Item 15 - Hidden Valley Ranch Specific Plan - Attachment C
HIDDEN VALLEY RANCH
SPECIFIC PLAN
(SP 01-02)
Submitted to:
City of Poway
13325 Civic Center Drive
Poway, California 92074
Prepared for:
Hidden Valley Ranch
17150 Old Coach Road
Poway, California
Prepared by:
Landmark Consulting
9555 Genesee Ave, #200
San Diego, California 92121
Development Design Services
& Graphic Access, Inc.
2583 Via Merano
Del Mar, California 92014
E.C. Malone Architect A.I.A.
Adopted by
Resolution No. P-03-75
November 2003
Revised June 10, 2008
Revised August 19, 2014
Hidden Valley Ranch Specific Plan i
TABLE OF CONTENTS
I. INTRODUCTION ....................................................................................................................... 1
A. OVERVIEW OF PROJECT ...................................................................................................1
B. BACKGROUND, PURPOSE AND OBJECTIVES ...............................................................1
C. LOCATION AND SETTING .................................................................................................3
D. LEGAL DESCRIPTION ........................................................................................................4
E. AUTHORITY AND SCOPE ...................................................................................................9
II. LAND USE ELEMENT.......................................................................................................... 10
A. PLANNING OBJECTIVES ..................................................................................................10
B. PLANNING CONCEPTS .....................................................................................................10
C. RESIDENTIAL NEIGHBORHOODS .................................................................................11
D. PRESERVATION AREAS .................................................................................................11
E. AGRICULTURE ...................................................................................................................12
1. Agricultural Operations .................................................................................................... 12
2. Agricultural Irrigation ....................................................................................................... 13
3. Harvest Operations ............................................................................................................ 13
4. Impacts to Agriculture ...................................................................................................... 13
5. Grove Removal ................................................................................................................. 13
6. Estate Grove Homesites .................................................................................................... 14
III. PUBLIC FACILITIES ELEMENT ....................................................................................... 18
A. OBJECTIVES .......................................................................................................................18
B. ROADS AND FEEDER TRAILS SYSTEM ........................................................................18
C. WATER FACILITIES ..........................................................................................................19
D. SEWER FACILITIES ...........................................................................................................19
E. STORMWATER MANAGEMENT FACILITIES ...............................................................19
F. POLICE PROTECTION .......................................................................................................19
G. FIRE PROTECTION ............................................................................................................25
H. SOLID WASTE MANAGEMENT ......................................................................................25
I. ENERGY AND TELECOMMUNICATIONS ......................................................................25
J. SCHOOLS ..............................................................................................................................25
IV. COMMUNITY DESIGN ELEMENT ................................................................................... 26
Hidden Valley Ranch Specific Plan ii
A. OVERALL DESIGN CONCEPT AND OBJECTIVES .......................................................26
B. SITE AND ARCHITECTURAL DESIGN CONCEPTS AND GUIDELINES ...................27
1. Land Use ........................................................................................................................... 27
2. Architectural Guidelines ................................................................................................... 30
3. Walls and Fences .............................................................................................................. 31
4. Grading ............................................................................................................................. 31
C. LANDSCAPE CONCEPTS AND GUIDELINES ...............................................................33
1. Entry Points ....................................................................................................................... 34
2. Streetscape Guidelines ...................................................................................................... 35
3. Open Space and Agricultural Areas .................................................................................. 35
4. General Standards ............................................................................................................ 40
5. Plant Material Guidelines ................................................................................................ 41
Refer to the Habitat Restoration Plan, on file at the City of Poway, for these areas. 6.
Vegetative Fuel Management Program ................................................................................ 44
V. RELATIONSHIP TO POWAY COMPREHENSIVE PLAN ................................................ 47
A. EVALUATION OF CONFORMANCE TO GENERAL PLAN GOALS ...........................47
Policy A - Streetscape ........................................................................................................... 47
B. DETERMINATION OF PROJECT CONFORMANCE ...................................................51
VI. IMPLEMENTATION PLAN ................................................................................................ 52
A. DEVELOPMENT REVIEW PROCEDURES .....................................................................52
1. Zone Reclassification .................................................................................................... 52
2. Development Plan ......................................................................................................... 52
3. Subdivision ................................................................................................................... 52
4. Development Review .................................................................................................... 52
5. Ministerial Reviews ...................................................................................................... 52
B. LAND USE REGULATIONS ..............................................................................................53
1. Residential Neighborhoods ............................................................................................... 53
2. Preservation Areas ............................................................................................................ 53
C. HIDDEN VALLEY RANCH ARCHITECTURAL REVIEW COMMITTEE ....................54
.
