Poway City Council
July 19, 2022

the buffer until after the roosting season is over. Work within the buffer may proceed after the qualified bat biologist is able to verify that the roost is no longer active.

If no bat roosts are detected during the pre-construction survey, no further mitigation is required.

14. Pursuant to mitigation measure CUL-1, A treatment plan for the archaeological data recovery program and construction monitoring shall be prepared by a qualified archaeologist prior to issuance of a grading permit. The treatment plan shall identify the project site and take into consideration the vertical and horizontal extent of proposed grading and ground disturbing activities within the project site. The plan shall describe how archaeological data would be scientifically and systematically collected from the project site, and how this data would be used to address research issues.

15. Pursuant to mitigation measure CUL-2, prior to excavation and ground disturbing activities, a data recovery program shall be completed by a qualified archaeologist. The data recovery phase shall focus on recovering archaeological data sufficient to mitigate the destruction of CA-SDl-4606 within the project site. The amount of excavation and the locations of the excavation shall be determined through a Ground Penetrating Radar study as well as surface observations. Standard hand-excavated archaeological 1-x-1-m test units can be used during this phase, although these may be expanded if features are discovered or to cover a larger part of the project site. The units shall be excavated by hand using arbitrary 10-cm levels unless cultural stratigraphy is identified. Hand tools potentially including shovels, picks, trowels, brushes, and probes, shall be used in the excavation. All soils shall be passed through 1/8-inch mesh screen (or smaller if column samples are taken and processed), using a water-screening technique. Following completion of excavation, all cultural materials shall be washed, cataloged, and analyzed.

Technical analyses shall include lithic artifact analysis, shellfish analysis, chronometric studies, faunal studies, and other analyses as needed to describe the cultural materials and address the research issues. A data recovery report shall be prepared and submitted to the City of Poway for approval.

16. Pursuant to mitigation measure CUL-4, the applicant shall provide written verification that a qualified archaeologist has been retained to implement the monitoring program. This verification shall be presented in a letter from the project archaeologist to the City of Poway. The qualified archaeologist shall attend the pre-construction meeting with the contractors and City staff to explain and coordinate the requirements of the monitoring program.

17. The applicant shall be required to enter into with the City and record a density bonus agreement and a regulatory agreement prepared by the City Attorney to ensure that one affordable unit remains affordable to a very-low-income household (whose household income does not exceed 50 percent of the area median income for San Diego County) for the entire 55-year affordability term, pursuant to all applicable requirements of Poway Municipal Code Section 17.26.620 and the California Density Bonus Law, including, without limitation, the standards/process for marketing the affordable units for initial lease­ up, verifying tenant incomes, monitoring continued affordability of the units, marketing and filling vacancies, and setting forth restrictions and enforcement mechanisms in the event of failure to maintain affordability provisions. The applicant shall provide the City with a cash deposit in an amount sufficient to cover the cost of the City's preparation of the affordable housing documents.
88 of 132
July 19, 2022, Item #4
Resolution No. 22-

18. Landscape and irrigation plans shall be submitted for review. The landscape and irrigation plans shall demonstrate compliance with the City of Poway Landscape and Irrigation Design Manual, PMC Chapter 17.41, PMC Chapter 15.24 as it relates to fuel management and defensible space, and all other applicable standards and ordinances in effect at the time of landscape and irrigation plan check submittal.

The landscape and irrigation plan submittal are a separate submittal from other project plan check submittals and is made directly to the Planning Division. Contact the Planning Division for copies of applicable City standards, the landscape and irrigation plan submittal checklist and the plan review fee worksheet. Landscape and irrigation plan review fees are required and are the responsibility of the applicant.

H. Prior to building permit issuance, unless other timing is indicated, the following conditions shall be complied with:
(Engineering)

1. The Public Improvement plan shall be approved and the applicant shall enter into a Standard Agreement for Public Improvements. The applicant will be responsible for posting securities for public improvements.

2. The site shall be developed in accordance with the approved grading plans on file in the Development Services Department and the conditions contained herein. Grading of lots shall be in accordance with the Uniform Building Code, the City Grading Ordinance, the approved grading plan, the approved soils report, and grading practices acceptable to the City.

3. Erosion control shall be installed and maintained by the developer from October 1 to April

30. The developer shall maintain all erosion control devices throughout their intended life.

4. Applicant shall obtain a Grading Permit and complete rough grading of the site. The grading shall meet the approval of the Engineering Inspector and the project's geotechnical engineer. Following completion of rough grading, please submit electronically the following:
a) Certification of line and grade for the lot, prepared by the engineer of work. b) Soil compaction report for the lot, prepared by the project's geotechnical engineer.

The certification and report are subject to review and approval by the City.

5. Prior to start of any work within a City-held easement or right-of-way, a Right-of-Way Permit shall be obtained from the Engineering Division of the Development Services Department. All appropriate fees shall be paid prior to permit issuance.

6. The applicant shall pay all applicable development impact fees according to the latest adopted master fee schedule at time of permit issuance. (Planning)

7. The applicant shall comply with the latest adopted Uniform Building Code, National Electric Code, Chapter 17.07 PMC, and all other applicable codes and ordinances in effect 89 of 132
July 19, 2022, Item #4
at
the
time
of
permit
issuance.

Resolution
No.
22-
Page
11 8.

School
impact
fees
shall
be
paid
at
the
rate
established
at
the
time
of
Building
Permit
issuance.

Please
contact
the
Poway
Unified
School
District
for
additional
information
at
(858)
679-2570.

9. An
Affordable
Housing
In-Lieu
Fee
of
$500
for
each
market-rate
dwelling
unit
shall
be
collected
prior
to
the
Building
Permit
issuance.

10. The
residences
shall
be
equipped
with
low-flow
plumbing
fixtures.

11. Exterior
building
materials
and
finishes
shall
reflect
the
approved
elevations
(Exhibit
A)
on
file
with
the
City
and
the
conditions
of
approval,
and
shall
be
noted
on
the
building
plans,
to
the
satisfaction
of
the
Director
of
Development
Services.

12. All
garages
shall
provide
and
maintain
a
minimum
of
150
cubic
feet
of
overhead
storage
racks
to
encourage
parking
within
the
two-car
garages.

13. The
affordable
housing
unit
shall
be
equal
in
size,
style,
and
character
to
the
market-rate
units.

14. Pursuant
to mitigation
measure
CUL-4,
a
report
documenting
the
field
and
analysis
results
and
interpreting
the
artifact
and
research
data
within
the research
context
shall
be
completed
and
submitted
to
the
City
of
Poway
prior
to
the
issuance
of
any
building
permits.

I.

Prior
to
issuance
of
the
first
certificate
of
occupancy,
unless
other
timing
is
indicated,
the
following
conditions
shall
be
complied
with:
(Engineering) 1.

Existing
overhead
electrical
poles
and
lines
within
property
limits
must
be
undergrounded.

2. All
existing
and
proposed
utilities
or
extension
of
utilities
required
to
serve
the
project
shall
be
installed
underground.

No
extension
of
overhead
utilities
shall
be
permitted.

3. The
drainage
facilities,
driveway,
slope
planting
measures,
and
all
utility
services
shall
be
installed,
and
completed
by
the
property
owner,
and
inspected
by
the
Engineering
Inspector
for
approval.

All
new
utility
services
shall
be
placed
underground.

4. An
adequate
drainage
system
around
the
new
building
pads
capable
of
handling
and
disposing
all
surface
water
shall
be
provided
to
the
satisfaction
of
the
Engineering
Inspector.

5. The
applicant
shall
repair,
to
the
satisfaction
of
the
City
Engineer,
any
and
all
damages
to
the
streets
caused
by
construction
activity
from
this
project.

6. All
applicable
easement
dedications
and
maintenance agreements
are
to
be
recorded
prior
to
occupancy.

7. After
completion
of
all
work,
record
drawings
for
both
the
grading
and
improvement
plans,
signed
by
the
engineer
of
work,
shall
be
submitted
to
Development
Services
for
review
prior
to
a
request
of
occupancy,
per
Section

16.52.1308
of
the
Grading
Ordinance.
90 of
132
July 19, 2022, Item #4
Resolution No. 22-

Approval of all record drawings is required prior to issuance of occupancy and release of grading and improvement securities. Initial submittal of record drawings at least three weeks prior to a request for occupancy is recommended.
(Planning)

8. Landscape and irrigation shall be installed and maintained in accordance with the approved landscape and irrigation plans on file with the City of Poway Planning Division.

