01 and overall density s consistent with the slope
criteria contained in the eneral Plan.
The design of the subdivision is not likely to cause
tal damage or avoidable injury to humans and
wildlife or their habitats, because large tracts of
undeveloped land rich in nat ral will be
preserved on-site and the con itions of approval and
mitigation of the pro ect's Final EIR assure
that any potential impacts with the proposed
d will be mitigated.
The entative tract map is not likely to cause serious
publ c health problems because City water and sewer
serv ce will be provided to all lots within the
subd vision.
Resolution No. P-90-91
Page 8
The design of the tentative tract map will not conflict
with any easement acquired by the public at large, now or
record, for access through or use of the property within
the proposed subd
The effect of subdivision approval on the housing needs
of the San Diego region has been considered and balanced
against the public service needs of Poway residents and
available fiscal and environmental
10.
The design of the has p to the extent
feasible, for future passive or natural heating or
cooling opportunities in the subdivision.
Conditional Use Permit 90-13
The location, size, design and operating characteristics
of the golf course will be compatible with and will not
adversely affect or be materially detrimental to adjacent
uses in that:
ae
Tees and greens are sited so as to the
potential for golf balls to be directed toward
adjacent single-family homes.
The driving range and clubhouse facility are
located at the center of the site more than 1,050
feet from the closest existing home in the area and
490 feet away from the closest proposed building
pad.
The golf course layout is designed to maximize golf
course views for adjacent property and such views
are commonly believed to enhance property value.
The scale, bulk, covera e, and density is consistent with
adjacent uses in that t e golf course is a use which will
preser'e large areas o open space and the clubhouse
facili y is located a the center of the site, well
remove from adjacent residences which will eliminate
potent al impacts.
There are available public facilities, services, nd
utilities for the golf course, in that sewer capac ty
have been previously for the project and he
City's existing water supply from the County Wa er
Authority Aqueduct will be adequate for the immediate
irrigation needs of the golf course. Conditions of
approval require the future use of reclaimed water from
the San Pasqual Water Reclamation Facility when a
sufficient supply becomes available from that source.
No. P- 90-91
Page 9
There will not be a harmful effect upon desirable
neighborhood ch ics in that golf course views
are commonly believed to enhance property values and the
clubhouse and driving range uses are
physically separated from existing and future residential
(see No. 1 above).
The § of traffic will not aversely im a t
~ streets in that stree imp
( ncluding a widening of Old Coach Roa and a ra c
s gnal at Old Coach and Espola) identifie by the ra c
s udy performed by P&D Technologies Inc., and ur er
refined by City engineering staff will be prov ed
t with the development of the project.
The site is suitable for the type and intensity of the
golf course development in that the golf course is
primarily a use which serves to preserve open space and
the more intense commercial uses of clubhouse and driving
range will be located at the center of the property on
land with a slope of less than 15 percent which has been
previously disturbed.
That there will not be significant harmful effects upo
kal quality and in that al
applicable mitigation identified by the Fina
EIR for Old Coach Golf Estates will he implemente
through the proposed conditions of approval and on May
15, 1990 the City Council found that these
reduced impacts to below a level of significance.
That there are no other relevant negative impacts of the
proposed use which cannot be mitigated in that the
conditions of approval contain mitigation which
address all potential adverse impacts.
That the impacts as desc ibed above and the location of
the proposed use will no adversely affect the City of
Poway General Plan for ature or present development
because Policy 18.a in he Land Use Element of the
General Plan specifically a golf course or
recreational/resort facility as a suitable use for the
Old Coach special study area.
Sectio~ :il
The City Council hereby approves revised Tentative Tract Map
89-13R and Conditional Use Permit 90-13 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 owner shall execute
a on Real Property.
Resolution No. p-~-91
Page 10
The use conditionally granted by this permit shall not be
conducted in such a manner as to interfere with the
reasonable use and enjoyment of surrounding residential
and uses except as amended herein.
