Item 6 - PDC19-003; Req. for review of a proposal for orchid nursery at northwest corner of Poway Rd. & CA SR67February 4, 2020, Item #6
DATE:
TO:
FROM:
CONTACT:
SUBJECT:
Summary:
AGENDA REPORT CityofPoway
February 4, 2020
Honorable Mayor and Members of the City Council
Robert Manis, Director of Development Services µ
Scott Nespor, Associate Planner S A-JJ
858-668-4656, snespor@poway.org
CITY COUNCIL
Pre-Development Conference 19-003, A request for review of a proposal for a
commercial orchid nursery at the northwest corner of Poway Road and
California State Route 67
Eric Ho, of Ho Enterprises, LLC (Proponent), is proposing to construct a commercial orchid nursery
consisting of ten 23,000 square-foot greenhouses on a vacant 20-acre parcel at the northwest corner
of Poway Road and California State Route 67 (SR-67). The property is zoned Rural Residential-A (RR-
A). The Proponent is requesting review of the project before a Development Review (DR) application
is submitted to consider the aesthetic impact of the large greenhouse complex.
The review of the Pre-Development Conference (PDC) 19-003 is advisory only. The City Council will
not render any decision. If the Proponent wishes to proceed with an application, it is with the
understanding that the City Council has made no representation upon which the Proponent may rely.
Recommended Action:
It is recommended that the City Council provide input and direction regarding the request.
Discussion:
The Proponent is the owner of a vacant, 20-acre parcel at the northwest corner of Poway Road and
SR-67 on land zoned RR-A (Attachment A). The Proponent is requesting to develop a commercial
orchid nursery that will consist of ten 23,000 square-foot greenhouses. The orchids are proposed to
be sold wholesale after harvest, which may add delivery truck traffic to Poway Road. Horticultural
uses, such as orchid cultivation, are permitted by right in the RR-A zone. In addition to the
greenhouses, the development will also include a single-family residence. The total area of the
greenhouses will cover 230,000 square feet or 5.3 acres.
Surrounding land uses include a commercial equestrian facility to the west. A vacant parcel borders
the property to the north and the property across Poway Road to the south is also vacant. The parcel
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February 4, 2020, Item #6
located across SR-67 to the east is the location of the Iron Mountain Trail head parking lot. All of the
adjoining parcels are zoned RR-A and those that are vacant are expected to be developed with single
family residences. Properties in the area generally have significant slopes and are covered by
protected habitat areas including significant swaths of coastal sage scrub and chaparral vegetation
communities. The surrounding area is predominately rural and characterized by scenic views that
feature Mount Woodson and Iron Mountain to the north and east.
Background
The subject property is a gentle to steeply sloping property with a knoll (hill or mound) that straddles
the property line shared with the equestrian facility. There is a Biological Conservation Easement
(BCE) to the south of the knoll. A slope analysis will be required to determine average natural slope
and the structures will not be allowed in areas where the average slope exceeds 25 percent.
The subject property was originally proposed to be developed as an extension of the existing
equestrian facility located directly to the west under Minor Conditional Use Permit (MCUP) 96-18 and
DR96-23. Under this proposal, the parcel would have been developed with riding arenas. The
owner/operator of the equestrian facility did not proceed with the development of the subject
property and the MCUP and DR were modified to remove the subject property from the development
plan of the existing equestrian facility. A grading permit was issued to grade the subject property, but
the grading never occurred.
The subject property is in the Mitigation Area of the Poway Subarea Habitat Conservation Plan (HCP)
which was adopted after the approvals of MCUP96-18 and DR96-23. The MCUP and DR approval
allowed habitat disturbance to exceed two acres on the subject property since the approval preceded
the adoption of the HCP. Since a grading permit was issued for the subject property (although the
site was never graded), the previous allowance to grade and disturb habitat on the subject property
has been vested. Any new development would be restricted to the areas previously allowed to be
developed, plus an additional two acres, as allowed under the HCP.
Development Requirements
The attached conceptual development package includes a conceptual site plan (Attachment B) and
prospective elevation plans (Attachment C). The prospective elevation plans are not scaled, and the
greenhouses may be required to be setback further from the street than what is depicted on the
drawings, with a larger landscape area between the fence and street also being required. The
proposed greenhouses will be 16 feet tall. The lot coverage in the RR-A zone is 35 percent and the
greenhouse complex will cover approximately 26 percent of the subject property which will meet the
lot coverage requirement. However, this is a significant amount of structures on the parcel when
compared to other rural parcels in the SR-67 corridor area. The greenhouses include an exterior
plastic film and sheeting material as the covering for the structure. The covering on sides of the
structure can be rolled open, however, it is expected that the covering will be closed a significant
portion of the time giving the appearance of a solid structure. It is expected that the plastic film and
sheeting will deteriorate with exposure to weather, and the appearance of the greenhouses can
downgrade if the covering is not regularly replaced.