All landscaping shall be maintained in a thriving condition.

9. The site shall be cleared of all construction materials, supplies, and equipment.

10. All light fixtures shall be designed, shielded and adjusted to reflect light downward, away from any road or street, and away from any adjoining premises.

J. The applicant shall comply with the following requirements to the satisfaction of the Director of the Safety Services (Fire Department):

1. The approved water supply for fire protection (fire hydrants), either temporary or permanent, shall be made available as soon as combustible material arrives on site.

2. The approved fire apparatus access for fire protection, either temporary or permanent shall be made available as soon as combustible material arrives on site.

3. An approved water supply capable of supplying the required fire flow of 1500GPM for fire protection shall be provided to all premises upon which facilities, buildings, or portions of buildings will be constructed. A new water main and fire hydrant shall be located within 600-feet of the structure following an approved route. A water analysis shall be performed to establish the adequacy of the existing water main and all necessary system design to serve the project. Costs of the water analysis shall be the responsibility of the applicant.

4. Fire apparatus access roads shall have an unobstructed, improved width of not less than 20 feet, except single-family residential driveways serving no more than two improved parcels containing dwelling units shall have a minimum of 16 feet of unobstructed improved width. In most cases, the City of Poway construction standards for streets (Chapter 12.20 PMC) will be more restrictive. The more restrictive standard shall apply.

Vertical overhead clearance shall be a minimum of 13 feet 6 inches. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus not less than 75,000 pounds unless authorized by the FAHJ and shall be provided with an approved paved surface as to provide all-weather driving capabilities. A paved driving surface shall mean asphalt, concrete, or permeable paving system. The turning radius of a fire apparatus access road shall be a minimum of 28 feet as measured to the inside edge of the improvement width or as approved by the fire code official.

5. The gradient for a fire apparatus access roadway shall not exceed 20 percent. Grades exceeding 15 percent (incline or decline) shall be constructed of Portland cement concrete (PCC), with a deep broom finish perpendicular to the direction of travel, or equivalent, to enhance traction. Grades exceeding 10 percent shall be constructed of asphalt or PCC.

Permeable paver systems shall not be used for grades exceeding 10 percent. The fire code official may require additional mitigation measures where he or she deems appropriate.
91 of 132
July 19, 2022, Item #4
Resolution No. 22-

6. The angle of departure and the angle of approach of a fire access roadway shall not exceed seven degrees (12 percent) or as approved by the fire code official.

7. All dead-end fire access roads in excess of 150 feet in length shall be provided with approved provisions that allow emergency apparatus to turn around. A cul-de-sac shall be provided in residential areas where the access roadway serves more than two structures. The minimum, unobstructed paved radius width for a cul-de-sac shall be 38 feet in residential areas.

8. All gates or other structures or devices that could obstruct fire access roadways or otherwise hinder emergency operations are prohibited unless they meet the standards approved by the fire code official and receive Specific Plan approval. All automatic gates across fire access roadways and driveways shall be equipped with approved, emergency, key-operated switches overriding all command functions and opening the gate(s). Gates accessing more than four residences or residential lots, or gates accessing hazardous institutional, educational or assembly occupancy group structures shall also be equipped with approved emergency traffic control-activating strobe light sensor(s), or other devices approved by the fire code official, which will activate the gate on the approach of emergency apparatus with a battery backup or manual-mechanical disconnect in case of power failure. In the event of a power failure, the gate shall be automatically transferred to a fail-safe mode allowing the gate to be manually pushed open without the use of special knowledge or equipment. All automatic gates must meet fire department policies deemed necessary by the fire code official for rapid, reliable access.

9. Approved numbers and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Number shall contrast with their background and shall meet City of Poway standards. The address is required at the private driveway entrance.

10. A residential fire sprinkler system with a one-inch water meter will be required for each residential structure. If a one-inch lateral off the street main is currently not present, one will have to be installed. If a pressure pump is required for fire sprinkler operation, auxiliary power is required. A separate plan submittal is required for each lot prepared by a licensed sprinkler contractor or fire protection engineer. Approval by the Poway Fire Department, Division of Fire Prevention is required for the residential sprinkler system prior to installation. There is a separate fee for each the plan check and the inspection services of each lot.

11. Smoke detectors shall be installed in all bedrooms and adjoining hallways. The smoke detectors shall be hard-wired, with a battery backup, and shall be wired in such a manner that if one detector activates, all detectors activate.

12. Carbon monoxide detectors shall be installed in hallways adjoining bedrooms. The carbon monoxide detectors shall be hard-wired, with a battery backup, and shall be wired in such a manner that if one detector activates, all detectors activate.

13. Each chimney used in conjunction with any fireplace shall be equipped with an approved spark arrester.
92 of 132
July 19, 2022, Item #4
Resolution No. 22-

PASSED, ADOPTED AND APPROVED at a Regular Meeting of the City Council of the City of Poway, California on the 19th day of July, 2022 by the following vote, to wit:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

Steve Vaus, Mayor
ATTEST:

Carrie Gallagher, CMC, City Clerk
93 of 132
July 19, 2022, Item #4
.. NORTH
94 of
132
RS-2
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City
of
Poway
Zoning
/ Location
Map
Item:

