Res P-91-27RESOLUTION NO. P-91-27
A OF THE CITY COUNCIL
OF THE CITY OF POWAY,
APPROVING TRACT MAP 89-05
PARCEL NUMBER 32 , 47
Tentative Tract Map 89-05, hereinafter "Map",
by Famste ' Company, Inc., applicant, for the
purpose of subdividing real property situated in the City of Poway,
County of San Diego, State of California, described as portions of
the northeast quarter of the southeast quarter, the southeast
quarter of the quarter and the quarter of the
northeast quarter of Section 7, Township 14 South, Range 1 West,
San Bernardino Meridian, regularly came before the City Council for
public hearing and action on April 30, 1991; and
Planning
the Director of Planning has 9ed
of the map subject to all set forth in the
report; and
WHEREAS, the City Council has read and considered said report
and has considered other evidence presented at the public hearing.
NOW, the City Council does hereby resolve as
follows:
The City Council finds that the project will not have a
significant adverse impact on the environment and hereby
issues a Negative Declaration with mitigation
The proposed project will be consistent with the existing
general plan and there is a reasonable probability that
the project will be consistent with the proposed general
plan.
The tentative tract map is with the
Comprehensive Plan in that single-family housing is
proposed for development.
The design or improvement of the tentative tract map is
consistent ith all applicable general and specific
plans; in t at improvements adhere to the development
standards o the City of Poway Zoning Development Code
and the Sub ivision Ordinance.
The site is physically suitable for the type of
development proposed; in that the site is a flat knoll
and can accommodate the number of lots proposed.
SITE
1.
*2.
Resolution No. p-91-27
Page 2
The site is for the density of the
development proposed. The site will be developed in
conformance with density criteria of the RR-C zone.
The design of the subdivision is not likely to cause
ubstantial damage and injury to
mans and wildlife or other habitat; in that the site
as been previously disturbed and that major portions are
eing dedicated as permanent open space for the
preservation of habitat.
The tentative tract map is not likely to cause serious
public health problems because City water and s wer
syste s will be provided to the new parcels. Low low
plumb ng fixtures will be required throughout fu ute
build ngs on the site as well as water
offse s provided. Landscaping plans will eventually be
prepared with minimal water consumption and incorporat ng
low volume irrigation techniques for trees and shru s.
Graded slopes will be limited and grading for each ot
will be limited to no more than one-half acre exclud ng
minimum size driveways.
The design of the tentative tract map will not conflict
with any easement by the public at large, now of record,
for access through or use of the property within the
proposed
The City Council hereby approves Tentative Tract Map 89-05
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.
SHALL CONTACT T~E OF
WITH THE
DEVELOPMENT
Site shall be developed in accordance with the approved site
plans on file in the Planning Services Department and the
conditions contained herein.
Future homes plotted on Lots 1 and 7 through 13 shall be
limited to single story with a building height of 20
feet, unless the pad grade is lower d enough to accommodat a
second story, or a viewshed analys s shows a two story w 11
have no more visible impact than ad a ent one Sp it
stories will be permitted in acc r ance with the grad ng
conditions. Future second story add t OhS shall be prohibi ed
by a deed restriction recorded prior o final map approva
Resolution No.
Page 3
P- 91- 27
*3.
The Open Space lot shall encompass all portions of th
property not contained with the 13 house lots shall be deede
to the City of Poway as separate lettered lots, Lot A locate
west of Espola Road and Lot B on the east side of Espola, a
the filing of final map.
*4.
A springtime biological survey shall be conducted in order to
identify the plant species - Ashy Sp (.
ci ) for transplanting prior to of any
grading, or grubbing and clearing. The survey also would
include the San Diego Horned Lizard habitat. If found within
a buildable lot, an open space of acceptable size
must be recorded on the lot and fenced prior to grubbing and
clearing of any lot.
*5.
Building exterior materials and finishes shall e s lec ed
from a range of colors considered to be compatib e w th he
native vegetation and with the existing neighbor ng ous ng
developments to the south, to the satisfaction of t e D rec or
of Planning
*6.