The Poway municipal water distribution system does not extend to this part of Poway. The orchid
nursery will need to rely on a groundwater extraction well that does not exist on the parcel or have
water delivered to an on-site storage tank by a tanker truck. The City of Poway does not regulate
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February 4, 2020, Item #6
groundwater extraction which is under the County of San Diego's jurisdiction. Approval by the County
of a water well permit would be a condition of approval for the project.
Although the proposed project is located in the Very High Fire Hazard Severity Area of the City, the
greenhouses will not be required to have an interior fire suppression system. Because the water
system does not extend to the property, there is no reliable underground water supply for the
purposes of providing fire protection. The proposed project will require above ground water storage
tanks for fire protection in lieu of fire hydrants, water supply for a residential fire sprinkler system,
fire department access roadways and turnarounds, structure setback from top of slope and fire fuel
management (defensible space) around all buildings and structures.
The Poway General Plan identifies both Poway Road and SR-67 as scenic corridors and, as such, a SO-
foot open space easement will be required along the frontages of the property. The General Plan also
requires a decorative block wall or earthen berms along residential development adjacent to scenic
corridors. The open space easement shall be landscaped with materials that are compatible with the
surrounding area. The Proponent is proposing vinyl fencing instead of a block wall or earthen berms.
Finally, the General Plan requires that the structures be designed or orientated in a manner to prevent
views from the street of long linear structures.
The subject property has approximately 2,000 lineal feet of overhead utilities fronting along SR-67 and
Poway Road and eleven utility poles are located on the property. At this time, staff anticipates that
the project may qualify for an Underground waiver in-lieu of undergrounding the overhead utilities
since the project is for the development of a residence or a permitted use in the RR-A zone. The
adopted street cross-section for Poway Road between Espola Road and SR-67 does not include
provisions for sidewalks or landscape parkways, only curbs with stormwater gutters which will be a
condition of the project approval.
The applicant has submitted the attached letter of explanation (Attachment D), describing the project.
In conclusion, the development of the greenhouse complex, although permitted as a horticultural use,
would contrast significantly with other horticultural uses such as an orchard or a vineyard. Although
the greenhouses will be covered with plastic sheeting and the covering along the side can be rolled
up, these structures will substantially appear like large buildings in an area of Poway that has a rural
character with large open spaces. Finally, the proponent is considering vinyl fencing where the
General Plan requires a block wall or earthern berms.
If the Proponent decides to pursue this project, a DR would be required. These actions would be
considered by the City Council at a noticed public hearing. If the City Council wishes to include
enhanced landscape, an earthen berm, a decorative block wall and/or architectural restrictions on
materials, these could be included as conditions of approval in the DR.
The review of the PDC 19-003 is advisory only. The Proponent is seeking feedback on his concept.
The City Council will not render any decision. If the Proponent wishes to proceed with an application,
it is with the understanding that the City Council has made no representation upon which the
Proponent may rely. The Agreement of Understanding is included as Attachment E. A neighborhood
meeting, or notification of surrounding properties was not conducted for this item, but would be
required if the Proponent pursues the project.
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Environmental Review:
Because no action can be taken, this item is not a "Project" pursuant to the California Environmental
Quality Act (CEQA) and is therefore not subject to CEQA review.
Fiscal Impact:
None.
Public Notification:
None.
Attachments:
A.Land Use and Location Map
B.Site Plan
C.Greenhouse Perspective Drawings
D.Project Description
Reviewed/ Approved By:
Wendyserman
Assistant City Manager
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Reviewed By:
Alan Fenstermacher
City Attorney
Approved By:
City Manager
E. Agreement of Understanding
February 4, 2020, Item #6
February 4, 2020, Item #6
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Proposed Orchid Nursery
R-A
CITY OF POWAY
Zoning I Location Map
Item: PDC19-003
ATTACHMENT A
RR-A
February 4, 2020, Item #6
_PROPOSED
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February 4, 2020, Item #6
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February 4, 2020, Item #632.9791608,-116.9747692 mJ Peppertree Farms
February 4, 2020, Item #69 of 11
February 4, 2020, Item #6
PRE-DEVELOPMENT CONFERNCE LETTER OF EXPLANATION
Earlier this year, Mr. Ho, the Proponent, purchased a 20-acre parcel located on the
northwest corner of Poway Road and State Route 67. The parcel is generally flat and
zoned Rural Residential-A (RR-A). The onsite vegetation has been historically grazed
and mowed, and is exempt from the City's Habitat Conservation Plan two-acre clearing
limit. Access to the parcel is from Poway Road via a shared driveway with the
Peppertree Farms stables.