TTM21-003/DR21-002
0 125
250
500
~~~~===:l~~~~~~~
Feet

ATTACHMENT
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July 19, 2022, Item #4
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SITE DEYELOPMENT PLAN FOR,
McKEE ORCHARD
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(•-I
.,-·' APN 314-192-62-00,. LL:. __ (I
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APN 314-960-09-00
LEGAL DESCRIPTION·
THAT PORTION OF THE NORTH HN..F OF THE HORTHCAST QUARTER OF SEC110H 12. TOMINSHIP 14 SOUTH, RANG£ 2 MEST. SAN BERNARDINO BAS£ ANO lrERtOIMI, l'I 7HE CITY OF POWAY, COUNTY OF SAN DEGO.

ST.Al£ OF CAl.lFCMMA, ACCORDING 1V UNITED STA.TES' CO',£RNM£HT SUR'~Y APPR()'-,£0 SCPlEl#BCJf 11, 18711, ANO AS SHO'AN ON RCCCRO OF SUR\£Y MAP HO. 1646, Fl£D IN THC OfflCE OF THE COUNTY RECORDElf OF SU> COUNTY OCT09ER 16. 194-7.
fiE;f.:§eB'S PARCEL NUt,IBER·
PROJ(CT SUMMARY:

GROSS AREA • 4. 712 AC
':t/
1 ~~7k~ •
0 ·:f:O:~c
N£T AREA • J.ill AC
.sEYiE.R;_

QTY OF POWAY
WATER:

POWAY IIUNICJPN... WA 1lR DISJRK:T
MAP 014360
: ;•-···,
'1/i,"iti1;:'fi2::::/ci-oo
EXISTING ZONING RS. 4 (4 ' DU/ACRE);
ltllN. LOT AMA - t0,000 SF
WI. LOT MJ1H- '10'
WIH. LOT DEPTH • 100'
SIOC SB• 10'
R€AR SB• 25'
RlONT SB • 25"
1/i':r.~~!:': ~~IN roSU::~i:~,/~:;t,. "A;\UJW
':;AH°";;~~~ r::,r:.:~ n:r ~17:;"~~ ,gs
1H£ GA.RAG£ FOR SIDE ENTRY.

DENSITY BONUS CALCULATIONS:

GROSS DENSITY• 4.772 X 4 DU/AC • 11.09 DU
NET DENSITY • .J.111 X ,f DU/AC - 15.6A OU
t \£RY LOW AFF0R0NJLE • 5.24S
.U l(.A • 20% DENSITY INCRCASE
(0.2 X CWOSS DENSITY) + (I X NET DCNSITY) - (0.2 X 11.0,) +

15.64 • 19.48 DU
ROUHO UP>> 212..DJ.L
l -~/li,,J ,p·12y
i, MAP~014~-j
I ,rnn,r ~ ! I
PROPOSED LOT SUMMARY.

WIN. LOT ARE'A • 7,01 Z SF
WAX. LOT A.REA • ti41J5 SF
AIIH.. LOT MOTH • 60'
WAX. LOT .0111 • t 74'
lrllN. LOT DEPTH • IOI'
WAX. LOT DEPTH • 119'
RfOUC£D SIDE S8 • 5'
REAR SB• 25'
FRONT SB - 25'
8UIL.DING HEPGHT • 2-STORY
i
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JO' .JO' 60' go•
VICINITY t,iAP

HOT TO SCALE
~~ S--:~:::"suRVE'tNG :::,-- I ·-"= ~.s-•
WY. =~~c;:921.?3
~157Fax
~ 1 CITY OF POWAY I r-.""7 L.!__J o.port,n..,t of O.""~•"l s«WC:n ~ SITE DE"1l.G'MENTPI.AH F<ll

MCKEE ORCHARD
-------,E4
IENQ,ccR~~ I "~ l
.._,. ... ,ER P.E. '"'· __,7 ··--- ·-·
July 19, 2022, Item #4
-~lstiog
Church Parking
Lot
J ........ ..)
J
Twin
Peaks
J
Preliminary
Site
Plan/Landscape
Plan
WteKee
Orchard
Roa
d
[__ □~
n 1_
Notes
:

1. Front
and
rear
yard
landscaping
wi
ll be
installed
by
individual
homeowners

2. Developer
will
ins
tall
street
trees
; individual
homeowners
will
be
given
vouchers
by
developer
for
addit
ional
trees
as
required
to
mitigate
the
removal
of
existing
trees
I I
Conceptual
rendering
only.

Actual
development
to
be
per Project
Development
Plans
.

D
North
~
Not
to
Scale
~
COR
NERSTO
NE
~
CO;\l~
!
liK
I
T
I
F.S
~
HOWARD
A
1 s,s~
c1ATES
2/2
2/2022
July 19, 2022, Item #4
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~
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n
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s: m
z
~
m
L(GAL QESCRIPTIQN·
1HAT PORTIOH OF 1H£ HOR1H HALF OF 1H£ NORTHCAST 0UART£R OF SECTION 12. TOWNSHIP 14 SOUTH, RANCE 2 M£ST. SAN 8£RNAROIHO BAS£ AND IEIWIAN, "' 7H£ arr OF POWAY, COUNTY OF SAN MCO, STA1E OF CALJHJRHIA. ACCORDING 1D UNITrn STA1£S GO'r£RHMEHT SlNf\£Y APPRO\£D SCP7DIBCR 11, 1a79, A>4D AS SHOWN ON RCCCRD OF SVR\EY MN' HO. 1844, Fl.LO IN 1HC OFFICE OF 1HE: COUNTY RCCORDCR OF SAJO COUNTY OCTOBCR 15, 1947.

TENTAnYE TRACT I/AP 21-0003/CONCEPTI/Al GRADING PlANIDEYElOPIENT REYIEIY PlAN 21-()002 FOR, PR(PAR(Q BY ..L./-:'J ~ "
•
l ~-'~ ·. ~~>_··-· _J
McKEE ORCHARD
SBltO INC.
.UIIO RtJF11H ~ . st#T£ 120
SAN DICGO, CALIFORMA g212.J
(853) 580-1141
' .. ; r,:iil
G(N(RAL NQT(S =:.L \r;N ::i=f;-! .· AP{~_;3~2-f~i * ti.\~~~ 1~!W2-72~0} APPLICANT/QWN£8 PRCSJD/0 CORH£RSTON£

4.J65 CX£CU11\£ M\£, SU1£ e:oo
SAN DIEGO, CA 92121
~453-g700 1. TOTAL PRO.ECT ARCA: .f. 772 A~S.

2. EXJS11NG LOTS: 1
.J. CXJSTINC ZONIN(;: RCSIOCN"ffAL SINGI.£ FNML Y RS-4, IWTH AN •AFrORDABLC HOUSIHC 0\£RLAy" SUB.EC1 TO
:1'...::,1 CON006MNIUAIS (RC) D£1£LOPIICHT
f. TOTAL MMfJfR OF PflOPOSCD UHl1$ - 20 SIHGL£ FNIILY RCSIOCHTIAL UNITS FOR SALE AS FUI..L Y DC'.£1.0PCD HOUSES AND LOTS
~ NET ARCA • ,J,1'1 AC.

I. AU R£SIO£NDAL S11WC7l/11£S SHOMII All£ _ STOl!f£S (A/AX _ J,

7. REFUSE AND RCCYCUJG AM 1£RIAL STORAGC AR£AS AA£ PROIAOCD FOR •THIN THC ~ARAGC Of' CAOI UHIT (SC£ ARCHJTCcrs Pt.ANS FOR LOCl110H~
4 S£0£R: aTY Of' POWAY
WATER: POWAY MUNICIPAL WA 7tR DIS1RK:T

9. STORM'WA TC.R PRIORITY • PRIORITY.

10. PUBUC S1R££T UGHTS PROPOS£D • 2.
'1. BUS STOPS ADMCCNT TO PROPCRTY • 0.
f2. U71UTICS SHALL 8£ UH0£RGR0UND AND CASOEHTS PRO',,f0£D AS H£C£SSARY.
1'. UTIUTY LAYOUTS SHOWN ARE PffCl.JtllNARY ND .WAY 8£ IIODIF1CD DUR/HG F'IHAL DES/CH.

14. DETCH110H BASINS ANO B.U.P. 'S M'E' SHOttH FOR INFOlftlA 110H CN.. Y.

AHAL SlZ£ AND LOCI 110H SHALL BC R£11£11£D ANO APPROVCD -STCRIAL.
,.,, GRADIHC SHALL BC IN COHFOlttlAHC£ MTH arr OF POWAY OROIIINICC.

16. flAT PADS SHOMN llltL 8£ GltADCD TO DRAIN AT Uf WINltltJtl. f.-
~~1~
~ -\\
~~~." ~ ..... ~"-~~
APN /1U-96r>-09--00
JJAP OU~60

YNQSCA& ARCHITCCT
IIO'ltAIID ANO ASSOCIA TCS, INC.
2442 SC COHO A \<£HU£
SAN DIEGO, CA. 9210&
("19) 716-9110
COHTACT: JOHN HOWARD

ARCHITCCT
STARCK ARaf1£C71JRE AND Pt.ANNING
1' 2045 K£TTNCR 80<,UVARO, SI/ITC 100
" SAN DICGO, CA. i2101
Q: (611) 2H-7070
~ CONTACT: DAN IIUUEH
6 SHm: IND£X
:il1£U...I& ,
2-J
4-5
1-7
a
g
10 IICia!1l!J1ai
mu: SH££T/1(£Y .,,.,,
IDITATI\£ PARCO. It/AP
SIT£ Pl.AN

CONCEPTUAL CRADIHC
ANO £ROS/ON CONTROC. Pt.ANS
SECT10N ANO DETAM.S
HA TUR AL F£A TVRCS MAP
SI.OP£ ANALYSIS

17. ALL Dtt£UJHCS SHALL HA~ MJTCIWA11C F1lf£ SPflffl«LERS P£R NFPA 1.JO.

18. PU8UC SllCIIC,4UCS AND RMIPS SHALL CONHJRM TO THC AM£RtCAN DISABIUTY ACT (ADA) R£QIJ/R£/ENTS.
==r.-=x=. J::='r= :9=z=J r:::::f le~- !._ .. , .. \ JI J,,- J,~ } '!F:.( :11 LIST Of ABBR(VJATIQNS 1~. HO Sl1Ef LA1l'RAL TIC-INS IN l,IANHOl.£ ALL TIC-INS OOJIINSJR£AJI ~ ltMNHOLE. AP~ ;,u{;~ oq

20. S1RCET TR££S AR£ R£QUIR£D £\£RY 30' OF PRO.ECT FRONTAGE R£0U/R£0 • 1087'/JO' • Jl.2
TR££S PROV10£D • 4a TR££$

B(NCHMARK
4-Zt INGYQ z,>
SCT 2• DIMIETElt MASS DISK STA.lftl> "POWAY A-21• IN
TH£ TOI' Of' TH£ SOUTHCRl.Y CU'18 Of' 1W< P£AKS, AT TH£ CASTEltLY £ND Of' A CA7CH BASIN, +1/lO F'CCT 11£ST£"1.Y OF 1H£ C£HT£Rt.WE OF BUD'MN S1R£ET, APPROXJIJA 1£L Y 0.2 1111.CS £ASTCRL Y Of' IMOCAND RCMO.