G ading of each lot shall be limited to an area not to exceed
2 ,000 square feet. Unless the springtime biological survey
i entifies no environmental constraints. Then, those lots
w th one story structures can i the gradi g to a
of 30,000 square feet. Cut and fill slopes s all not
exceed a 2:1 incl Slopes on Lot 13 shall no exceed
eight feet in height unless a viewshed analysis sows no
visible impacts from the valley floor.
*7.
Grading to accommodate the construction of all
str,ctures, including tennis courts shall be limited to areas
con aining natural slopes of less than 15 percent. This
gra lng shall not be approved in addition to the 22,000 square
foo overall limit on grading, unless a grading i is
allowed per Condition No. 6 above.
Prior to any use of the project site or business activity
being ] thereof, all conditions of approval contained
herein shall be completed to the satisfaction of the Director
of Planning Services.
For a new residential dwelling unit(s), the applicant shall
pay development fees at the established rate. Such fees ma
include, but not be limited to: Permit Plan Checking an
Inspection Fees, School Fees (in accordance with City-adopte
policy and/or ordinance), Water and Sewer Service Fees, Par
Fees, Drainage Fees, and Traffic Mitigation Fees. These fees
shall be paid in accordance with City requirements.
Resolution No. P-91-27
Page 4
*1.
*3.
Ail graded slopes shall be landscaped and irrigated, and tho e
three feet or greater shall be planted in with t e
ad pted Poway Landscape Standards. All slopes visible to t e
va ley floor shall be planted with materials compatible n
co or and texture to the surrounding native vegetation to t e
sa isfaction of the City
The development shall be annexed into Landscape Maintenance
District 86-02A at a 100 percent rate of $123.62 for FY 90-91
to the satisfaction of the Director of Public prior
to final map approval. Rate is subject to change.
A detailed landscape and irrigation plan shall be submitted to
and approved by the Planning Department prior to the
of building permits. Use of low flow, water
efficient irrigation systems is required. Landscaping shall
meet City standards in effect at the time the plans are
submitted for approval.
fought tolerant s reet trees, a of 15 gallon size or
arger, shall be in with the City of
oway ordinance an shall be planted at an average of every 30
eet on interior s reets and 20 feet on exterior streets.
Ail landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
The CC&R's shall not require high water use landscaping or in
any way restrict the use of Xeriscape.
SIGNS
Any signs proposed for this development shall be designed and
approved in conformance with the Sign Ordinance.
Dedicate the Master planned equestrian/pedestrian trails to
the satisfaction of the Directors of Public and Planning
in accordance with the Master Plan of Trails Element,
prior to final map approval.
The developer shall improve the equ pedestrian trail
system in accordance with the adopted standards and to the
satisfaction of the Directors of Public and Planning Services
prior to building permit
Resolution No. p-91-27
Page 5
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 CC&R's, the following statement:
In purchasing the home, I have read the CC&R's and
understand that said lot is subject to an easement
for the purpose of allowing equestrian/p
traffic.
The CC&R'S for the development shall not prohibit any
agricultural uses otherwise permitted by the Municipal Code.
The developer shall display a current Zoning and Land Use Map
in the sales office at all times, and/or suitable alternative
to the of the of Planning
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, streets, and noise contours.
*3.
A noise attenuation wall, or an equivalent barrier, shall be
constructed at top of graded slope on ea h lot found by a
final acoustical study to be adversely a fected, so as to
adequately shield the lots from street no se emanating from
Espola ~ d Poway Roads. In addition, no wo story homes r
second ory additions may be permitted on any lots that wou d
be impa ed by traffic noise. A deed covenant specifying th s
restrict on shall be recorded on each affected lot prior o
final map approval.
*4.
Each new home constructed pursuant to the approval of this map
shall be fitted with ultra low flow plumbing fixtures
throughout to the satisfaction of the Director of Planning
SHALL CONTACT THE OF 3 SERVICES
C(~ ' WITH THE CONDITIONS:
If average pad elevations increase by greater than two feet in
elevation from those shown on the tenta ive map, City Council
approval will be required prior to gra ing. Lots with split
pads should have an average pad elevat on no higher than two
feet of the elevation shown on the ten ative map.