Mr. Ho proposes the construction of an approximate 2, 700-square-foot single-family
residence on the property. The home is a permitted use in the RR-A zone. As a
supplemental use to the residence, Mr. Ho is proposing to construct an orchid nursery
on the remainder of the property. Per the Poway Municipal Code, in the RR-A zone "All
types of horticulture" are permitted. In addition, "The wholesaling of products raised on
the premises, only when said property is two acres or greater in size" is a permitted use.
When fully developed, the nursery could occupy approximately seven acres of the
20-acre site. Since orchids have a delicate structure, they must be grown in a
controlled environment. This will require the construction of multiple groups or sections
of greenhouses, or a larger greenhouse complex. Each greenhouse section is
approximately 150 feet by 150 feet. Mr. Ho initially proposes to construct two rows or
four greenhouse sections. Ultimately, there could be five rows or ten greenhouse
sections. The number of greenhouse sections would proportionally increase with the
growth of the business. The height of a greenhouse section is approximately 16 feet.
While the uses proposed for the parcel are permitted, the greenhouse structure(s) will
require City Council approval of a Development Review application.
The Poway General Plan has designated the sections of State Route 67 and Poway
Road in the area of the parcel as scenic roadways. In compliance with the General
Plan guidelines for scenic roads, the project will include a six-foot-tall decorative fence
and landscaping along the frontages of both roadways. The fence will be set back 50
feet from the road right-of-way.
Since the property has never been developed, the public's general perception is that the
parcel will remain vacant. The construction of up to ten greenhouse sections, 16 feet
tall, will create a noticeably visible difference in this area of the City. Mr. Ho is seeking
City Council direction on: [1] the appropriateness of the proposed nursery use, and [2]
the scale and appearance of the greenhouse sections. Mr. Ho is open to City Council
suggestions on how the building(s) could be designed to minimize their visual impact in
the area.
Consultant for Mr. Ho
10 of 11 ATTACHMENT D
February 4, 2020, Item #6
City -Council for the .City of POWay1 her$.inafter tefarreq to a~ ~city"":a.nd
tAr~ Eric HG-____ ......._ __________ _,_ hereinafter referred to as::"Proponent'
enter into this J.\greetnent of Uoder$landing ~ upon the folJowtng rad$~
Pt-opon,e·nt owns or has an equitable interest ln land described by tax:. A~rs
P.arpet-Numher{s} __ . ..,_._ __ 3_2_:2_+-0_· ___ · __ 11_:_·--09_/_: :, __ , ______ . Proponent desires ·ta develop
this property '.in a:ccorctance with the wfH of the City ~nd withoyt-ttie expense..-·of ~
protracted oo.v~k.>pment ..
City is -concerned. ~hat ProporlElnt ,wrn cr~a.t~ oeveiopment plans. uns.atisfrs1ctory to
City (;lnd··co-n$ume·time and effott o.f Ci1;y-·etnployaes needlessly on unsatisractdty"
d~-velopm~nt.p,lanij Pn~ss City assis"ts: in direc.tir19 Proponent. Based upon 'the above-
mentioned facts, City will gram 'Proponent a hearing prior'to filing f.lhy' $pplioatiQn for
d~v~topment Upt)n the following underatand1n~:
a~ 'C,ify w.m rend~ no decision with re.garde to any development proposal or part· tilerfg()f,. .
b-5 Cify.· wm receive no evidence_, s,pecificUn rra.tµr~,. in -stipport· a.f c:1. pc1rtl.c.t.1lar
:devefopmentptan::~ ·
:e~ Qtty W-iJl m~e .110 repreS.entaf.iQO$ that -wJ.U Qbljgate ~-City tc render .~tdecision in. favor of.o.rt1gafo$.t ~my development prqpos.al or pftrtthereof Proponent ·may .subse-ctuently .submit ··
d. lf ·any tlevelopnte.nt proposal Js-·sub.sequently subtriittedr Prop:one.nt wiU proceed
a;t it~-:.s·QJe anq exciu$iV.e. risk.with the WldetS.fandtng that City has made· no
repr~ntatiotts ~n which F"r:qponent may rely.
Dated: :Propo.nent:.
$.ignature
11 of 11 ATTACHMENT E