J~ ADJUS1£0 El.EVA11CW • ~4.417 F£CT
t,:;f_!_sgtl'S PARC(L NUf,IBCR·

TOPOGRAPHIC SURV(Y
TOPOCIUPHC IHFORl,M TPOH SHO_, 1£RCON ,S BY
PHOTOGRAMWCTRtC MCTHODS. PHOTOGRAMWC11fY PROMOf'D
BY ACROTA,S. INC. 1H£ TOPOGRAPHY WAS COIJPl.£D fROII
AERIAL PHOTOGRAPHY DA 1£0 OCTOBCR JO. 2020. l,IAPPING
SCALC Of' 1• • 40' •TH 1 FOOT CONTOU/1 IITCRVALS.

GRADING QUANTITl(S
£XCAVATPOH • ~900 C. Y.

F1U • 7000 C. Y.

H£T MIPORT • 1100 C.Y.

TOTAL CRADCD All£* U/11 AC.

PUN COUNT
Pt.AN 1 (I-STORY, J BCD), 4
Pt.AN 2 (2-STORY, 4 BCO): 5
Pt.AN J (2-SroRY, 5 BCO): 7
Pt.AN JX (2-STORY. 4 BCD): 4
TOTAL UMTS: 20
* LOT f .AFFORDABU HOUSING UNIT
R(QU/Rrn PARKING·
SINCL£ FAMJL Y UNITS: 20 1t 20 • 40
R£QUIR£0: 40
PROPQS(Q PARl<ING
GARAGE~ 2 x 20 • 40
stM!FACC: 0

R(TAINING WALLS
It/AX. H£Ki'HT • J':t
LENGTH • 2,IJ1 tF.

PRQJ{CT SW,QIARY,·
EXISTING ZONING RS 4
(4 DU/ACRE):

IIIN. LOT AR£A • 10,000 SF
WW. LOT WOTH • 70'
il/H, LOT DCPTH • 100'
SVC SB• 10'
RE'Nt S8 • 25'
FRONT SB • 25'
J7.0&UJO: FRONT Y.ARO SCJBACKS IN SUIJDl\!ISION 71fACT
D£1£LOPIICNTS AIAY BC /l£DUC£D UI' ro 40 PUICCHT ON A
1,/AXJl,I/Jlr,I OF ONE-HALF OF THE UNITS HOll£\.£R NO SCJBACKS SHALL BE LESS THAN 16 FECT TO THC GARAGE Fal FRONT
CHTRY AHO 15 F'CCT TO me G.MAGC F'OR SID£ CNTRY.

Q(NSITY BONUS CALCUUTIONS•
CROSS D£NSITY • 4.772 X 4 OU/AC • 19.0II OU
NCT OCNSffY • .3.g,i X 4 DU/AC - 1.5.IA DU
' \£RY LOW NTORDNJtE • 5.24:C
5:C KA - 20:C DENSITY INCR£AS£
(0.2 X CROSS DENSITY) + (I X N£T DENSITY) • (0.2 X 19.0II) + 1~14 - 11.-f& DU
ROUND UP>> 2ll......QU.

PRQPQS(D LOT SW,WARY·
lrllN. LOT ARCA - 7,012 SF
IJAX. LOT ARCA • 1.J,435 sr
ltllN. LOT l«)TH • IO'
1"AX. LOT MtOTH • 144'
ltllN. LOT OCPTH • 11»'
.wAX. LOT DCPTH • JH'
RCOUCCD SID£ SB • 5'
MAR SB• 25'
FRCWTSB• 25'
BUILDING HOGHT • 1-2 STCWlY

DRAINAG( STUDY
;!;~'::,"":,~ ""ss:c,1£~~AGC S1VOY"
DA 1£0: It/A Y g, 2021
WATCR QUALITY TCCHNfCAL
.BEEDBI ~~~~A::. ~:J7:«:~ANAGE1"CNT Pl.AN"
DATCt>: IIAY I, 2021
D£NSITY BONUS QEYCLOPM(NT
t!A!tP~!&~ ai£.'ll!rfrJ~g~·
WIHMMJM LOT ARCA OCCR£ASCD FROII 10,000 SF TO 7,000 SF
FIR( NOT(S•

1. me APPROW:D WA 1£R SUPPt. Y FOR F1RC PROTfCTPON (F1RC HYDRANTS), CITHER 1£MPORARY OR P£Rt,UNEHT, SHAU. BC AL4DE AVAIUBt.E AS SOON AS COAl9US11BtE .IIA 1£RtAL ARRI\£$ ON S/7£.

2. THE APPRO't£D FIR£ APPARA1US ACCCSS FOR FIR£ PROT£C110H, £11HCR TfWPORARY OR PCRIIAHCNT SHALL BC It/ADC AVMABLE AS SOON AS C°"81.JSTl8LE .IMTE"RUL ARRt\£5 ON SIT£.

J. AN APPffOi,n) WA1£R SUPPf.Y CAPABLE OF SUPPI.YWG 1HC R£QCJIR£D F1lfC FLOW OF 1500GPM FOR F1R£ PROT£C11CW SHALL 8£ PflOW)ED TO ALL PREWISCS UPON MffCH FACILJT1CS, BUILDINGS, OR POltTKJNS OF BUILDINGS MU. 8£ CONSTmJCTCD. A NEW WATER 1,/AIN AND FIR£ HYDRANT SHALL 8£ LOCA TE"D tM1HIH 100-F££T OF TH£ S7RUC7UR£ FOUOtlflNG AN APPROK'D RotJTE. A WATER ANALYSIS SHALL 8£. PERFORMED TO ESTABUSH TH£ AD£0UACY OF TH£ EXISTJNG WA T£R WAIN A.HD ALL NECESSARY S)'SJDI D£SIGN TO SCR',£ THE PRO.ECT. COSTS OF TH£ WATER NW. YSIS SHALL BC 1H£ RCSPONS8UTY OF THC APPUCANT.

4. f1R£ APPARA 1US A Cass ROADS SHALL HA\£ AN UHOBSTRUCT£D, MIPR()t,£() MOTH OF NOT LESS THAN 20 FE£T, EXCEPT SINGU-FAM/1...Y R£SIDCH11AL. DRl\£WA 'I'S SERIANG NO It/OR£ THAN JllO IMPRO\J£D PARCRS CONTltlNIHG DrrELJ.JHG UNITS SHAU. HA\£ A 1rNH11t1UM OF 1' F££T OI' UNOBSTRVCTEO IMPR0\£0 Ml)JH. IN It/OST CA5£S. 1HE arr or POWAY CONS11fUC110N STANDARDS FOR STRE:£15 (CHAP1£R 12.20 PtlC) KL BC It/OR£ R£STRIC111,£. 1H£ MOR£ R£STRJCnY£ STANDNfO SHALL APPi. Y. \£R11C.AL O\.£RH£AD CI..CARANCE SHALL 8£ A .IIIN/MAI OF IJ FffT I INCHES. FIR£ APPARATUS ACC£SS ROADS SHALL 8£ DCSIGNl,D MIO ltll!JNTNHE.D 10 SUPPORT THC »IPOSCD LOADS OF F1R£ APPARATUS NOT L£SS THAN 75,000 POUNDS UNLESS AUTHORIZ£D BY 1HC FNIJ AHO SHALL BC PROWJED WTH AN APPRO\£J PA\£D SLWFACE AS TO PR<MDC
ALL-MCATHER DINVINC CAPABILl11£S. A PAYE"D DRJWIG SVRFAa" SHALL IKAN ASPHALT. CONCRCT£, OR PCR1tl£AIJL£ PA HNG SYST£.II. TH£ TURNING RADIUS OF A F1RC APP ARA TVS ACC£SS ROAD SHALL 8£ A 1"IHMN or 26 F££T AS WCASUR£D TO TH£ IHSIDC £/Xi£ OF Tl£ MIPR01,£1,1£NT IIIDTH OR AS APPROV£0 BY 1HC F1R£ CODC OFFICIAL.