Resolution No. P-91-27
Page 6
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 c nt in a certificate signed b- a
registered civil engineer ha the grading plan has prese .ed
a minimum of 100 square fee o solar access for each dwel lng
unit and for each future bu ld ng site within the subd
A soils report shall be prepared
by the State of
at first submittal of grading plan.
by a qualified engineer
to perform such work
A geological report shall be prepared by a qualified engineer
or geologist and submitted at the time of application for
grading plan check.
The final grading plan shall be subject to review and approval
by the Planning and Engineering Services Departments and shall
be completed prior to issuance of a grading permit.
A pre-blast survey of surrounding property shall be
to the satisfaction of the City Engineer prior to any rock
blasting. Seismic recordings shall be taken for all blasting
and blasting shall occur only at locations and levels approved
by the City Engineer.
STREETS AND
The developer shall remove the temporar' cul-de-sac at the
pre ent terminus of Ipava Drive and reco struct as a typical
roa section. The developer shall e responsible for
rep acing and reconstructing driveways, ences, landscapi g,
irt gation, mailboxes, and any other private or pub ic
fea ures adjacent to the cul-de-sac to the satisfaction of he
affected property owners and the Director of Engineer ng
The future road right-of-way shall be dedicated to
Circulation Element road standards to the specifications of
the Director of Engineering
Vehicular access rights to Circulation Element roads shall be
dedicated to the City of Poway and labeled on the final map to
the satisfaction of the Director of Engineering or by
separate document.
Ail interior public streets shall be ted to dedicated
semi-rural street standards with a 38 foot curb radius at the
cul-de-sac.
10.
11.
12.
'13.
14.
Resolution No. P-91-27
Page 7
Street striping an signing shall be installed to the
satisfaction of the Director of Engineering Services.
All street structural sections shall be submitted to and
approved by the Director of Engineering Services.
Street improvement plans prepared on standard size sheets by
a Registered Civil Engineer shall be submitted for approval by
the Director of Engineering Services. Plan check and
inspection expenses shall be paid by the developer.
Ail exterior street improvements shall be constructed prior to
of building permits, to the satisfaction of the
of Engineering
Street improvements that include, but are not limited to:
x Driveways
X Wheel chair ramps
x Curb and gutter
X
X
C oss gutter
A ley gutter
S reet paving
A ley paving
shall be constructed prior to the occupancy of the units to
the satisfaction of the Director of Engineering Services.
Ail damaged off- ire public works facilities, including
parkway trees, s all be repaired or replaced prior to
exoneration of bon s and improvements, to the satisfaction of
the Department of ngineering Services.
Prior to any w rk being performed in the public right-of-way,
an encroachmen permit shall be obtained from the Engineering
Services depar ment and appropriate fees paid, in addition to
any other perm ts required.
Street improvements and maintenance
accordance with City Ordinance standards
Streets.
shall be made in
for Dedicated Rural
The developer shall pay the Traffic Mitigation Fee at the
establ shed rate rior to final map approval or deposit of
securi y of 100 ercent of the fee. In the event that
securi y is poste , the fee must be paid in full prior to a
reques for final nspection at the rate in effect at the time
of final payment.
Park fees shall be paid prior to a request for final
inspection of the future residences at the rate in effect at
that time.
Resolution No. p-91-27
Page 8
AND FLOOD C0~TKOL
Intersection drains will be required at locations specified by
the of Engineering and in with
standard engineering p
A drainage system capable o handling and disposing of all
surface water originating w thin the and all
surface waters that may f ow onto the subdivision from
adjacent lands, shall be requ red. Said drainage system shall
include any easements and structures as required by the
Director of Engineering to properly handle the
drainage.
cement cross gutters shall be
where water crosses the roadways.
The Maste Plan of Drainage Fee shall be paid t the
rate in with the Drainage
prior to inal map appr val or the developer may eposit
security 0 100 percent 0 the fee. In the event tha
security is posted, the ee must be paid in full prior to a
request for final inspect on at the rate in effect at the time
of final payment.
Concentrated flows across driveways and/or sidewalks shall not
be permitted.