The p oject shall meet all requirements set forth
in Ci · Council Resolutions P90-34, P90-097, which
conta conditions of approval for Tentative Tract
Map -13 and Specific Plan 89-01, except as
amende herein.
The project shall implement all o the mitigation
and monitoring requ dentified in the
Final EIR for Old Coach G if Estates ( ch ) and
nothing contained in the ocuments or pans submitted for
TTM 89-13R or CUP 9 -13 shall be construed as
constituting a waiver of he mitigation required
by the Final EIR for Old Coach Golf Estates.
SHALL THE OF
WITH THE
Prior to of grading permits, the applicant shall
ubmit a surface and ground water protection program designed
o reduce surface runoff and prevent infiltration of
ertilizers and pesticides into Lake Hodges and the water
able underlying the project site. The applicant shall pay
he y plan check fees required for the City to have
he program reviewed by a qualified soils/agricultural
engineer.
Prior to of any buildi ~ or grading permits for the
clubhouse, driving range, term court, pool, and related
commercial and recreational fac lities, a development review
permit shall be approved by Ci y Council. The development
review submittal must contain a parking analysis to address
the specific commercial and recreational uses proposed.
he grading plans shall be revised to eliminate slopes with an
nclination of 1 1/2:1 or greater. The Planning and
he City Engineer may approve specific 1 1/2:1 slopes if the
ollowing conditions are met:
The slopes are determined to be y to avoid
disturbance of unique geological features (such as
significant rock outcrops or steep canyons) or biological
(such as mature oak trees or sensitive plant
species).
Five to six feet high retaining walls may be required for
any 1 1/2:1 slopes to provide maximum reduction in the
gradient and the area of slope face.
Resolution No. P- ~-91
Page 11
A detailed revegetation plan shall be prepared for ny
proposed 1 1/2:1 slopes. Special such as he
use of fibre matting may be required. The revegetat on
plan shall be approved by the Director of Plann ng
Services prior to of grading permits.
The private road adjacent to Lot 5 shall be realigned to
substantially match the alignment originally approved on TTM
89-13.
The evised map and conditi nal use permit show that a minimum
of 01 acres of undistur ed coastal sage scrub will be
retan d on-site. The mit gation contained in the
Fina IR for Old Coach Gol Estates required no less than 215
acres o be preserved on-si e, that an additional 11 acres be
revege ated in coastal sage scrub and another 24 acres be
preserved either on or off-site in order to provide a total of
250 acres.
I order to implement the approved mitigation ,
a ditional coastal sage scrub habitat must be preserved by
t is project. The applicant may select one of the following
tree options:
Revise the grading to preserve an additional 14 acres of
coastal sage scrub contiguous to open space currently
shown on the map.
be
Purchase 28 off-site acres of high quality coastal sage
scrub in addition to the 24 acres required by the Final
EIR.
Restore 43 acres of coastal sage on-site. Prior to the
City's acceptance of this option, the revegetation site
lan and planting plan must be approved by a qualified
xpert with a proven record in habitat restoration. A
ive year monitoring program and 150 percent bonding of
he construction cost will be required.
Should the applicant revise grading to preserve additional
open space but not enough to total 14 acres, the Planning
Director may approve a plan whereby the off-site or
revegetation requirements are reduced proportionately.
No grading permit for this project shall be granted until a
plan for providing the mitigation described in No. 5 above is
in place and approved by the Planning Director.
An' mature oak ees which will be affected by grading for
th s project sh~ 1 be shown on the required Master Plan of
ex sting trees an be assessed by the City for transplantation
an inclusion in he permanent landscaping for the project.
10.
11.
12.
13.
14.
Resolution No. P- 90-91
Page 12
The landscaping plans for the golf course shall include a low
flow irrigation system to water trees and shrubs.
The shall revise the grading plan to a y
retaining walls which exceed six feet in height. A reques
for variance or amendment to Specific Plan 89-01 may e
submitted for action by City Council where over-height wal s
serve to significant natural features or reduce slope
height.