5. THE GlfADICNT FOlt A FIR£ APPARA7US ACCESS ROADWAY SHALL NOT £XC££D 20 PCRCEHT. GRADES £XCCEDING 15 PCRCEHT (INCUN£ OR :;r:b,5:J,~ ~~AR~ rfrc'1:icc~CR%N,1;.c,2_
OR EOUIV.ALENT, TO CHIUHCC 1RAC110H. GRADES £XCE£DIHG 10 PCRCCNT SHAU. BE COHS11ftJCTED OF ASPHALT OR PCC. P£RMCABL£ PA',£R Sl'STrWS SHALL HOT 8£ USED FOR GRADCS £XCC£DING 10 P£RCCNT. TH£ FIR£ COO£ OFFIOAL t,,IAY REQUIRE ADDl"OONAL wmGA 110N MEASURES MHERC HC OR SHC D£CWS N'PffOPRtA 1£.

I. TH£ ANGI.£ Of' 0£PARTUR£ ANO TH£ AHGt£ Of' APPROAOI Of' A FIii£ ~~i~w:: ::kALt,,:f'JJf!E:h~\£H DCGRCCS (12 PClfCEHT) OR

7. ALL D£AD-£ND FIii£ ACC£SS ROADS IN excess Of' 1/lO F'CCT IN L£HGTH SHALL 8£ PROYIOCD lllfTH APPR0\£0 l'ROYIS10HS 1HAT ALLOW CltlERGCNCY APPARATUS TO 11JRH AROl..N). A CUL-DE-SAC SHALL 8£ PROW>fD IN R£SIOCNnAL AREAS 'M-IER£ 1H£ ACC£SS ROADWAY SER\£S It/ORE: THAN 1lk) S11fUCTUR£S. THE WIINl,,fW , UNOBS1RUC1£D PAK'D RADIUS liWOTH FOR A CUL-DC-SAC SHALL 8£ 38 F££T IN RCS10£N11.AL ARCAS.

T ·· :: ·· T ,.. ~ , •.

EXIST.

R/11'
~·
!""I
10' ,O' 120' fl!O'
flR( NQTCS (CONT >·
& ALL G.A T£S OR OTHCR ST1WC1UR£S OR DCWC£S THAT COU.O OBSTRUCT FIR£ ACC£SS ROADWAYS OR OTH£RMS£ HINDER C.IICRGEHCY OPCRA TIONS ARE PROH/BIT£D UNUSS THCY ltlCET THC STANDARDS APPR01,£D BY 7H£ FIRE COD£ OFF1aAL AND R£C£I\£ SPCOFJC PLAN APPROVN... ALL AUTOIIA 11C GA T£$ ACROSS F1R£ ACC£SS ROAD WA rs AND DRl~WA YS SHALL BC £0UPP£D IMTH APPRO't,£0, DKRCCHCY, KCY-OP£1U 1£D S'fMTCHES O\.£RRtOIHC ALL COINANO FVHCDONS ANO OPO<INC TH£ ~TC(S). ~TCS ACC£SSIHG A/OR£ »MN FOUR RCSIDENCCS OR RCSIDENTIAL LOTS, OR GA 1£S ACCCSSIHG HAZARDOUS INSnTUllONAL. £DUCA TPONAL OR ASSEM8t. Y OCCUPANCY GROUP STRUCTURCS SHALL ALSO BE [QUIPP£D tMTH APPROl,£D OIERCCNCY TRAFFIC CONTR0t.-AC11VA 11HG ST1't08£ UGHT SCNSOR{S), OR OTHCR 0£'-"CCS APPRO\/£D BY TH£ FRC COO£ OFFJCIAL. N-NCH tlflU. ACTIVA 1£ TH£ GA T£ ON THC APPROACH OF C.IIERGCNCY APP/JU TUS 1111H A BA TT£RY BACKUP ORIJNIUAL-.11£CI-IAMCAL. DISCONNECT IN CASE' OF PO,E.R FMJJRC. IN THC £\.£NT OF A POtt£R FAJL.URE, TH£ GATE SHALL 8£ AUTOWATICALLY T1tANSfflfRCD TO A FAIL-SAFE 1,1()()£ ALLOIMNC THC G-41£ TO 8£ .IIANUAU.Y PU9-£D OP£H WTHOUT 7HC US£ OF P£CIAL KHO'M..COO£ OR £0tM'IIC.NT. ALL AUTOIIATIC GATFS WST 11££1 f1R£ OCPARTMCHT POUCIES DCDIED NECESSARY BY 1HC FIR£ COOC OFFICIAL FOR RAP{). RCUABLC ACCCSS.

I. APPRO\.£D HUW8£RS AHD/(R ADDR£SSES SHALL BC PU.CED ON ALL NOi ANO £X1S7JNC BUH.D#iGS AND AT APPROPRtA TE N>DITIONAL LOCATIONS AS TO 8£ PLAJNLY YISIBLC AND LEQBI..£ FROltl TH£ S71f£CT OR ROADWAY FROH11HG TH£ PROP£RTY FR<»I £1TH£R DIR£CDON Of' APPROAOI. NUIIBCR SHALL CON11fAST •rn THCIR BACKGROUND AND SHALL IJC£T aTY OF POWAY STANDARDS. n£ ADDRfSS IS R£QUIR£0 AT THC PRIVAT£ DRl\.£WAY ENTRANCE.

10. A RCSIOCN11AL Fft SPflftHKLER S't'S7DI •TH A ONC-IHCH WA1£R 1,1£TCR KL 8£ R£0UIRCD FOR £ACH R£SIDCH11AL S77WC1UR£. TA ONE-IHCH LAJDUL OFT TH£ S71fCET MNN IS CURREH7LY HOT PR£S£NT, ON£ MILL HA\.£ TO 8£ INSTALLED. IF A PRCSSURC PUltlP IS R£QIJIKD F<Yl FIRE SPRH<LER 0P£RA110N, AUXIJARY POWER IS R£QUWED. A SEPARAT£ Pt.AN SUBlllTTAL JS RCOUIRCD FOR CAa-1 LOT PR£PARCD BY A UCENSCD SPRINKLER CON71fACTOR OR F1RC PROTECTION EHCIN££R. APPROVAL. BY 1H£. P'OWA Y F1R£ 0£PARTJi1£HT, DIYISaON OF FIRE PRC\£NT10H IS R£QtNRED FOR 1H£ RCSJDEHTIAL SPR#NKL£R Sl'S1£.W PRIOR TO INSTALJ..ATION. THERE IS A SCF'ARA1£ FIT FOR EACH THC Pt.AN CHCCK AND TH£ INSPCCDON S£Rl<C£S Of' £AOI LOT.

11. SAICM£ DCTCCTORS SHA.LL BE INSTAUED IN ALL BCDROl»rlS AND ADJOIHINC HAUWAYS. n£ SilOI<£ DCTCCTORS SHAU 8£ HARD-MIRED, MITH A EMTT£RY BACKUP, ANO SHALL 8£ MIR£'D IN SU0-1 A lt/ANNCR »MT IF ONE DCTECTOR ACTIVA 1£5. ALL DC1l'CTORS ACTIVATE.

12. CARflON IIONOXJOC D£1£CTORS SHALL 8£ IHSTALL£D IN HAU.WAYS AO.XJINIHG BCDROOMS. TH£ CARBON WOHOXJOC DCT£CTORS SHALL 8£ HARD-.CO, MITH A BATT£RY BACKUP, ANO SHALL BC MED IN SUCH A lt/ANNCR THAT IF OHE DETECTOR ACTIVATES. ALL DETECTORS AC11VA TE",
7J. CACH CHIWNCY /JSCD 1H CON,AJHCT>ON IWJH ANY FIRCPt..ACC SHALL 11£ £0UIPP£D MITH NI APPRO't£D SPARK ARRCST£R.
54'
~· r
£XIST.