An easement for a future water main shall be
dedicated on the final map. The easement shall be 30 feet
wide and shall be located adjacent to the western subdivision
boundary.
The develo er shall acquire any y off-site sewage
easements nd construct any off-site sewage improvements
y or this subdivision to the satisfaction of the
Director o Engineering Services.
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.
The developer shall be responsible for the relocation and
undergrounding of existing public utilities as required prior
to final map approval.
water, sewer, and fire protection systems plans shall be
designed and constructed to meet requirements of the City of
Poway and the County of San Diego Department of Health.
Resolution No. P-91-27
Page 9
The applicant shall pay for a water system analysis to
establish the proper size and location for the public water
system. The amount will be determined by the cost of the
and shall be paid prior to first plan
*7.
This project i subject to a water tion offset which
may be impose by ordinance upon new The
ordinance woul provide for the of older homes by way
of funding (es ablished from fees for that purpose) from new
home construct on at building permit i
The applicant shall, within 30 days after ~ appro'al
of the tentative tract map, apply for a Letter of Availabil ty
(LOA) to reserve sewerage availability an post with the Ci y,
a nonrefundable reservation fee equal to 20% of he
appropriate sewerage connection fee in effect at the time he
LOA is issued.
Developer shall construct a light system conforming to City of
poway standards at no cost to the public, subject to the
following:
Cut-off luminaries shall be installed which will provide
true 90 degree cutoff and prevent projection of light
above the horizontal from the lowest point of the lamp or
light emitting refractor or device.
be
Ail fixtures shall use a clear, low pressure sodium vapor
light source.
Advance energy charges and District engineering charges
shall be paid by the developer.
Annexation to the lighting district shall be accomplished
and evidence of annexation shall be accomplished at the
time of final inspection or Certificate of Occupancy,
whichever occurs later.
SHALr, CONTACT THE
WITH THE
OF SAFETY
New fire hydrants shall be installed every 300 feet or at
locations determined by the City Fire Marshal.
Ail lots with driveways greater than 15 percent and less than
16 feet shall be provided with a residential (Life Safety)
fire sprinkler system.
Resolution No. p-91-27
Page 10
Ail driveways in excess of 150 feet shall be provided with
fire apparatus t ds meeting Department of Safety
requirements.
A wildland fuel mitigation plan shall be submi ted to
eliminate any potential threat of spread of fire rom the
proposed building and the open space T is plan
shall be to the satisfaction of the Directors o Safety
Services, and Planning Services prior to building occupancy.
GEN~ P~ AND
This is a lot-averaged subdivision. No future resubdivision
of any lot shall be permitted. This statement shall be
displayed on the face of the grant deed for each lot and
recorded on the final map.
*2.
The open space on the map shall
be deeded in fee to the City of Poway as a separate lettered
lot at final map approval.
Final tract map shall conform to City and
procedures.
Ail provisions of the Subdivision Ordinance of the Poway
Municipal Code shall be met as they relate to the of
land.
Prior to final map approval, all dedications shall be made and
easements granted as required above.
After the springtime biological survey is completed, the
owners shall submit a revised tentative map to the Planning
Services Department showing all proposed changes. This
revised tentative map will be the approved site plan.
The tentative map approval shall expire on April 30, 1993. An
application for time extension must be received 90 days prior
to expiration in accordance with the City's Subdivision
Ordinance.
and
State of California, this
ATTEST
Marl o~.
by the City Coun
30th day of Apr41 19~_~.~
Golds,
il of th City~ of Poway,
y{
STATE OF )
)
COUNTY OF SAN DIEGO )
SS.
Resolution No. P- 91-27
Page 11
I, MarJorie K. Wahlsten, City Clerk of the City of Poway, do
hereby certify, un~e~l~e~_~ -~/ penalty of perjury, that the foregoing
Resolution, No. , was duly adopted by the City Council
at a meeting of said City Council held on the 30th day of__
, 1991, and that it was so adopted by the following
REPORT\
AYES: EMERY, HIGGINSON,
NOES: NON E
NONE
ABSENT: NONE
SNESKO, GOLDSMITH
~O~w y~a