The rock enclosures within Archaeological Site SDill, S2
shall be in orporated in an open space easement prior to fna
map recorda ion. The limits of the easement shall be sub e
to approval y the project archaeologist. This easement s a
be clearly s own on the grading plans and grading design s a
be modified as y to avoid disturbance of h s
archaeological
The location of required biological open space shall
be clearly shown on the grading plans prior to issuance of any
grading permits. These easements include the 100 foot buffer
from the edge of the riparian forest canopy and the 25 foot
buffer from the outer edge of the oak woodland canopy dripline
as required by the EIR.
The mini park site shall be removed from the map and
incorporated into Open Space Lot E.
This approval shall become null and void if building permits
are not issued for this project in with the time
lines set forth on Page 4 of the Development Agreement.
Lots whic are located in areas within an underlying slope of
2 percen or greater shall incorporate multiple foundations
w th a separation of five feet. The of
Panning ma-approve alternative methods which reduce
s ope height such a changing the ilding pad elevation or
a jacent street gra e, reducing bu lding pad size or use of
retaining walls un er six feet n height provided these
techniques reduce s ope height to 5 feet or less.
SHALL CONTACT THE OF
WITH THE
Ail adopted conditions of approval of the underlying tract map
shall be satisfied except as amended herein.
Developer shall modify existi g access to the fire station
from Espola Road. Said mo ification shall include the
regrading and re-landscaping o the driveway and parking area
to eliminate steep grades and a low adequate t 9 areas.
Developer shall install a switch in the fire station and
additional "Opticom" to control the Espola Road and Old Coach
Resolution No. P-90-91
Page 13
Road traffic signal to provide protected left turn access to
and from Espola Road for emergency vehicles.
shall process a adJ through the
Engineering Dep The of
Compliance shall be recorded prior to final map approval.
Pr or to any rough grade approval, if it is found that the
go f course ir igation needs cannot be met by ground water
on y, the ap 1 cant shall enter into an agreement with the
Ci y of Powa or use of untreated water from the Aqueduct.
The City pre en ly has the rights to 2.5 Cubic Feet per Second
(CFS) from t e Water Authority. StoneRidge Golf Course has a
senior agreement with the City for use of the water. Old
Coach Estates shall be entitled to the excess water available
up to 2.5 CFS.
The developer shall design and construct a water system for
the transportation of reclaimed water from the San Pasqual
Reclamation Plan to the project. Said construction shall be
complete within six months of availability of reclaimed water.
The applicant shall enter into a contract with the operators
of the San Pasqual Re laimed Water Facility for service of
reclaimed water when t becomes available. When reclaimed
water becomes availab e, this project will be required to
relinquish the use of he aqueduct except in emergencies.
Street improvements on Old Coach Road shall be made in
accordance with City Ordinance standards for Semi-Rural
Streets Local Collector with the exception of pavement idth
which shall be 28 feet curb-to-cu b. Sidewalk o one si e of
Old Coach Road (public portion s all be require in add tion
to concrete curbs and gutters n oth sides (pub ic port on).
A 35 mile per hour design spee w 11 be used in he geometric
design of the roadway. Pave turnouts will be provided at
regular intervals in locations approved by the Director of
Engineering
and ADOPTED by the City Council of the City of Poway,
State of California, this 27th day of November 1990·
Don Higgins'on',
ATTEST:
Marj oriE
~hlsten, City Clerk
STATE OF CALIFORNIA )
)
COUNTY OF SAN DIEGO )
SS.
Resolution No. P-~-91
Page 14
I, MarJorie K. City Clerk of the City of Poway, do
hereby certify, under the penalty of perjury, that the foregoing
Resolution, No P-~-91 , was duly adopted b~7~thhe_~.. City Council
at a meeting o~ said City Council held on the day of
November , 1990, and that it was so adopted by the ' ~
vote:
AYES: BRANNON, EMERY, GOLDSMITH, HIGGINSON
NOES: NONE
NONE
ABSENT: KRUSE
REPORT\
~ahlsten, City Clerk
City of Poway