R,/11'
£XIST. EXISTING
El.CV. EL£VA 110N

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(TYP.) rrPICAL
£.C. £XIST1NG GRADE
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f PROP£RTY LIN£
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VICINITY MAP
IIOT TO SCAL£
WOIO NUMBER: ___ _
CITY or POWAY ..URMP PRIORITY: __
DR NUMBER: __
VALLEY
RO.
~ 1 CITY OF POWAY I ['"""97 L__!__J D-f>O(lm1r1t ot Oevelapment S..r'WCH ~ TITLE SHEET FOR:

GffOSS /4REA • 4. 772 AC
R.O.W. 0£DICA11CW • 0.152 AC.

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ltASC
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PLANNING ENGINEERtNG SURVEYING
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~.;~::,92123
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i t l- APN '514-19 2::.fo -oo . ' .• _,APN '514-192-62-00 , ,.:l l'RD.ECT "'I
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B5B-660-11 41

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0 EXIST. STRUCTUR£ TO B£ R£MOl/£D,
0 f:~T.,:::; FE~C£~ ~~~D ~S.REPt.ACED
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PURPOSES
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NATURAL FEATURES MAP FOR:

SB&D~ I Coif~•~ c-d~~~:~,.-~~CHARD
PLANNING ENGINEERI N G SURVEYIN~ I c,., '"'"'"' I
3990 Ruffin Aoed, Suite 120
San Diego, Ca . 92123 TH""AS R. FRANK P.C. 49070 I
B50-560-11 4 1 I '"'""" ol •~• 85B-5800157Fax Checked By cx:x:ro.oo-"'"", ~SCHRococ, ,.c. c,ou,I ID<-•"•· I I
July 19, 2022, Item #4
•
RECOR0iNG
<REQUESTE0
BY~
-CITY.
· OF
··:PQVVAY
AND
WHEN

RECORDED
. MAiL
j6;
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DECLARATION
AND
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:0F
.F.UTURE
., .
-PUBEIC
STREET
:EitENSION
{HOLL
Y"OA',(WAY.Y°
,
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the
:undersigned
.;ovJnersI:ofthe
,i;>toperty
descri~q
~-~
A.PN
.314-192-38~
-, 39
. &
®,
shown
-.on1
Exhibit
"A"
: attached
hereto,
ofwhieh
· is; subject
to
a
p~opos~d

1.4~Iot
subdlyi~iqn
9f
Te.rW:diy~
1 Tt~~tM.Eip
:No;
90-PJR,
·approved
by

1.the
City
Council
of'the
City
;ofPoway
per
~Resolutio
·n
N9;
P~
~o·QrfQC!q_ber7~,
~opqj
:, hereqy:1q~.~re
.a.nd
serv,
no.!i~Jto,f~ure
buyers
or
oVJners
ofllots
1 thru
t~~,
inclusive,
their
successors:
:afid
,a~s!gns
th~t
t-folly,0a~
-Way.
a
~
.rtain
pubUc
streef
to-
;be
,
created
·within',the
-subdivision,
1may
'be,
at
aJuture
date,.,extended
•hortherly
·to·Tw.;n
Pea~s
~R9ad~
· · ··es
·~E
-. Kehf
·
stee~~Jam~s
E.

Kent
&
KatJ,fyf:1
-E.

Kent
~ 998
:T.rust
dat~d
··1·2~3-98
106
of
132
J3ion).

M __ _rphy
Trustee;
Bicm
J.

Murph
; Jr
-·&·
arbara-
L
Murphy
-Family
Trust:dated
1~2Ms
.

ATTACHMENT
F
I
July 19, 2022, Item #4
August
17,
2021
Jack
Robson
Cornerstone
Communities
4365
Executive
Dr
San
Diego,
CA
92121
I■
■1 1nter~ecting
~-"
Metrics
Regarding:

McKee
Orchard-Twin
Peaks
Road
Driveway-
Sight
Distance
Study
Dear
Mr.

Robson,
The
purpose
of
this
letter
is
to
document
the
sight
distance
assessment
that
was
performed
for
the
proposed
Mckee
Orchard
development
(Proposed
Project),
to
determine
if the
Proposed
Project
could
provide
its
main
access
point
via
a
driveway
on
Twin
Peaks
Road
.

1.0 Proposed
Project
The
Proposed
Project
is
located
at
13667
Twin
Peak
Road
in
Poway,
CA,
as
displayed
in
Figure

1. The
Proposed
Project
will
construct
approximately
20 new
single
family
homes
on
a vacant

4.8 acre
lot.

There
is
currently
an
easement
for
the
Proposed
Project
site
to
take
access
via
an
extension
of
Holly
Oak
Way,
which
is
located
at
the
southern
end
of
the
property.

However,
since
the
Proposed
Project
fronts
Twin
Peaks
Road,
it
was
requested
that
an
assessment
be
performed
to
evaluate
the
feasibility
of
the
Proposed
Project
taking
access
via
Twin
Peaks
Road.

Due
to
the
speed
of
the
roadway,
the
horizonal
curves
located
to
the
west
of
the
property,
and
mature
street
trees
that
line
the
southern
side
of
the
roadway,
the
City
of
Poway
requested
that
a
sight
distance
assessment
be
performed
at
the
potential
driveway
location
along
Twin
Peaks
Road.

2.0 Existing
Setting
Twin
Peaks
Road
along
the
Proposed
Project
frontage
is
a
four-lane
roadway
with
a
continuous
two-way
left-turn
lane
. Twin
Peaks
Road
has
a
posted
speed
limit
of
45 mph
.

Five
foot
wide
sidewalks
as
well
as
five
foot
wide
Class
II
Bike
Lanes
are
provided
on
both
sides
of
the
roadway.

A
Class
I Multi-Use
Pathway,
lined
with
mature
street
trees,
is
located
on
the
southside
of
the
roadway.

To
be
conservative
the
design
speed
of
Twin
Peaks
Road
is
assumed
to
be
5 mph
over
the
posted
speed
limit
. Therefore,
the
design
speed
along
Twin
Peaks
Road
used
for
the
sight
distance
assessment
was
50 mph.

3.0 Methodology
Both
corner
and
stopping
sight
distance
assessments
were
performed
for
a
potential
Proposed
Project
driveway
on
Twin
Peaks
Road.

The
methods
and
thresholds
outlined
in
the
Caltrans
Highway
Design
Manual
(HDM)
were
utilized
to
perform
both
assessments.
107
of
132
www.lntersectingMetrics.com
PO
Box
1956,
La
Mesa,
CA
91944

ATTACHMENT
G
July 19, 2022, Item #4
Norwa
lk
St
N
0 0.03

0.05 l■
•i
,_.111
If I~
McKee
Orchard
I ntersecti
~
of
132
s: 0.. ru :::; 0..

Outlook
Rd
Holly
Oa\Z
\/"Ja'f

0.1 Mi
les
Twin
Peaks
Rd
OJ 0.. ~ :::; r :::;
Sources:

Esri
, Airbus
OS
, USGS
, NGA,
NASA,
CGIAR,
N
Robinson
, NCEAS
, NLS
, OS
,
NMA,
Geodatastyrelsen,
Rijkswaterstaat
, GS
A,
Geo
land,
FE
M
A, lntem1ap
and
the
GIS
user
community,
Esri
Communit
y
Maps
Co
ntributors
, City
of Poway,
SanGIS
,
BuildingFootprintUSA,
Esri
, HERE
, Garmin
, SafeG
raph
, INCRE
M
ENT

P, METI
/NASA
,
USGS,
Bureau
of
Land
Management
, EPA,
N
PS
, US
Census
Bureau,
USDA
Figure
1 Proposed
Project
Location
July 19, 2022, Item #4
Corner
Sight
Distance
Section
405
.1
of
the
HDM
outlines
the
requirements
for
a
corner
sight
distance
assessments
at
intersections
. As
per
the
section
:

In
determining
corner
sight
distance,
a
setback
distance
for
the
vehicle
waiting
on
the
minor
road
must
be
assumed
as
measured
from
the
edge
of
traveled
way
of
the
major
road
. Setback
for
the
driver
of
the
vehicle
on
the
minor
road
should
be
a
minimum
of
10 feet
plus
the
shoulder
width
of
the
major
road
but
not
less
than
15 feet.

Line
of
sight
for
corner
sight
distance
for
passenger
cars
is
to
be
determined
from
a 3
and
1 /2-foot
height
at
the
location
of
the
driver
of
the
vehicle
in
the
center
of
the
minor
road
lane
to
a 3
and
1 /2-foot
object
height
in
the
center
of
the
approaching
outside
lane
of
the
major
road
. This
provides
for
reciprocal
sight
by
both
vehicles.

The
passenger
car
driver's
eye
height
should
be
applied
to
all
minor
roads.

The
minimum
corner
sight
distance
(feet)
should
be
determined
by
the
equation
: 1.47VmTg,
where
Vm
is
the
design
speed
(mph)
of
the
major
road
and
Tg
is
the
time
gap
(seconds)
for
the
minor
road
vehicle
to
enter
the
major
road.

The
values
given
in
Table
405
.1 A
(See
Attachment
1)
should
be
used
to
determine
T g
based
on
the
design
vehicle,
the
type
of
maneuver,
and
whether
the
stopped
vehicle's
rear
wheels
are
on
an
upgrade
exceeding
3 percent.

Based
on
the
methodology
outlined
in
the
HDM,
the
minimum
required
corner
sight
distance
along
Twin
Peaks
Road
is
as
follows:

Left
Turn:

Design
Speed
(Vm)
=
50 mph
Time
Gap
(g)
= 7
.5
Sec
(See
Attachment
1)
Corner
Sight
Distance
Requirement=

1.47 x
50 x 7
.5 =
551
rounded
to
555
feet
Right
Turn
:

Design
Speed
(Vm)
=
50 mph
Time
Gap
(g)
=

6.5 Sec
(See
Attachment
1)
Corner
Sight
Distance
Requirement=

1.47 x
50 x 6
.5 =
478
rounded
to
480
feet
Stopping
Sight
Distance
Section
201
.3
of
the
HDM
outlines
the
requirements
for
stopping
sight
distance
along
a
roadway.

As
per
the
section
:

The
minimum
stopping
sight
distance
is
the
distance
required
by
the
user,
traveling
at
a
given
speed,
to
bring
the
vehicle
or
bicycle
to
a
stop
after
an
object
½-foot
high
on
the
road
becomes
visible
. Stopping
sight
distance
for
motorists
is
measured
from
the
driver's
eyes,
which
are
assumed
to
be
3 ½
feet
above
the
pavement
surface,
to
an
object
½-foot
high
on
the
road
.

Minimum
stopping
sight
distance
requirements
are
based
on
roadway
design
speeds
and
are
outlined
in
Table
201
.1
of
the
HDM
(See
Attachment
2).

As
noted
in
the
table,
the
minimum
stopping
sight
distance
requirement
for
a
roadway
with
a
design
speed
of
50 mph
is
430
feet
.

Page
3 109
of
132
July 19, 2022, Item #4

4.0 Sight Distance Analysis -Twin Peaks Road Access
Using the methodologies outlined in Section 3.0 a field review was conducted to measure both the corner and stopping sight distances at the Proposed Project driveway location along Twin Peaks Road.

Table 1 displays the results of the corner sight distance analysis. Photos of the measurements being conducted in the field are provided in Attachment 3.

T bl 1 C s· ht D"st • Pt flT. P kR dD"
Minimum Sight
Distance Observed Sight Does it Meet the
Direction Re uirement (Feet) Distance (Feet) Re uirement? Left-Turn (Looking West) 555 107 No
Right-Turn (Looking East) 480 5'12 Yes
As shown in the table, the observed left-turn corner sight distance falls well below the standards outlined in the HDM. As shown in Attachment 3, this is due to the mature street trees that line the southern side of Twin Peaks Road. To determi.ie if the driveway location would meet minimum sight distance requirement should the trees be removed, a second measurement was conducted from in front of the tree line. Table 2 displays the results of these measurements.

Table 2: Corner Si ht Distance -Potential Twin Peaks Road Drivewa -In Front ofthe Tree Line As shown, the horizontal curve in the roadway to the east of the Proposed Project site still limits the sight distance at the potential Proposed Project driveway to below the minimum sight distance requirements outlined in the HDM.

Table 3 displays the results of the stopping sight distance analysis.

T bl 3 St •• • s· ht D"st • A • • h. th P t f I T . P k R d D . • Minimum Sight
Distance Requirement Observed Sight Does it Meet the
A roachin Traffic (Feet) Distance (Feet) Re uirement?
Eastbound 430 132 No
Westbound 430 512 Yes
As shown, the stopping sight distance for approaching eastbound traffic is well below the requirements outlined in the HDM. Similar to the corner sight distance, this is due to the mature street trees that line the southern side of the roadway. Once again, a second measurement was conducted from in front of the tree line. Table 4 displays the results of these measurements.

110 of 132
July 19, 2022, Item #4
Table 4: Stopping Sight Distance -Approaching the Potential Twin Peaks Road Driveway -In Front of the Tree Line
As shown, with the removal of the street trees, the Proposed Project would still not meet the minimum stopping sight distance requirements outlined in the HDM. Similar to the corner sight distance, this is due to the horizontal curve in Twin Peaks Road located to the west of the project site.

5.0 Conclusions
As shown in previously in Tables 1 and 3, a Proposed Project driveway on Twin Peaks Road is not feasible due to sight distance limitations. Even with the removal of the mature street trees along the south side of the roadway, a Propose Project driveway along Twin Peaks Road would still not meet the minimum corner or stopping sight distance requirements, due to the horizontal curves in the roadway to the west of the property. Therefore, it is recommended that the Proposed Project take access via an extension of Holly Oak Way via the existing easement.

Sincerely
Stephen Cook, TE
Registered Traffic Engineer, CA
TR:2528
111 of 132

July 19, 2022, Item #4
~~:.

Attachment 1 -Table 405.1A of the Caltrans Highway Design Manual Figure 405.1
Corner Si'ght Distance (b)
b
<: r Sight r,i n
eci:sion Point
Table 405.1A
j
0 IX
-~
~
M ·orfl d
_J b
· Cit rS' t, iri ri,;;!
eci.SK'lnPoint
Corner Sight Distance· Time Gap (T g) for Unsignalized Intersections Design Vehicle
Passenge-r Car
Prlval.e Road I nte ectlon
Rural Driveway
Single-Unit Truck
Public Road l1ntersection
Combination Truck.

MaJor and Mmor Roads oo Routes:
ational Network
emiinal or Service Acvess
California Legal
K RA Advisory
Left-turn from Stop (s)14> Right:«tum from Stop and
Crossing Maneuver (s)
1½ 6½
8½
10%
otes: Time gaps are or a stopped vehicie to turn fl, fight or cross a two-lane highway with no med"·n an with minor road g ade:s of 3 percent or less. The table 1alues should be adjusted as Follows:
< lfor mu tilane highways-When crossmg o m ing a left-turn or lo a two-way major road w11h more lhan two lanes. ad 0 . .5 s fo passenger cars or 0 .. 7 s for true s for each ad itlonal lane to be crossed. Me .an wi lhs should be converted to an equivalent number or lanes 1n appl ing the 0.5 sand 0. 7 s criteria. or example. an 8-fool ~i.de median is equivalent lo 1.5 lanes: this requires an additional 0. 75 s for a passenger car lo cross or an additional 1.05 s for a true o cross.
<2lfor minor mad approach g ades-1.f the minor road approach grade 1s an upgrade hat exceeds 3 perc land the rear wheels of e esign ve icle are on e rade exceed ng 3 pe cent add 0.2 s for each percent grade frx left-turns and crossing ma euvers: er add 0.1 s for each perce l grade for nghMurns. For example. a passenger car Is I.urning nghl from a minor mad and at the stop loca on Is rear wheels are on a percent upgrade· lhis requ res an a dilional 0.4 s for the right.tu n.

P:iunique s,tuattons ma ; necessitate a differnnl design vehicle far a parhcular minor road lhan those listed here (e.g., pre omina.nt combinaton true soul of a rural dnveway) ... Add1bonally, for intersections al ske,•,ed angles less lhan 60 degrees, a further adjustment is needed. See the AASHTO ~A Policy on Geometric Design of Highways a d Streets" for guidance.
( tr, e gap for vehicles approaching from the lefl can e e same as the right-tur from slop maneuver. 112 of 132
July 19, 2022, Item #4
1•
■
~111
lfl
Attachment
2 -
Table
201.1
of
the
Caltrans
Highway
Design
Manual
Tab
e
201
.1
Sight
ista.
nce
Standa
.rds
1 (2)
Des
ign
Speed
Stopp
ing
mp
h)
(ft
)
10 50
15 100
20 125
25 150
30 200
35 250
40 300
45 360
50 430
55 500
60 580
65 660
70 750
75 840
80 930
ot
,es
,:
c1 )See
op
ic
101
for
sele
cti
o
of
des
ign
sp
ed
.

Pass
ing
(ft)
800 950 1i
100
11,300
111500

1.650 1800 1v95Q
2~100
2i300 2,,500
2,600
2JOO
(2)
or sus ain
ed
do
w
grades
re
·er
o
unde
r11ined
sra
nda
r•·
in
In
ex
20 .3
113
of
132
July 19, 2022, Item #4
1■■ ~-111
Attachment 3 -Field Work Photos
Left -Comer Sight Distance
Right -Comer Sight Distance
114 of 132
July 19, 2022, Item #4
Eastbound -Stopping Sight Distance
Westbound -Stopping Sight Distance
115 of 132
July 19, 2022, Item #4
Left
-Croner
Sight
Distance
-In
Front
of
Tree
Line
Eastbound
-Stopping
Sight
Distance
-In
Front
of
Tree
Line
116
of
132
July 19, 2022, Item #4
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2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 I www . starckap .
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FLOOR PLAN

MCKEE ORCHARD
APPLICANT: CORNERSTONE COMMUNITIES. ◄365 EXECUTIVE DR SUITE 600, SAN DIEGO , CA 92121 1558 . ◄ 58 . 9700 2020005P11 .ll'M3
1A
3 OF 16
PLAN 1 'A'

FLOOR PLANS
3/16 -•1'-0"
ISSUE DATE: 8120/21
July 19, 2022, Item #4
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ISSUE DATE: 8120/21
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ELEVATIONS
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ISSUE DATE: ll/20/21
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38 CRAFTSMAN 3
14 OF 16
PLAN'3 'B'..... . .. "i
EL';Yf.'J;.~NS I
ISSUE DATE: 8116/21 j
July 19, 2022, Item #4
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REAR ELEVATION

MCKEE ORCHARD
APPLICANT : CORNERSTONE COMMUNITIES, •365 EXECUTIVE DR SUITE 600 , SAN DIEGO , CA 92121 858 .• 58.9700 2020005P3U>ll'>G

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CRAFTSMAN 1
15 OF 16
PLAN 3X

ELEVATIONS
3/16 •,-1·-0"
ISSUE DATE: 8120/21
July 19, 2022, Item #4

PROPOSED AFFORDABLE HOUSING PLAN

DENSITY BONUS COMPLIANCE FOR CITY OF POWAY
130 of 132
McKEE ORCHARD
13667 TWIN PEAKS ROAD
POWAY, CA 92064
March 22, 2022

ATTACHMENT I
July 19, 2022, Item #4
Project
Background:

The
property
owner,
Cornerstone
Communities
(proponent)
is
proposing
to
develop
the
McKee
Orchard
site
at
13667
Twin
Peaks
Road
as
an
extension
of
Holly
Oak
Way
with
20 single
family
residences.

The
project
is
within
the
Old
Poway
Specific
Plan
(OPSP).

The

4.77 acre
site
is
located
on
the
south
side
of
Twin
Peaks
Road
between
the
Midland
Road
and
Budwin
Lane
intersections
.

The
project
was
presented
at
the
April
6,
2021,
pre-development
conference
(PDC
21-001
).
■
Project
Summary
o
Gross
Area
-

4.77 AC
o
R.O.W.

Dedication
-

0.152
AC
o
New
Public
Street
-

0.709
AC
o
Net
Area
-

3.911
AC
■
Zoning:

RS-4
The
current
RS-4
residential
single-family
zone
is
intended
as
an
area
for
single-family
residential
development
on
minimum
lot
sizes
of
10,000
square
feet
and
maximum
densities
of
four
units
per
acre.

Cornerstone's
plans
includes
twenty
(20)
single
family
homes,
which
is
slightly
under
the
minimum
lot
size,
as
we
will
be
utilizing
a
density
bonus
to
provide
one
(1)
affordable
housing
unit.
■
Walking
trail
to
Twin
Peaks
Road
■
Average
Lot
Size
-
8,500
SF
■
20 Single
Family
Homes
-
Craftsman
Style
Architecture
Scope
of
Work:

The
proposed
project
will
provide
(19)
market
rate
single
family
homes
and
(1)
affordable
single
family
home
as
an
extension
of
Holly
Oak
Way.

Construction
will
consist
of
demolition
of
existing
structures,
mass
grading
of
the
site,
installation
of
public
storm
drains,
public
water
and
public
sewer.

All
power
and
dry
utilities
will
be
constructed
underground
and
public
curbs,
gutters,
sidewalks,
pavement
etc
., will
be
installed
for
the
circulation
element
and
will
include
parkway
landscaping
with
street
trees
and
a walking
trail.

The
intended
lots
shall
be
developed
as
1-story
and
2-story
single
family
residences,
composed
of
3 to
5 bedrooms
and
3 ½
to
5 ½
baths.

Casitas
with
separate
entrances
will
be
standard
with
the
plans
2 and

3. Exterior
building
elevations
shall
be
Craftsman
Style,
which
is
consistent
with
the
Old
Poway
Specific
Plan.

The
exteriors
will
feature
cement
tile
roofs,
overhanging
eaves,
wood
accents,
patterned
windowpanes,
with
various
combinations
of
board
and
batten,
lap
siding,
stone
and
brick.

The
exterior
colors
will
be
earth
tones,
including
green,
brown,
and
taupe
shades.
131
of
132
July 19, 2022, Item #4
Plan 1 - a single story, 3,000 SF living area with 462 SF, 2 car garage, 3 bedrooms with 3 ½ baths Plan 2 - a 2 story, 3,598 SF living area with 781 SF, 3 car tandem garage 3 - 4 bedrooms with casita and 3 ½ to 4 ½ baths
Plan 3 - 2 story, 3,900 SF living area with 640 SF, 3 car tandem garage 3 - 4 bedrooms, with casita and 4 ½ baths
Plan 3X-3,900, SF living area with 640 SF, 3 car tandem garage, 215 SF storage area, 3 - 4 bedrooms, with casita and 4 ½ baths
Housing Plan Overview
Under California's Density Bonus Law (Government Code 65915, the "DBL") effective January 1, 2021, we are proposing 5% of the base density units (1 unit) will be provided at Very Low Income, which provides a 20% density bonus. This increases the allowed number of units from 16 units to 20 units. One Plan 1 single story unit located on lot 1, is affordable, as shown on the site plan. In conformance with State of California Law, California Government code 65915(c)(1) the affordability term for this unit will be maintained for 55 years.

Density Bonus Agreement
The applicant will enter into and record a density bonus agreement and a regulatory agreement with the City prior to obtaining the grading permit for the project. Those agreements will be prepared by the City Attorney, and will ensure that the affordable unit remains affordable for the entire 55-year affordability term, pursuant to all applicable requirements of Poway Municipal Code Section 17 .26.620 and the DBL, including, without limitation, the standards/process for marketing the affordable unit for initial lease-up or sale, verifying tenant/buyer incomes, monitoring continued affordability of the unit, marketing and filling vacancies, and setting forth restrictions and enforcement mechanisms in the event of failure to maintain affordability provisions. Proponent intends to maintain ownership of the affordable home located on Lot 1, and will rent to an income qualified household.

Density Bonus Waivers/Incentives
To accommodate the design of the Project, including the additional units earned by providing the affordable unit, the Project will require waivers pursuant to the DBL. The floor plans are 50 fee wide on lots that are 60 feet wide and will therefore require waivers of the minimum lot size requirement and, the minimum side yard setback (down to 5 feet from 10 feet).

The Project has been designed to comply with the DBL, while also providing a street scene that is consistent with the existing neighborhood, in order to provide new housing, including affordable units. While the Project complies with front yard and rear yard setbacks, strict application of the lot size and side yard development standards would physically preclude construction of the Project.
132 of 132