Hidden Valley Ranch Specific Plan iii
EXHIBIT LIST
EXHIBIT 1 VICINITY MAP .................................................................................................5
EXHIBIT 2 SURROUNDING LAND USES .........................................................................6
EXHIBIT 2A EXISTING GENERAL PLAN AND ZONING .................................................7
EXHIBIT 3 AERIAL PHOTOGRAPH ..................................................................................8
EXHIBIT 4 OPPORTUNITIES AND CONSTRAINTS ......................................................15
EXHIBIT 5 SITE PHOTOGRAPHS ....................................................................................16
EXHIBIT 6 CONCEPTUAL DEVELOPMENT PLAN ......................................................17
EXHIBIT 7 TYPICAL STREET SECTIONS ......................................................................20
EXHIBIT 8 STREETSCAPES .............................................................................................21
EXHIBIT 9 FEEDER TRAIL CROSS SECTION ...............................................................22
EXHIBIT 10 EXISTING AND PROPOSED WATER FACILITIES ....................................23
EXHIBIT 11 EXISTING AND PROPOSED SEWER FACILITIES ....................................24
EXHIBIT 12 CONCEPTUAL LANDSCAPE PLAN ............................................................28
EXHIBIT 13 TYPICAL LOT DEVELOPMENT ..................................................................29
EXHIBIT 14 PROJECT FENCING .......................................................................................32
EXHIBIT 15 PROJECT CROSS SECTIONS ........................................................................36
EXHIBIT 16 PROJECT ENTRIES ........................................................................................37
EXHIBIT 17 GATE CONTROLLED ENTRY ......................................................................38
EXHIBIT 18 OPEN SPACE AND TRAIL ............................................................................39
EXHIBIT 19 VEGETATIVE FUEL MANAGEMENT PLAN .............................................45
EXHIBIT 20 VEGETATIVE FUEL MANAGEMENT ZONES ...........................................46
Hidden Valley Ranch Specific Plan Page 1
I. INTRODUCTION
A. OVERVIEW OF PROJECT
Hidden Valley Ranch (HVR) is a proposed 425.8-acre master planned community located in the
Old Coach community in the northern portion of the City of Poway. The ranch has been
successfully operated by the Malone family for over 22 years. It is proposed to be developed
with 40 single family residential lots ranging in size from one-to three acres as well as an
existing ranch lot, covering an area of 305.9 acres which contains an existing home, employee
housing, accessory agricultural structures, a horse stable, agricultural groves, vineyard, irrigation
ponds and pump stations, family recreational areas, and open space. None of the proposed lots
may be further subdivided. It is anticipated that the project will be built in three phases, per
Exhibit 6, Conceptual Development Plan. Grading will be done in its entirety during the first
phase while surface improvements will correspond to each subsequent Phase.
B. BACKGROUND, PURPOSE AND OBJECTIVES
This document represents the culmination of a long process of community participation, City
Council workshops and State and Federal agency consultations. The document and
accompanying maps embody the requirements of the Poway Comprehensive Plan, (CP) and the
Poway Subarea Habitat Conservation Plan, (HCP). Adopted by the City Council February 14,
2008 by Resolution No. P 03 75 and later revised August 5, 2008, and August 19, 2014 this
Specific Plan (SP), along with the General Plan Amendment/Zone Change (GPA/ZC)
Environmental Impact Report (EIR) and Tentative Tract Map (TTM), establishes the
development pattern for the HVR Planned Community (PC). This revision proposes the
relocation of 6 residential lots from the upper valley to an area in the lower valley located within
the western portion of the project.
Planning for the HVR development commenced in 1998 by the owners and architect/planner
E.C. Malone A.I.A. and consultants. Studies were undertaken to determine the best way to
develop the property at the density permitted by the Poway Comprehensive Plan while
preserving the topographic, agricultural, and other unique environmental characteristics of the
property. This revision refines the earlier plan by further separating the residential areas from the
agricultural uses.
The Poway Comprehensive Plan designates the 425.8-acre HVR as Rural Residential A (RR-A),
which requires a minimum lot size ranging from 4,8,20 or 40 net acres, depending on the slope
of the property and the availability of City water service. Based on the slope analysis performed
by Landmark Consulting and reviewed by City staff, and the availability of City water, it has
been determined that the property is eligible for development at a density of one dwelling unit
per eight net acres. The proposed project would result in 41 residential lots with a minimum lot
Hidden Valley Ranch Specific Plan Page 2
size of one (1) net acre (one lot is the agricultural operation). The proposed GPA/ZC would
redesignate the current land use and zoning category of RR-A to Planned Community (PC).
The Comprehensive Plan also provides for properties of 300 acres and greater the Planned
Community (PC) designation "to encourage comprehensive land planning of large contiguous
areas so that parcel specific issues can be addressed with creative solutions." Approval of a SP is
required for property designated PC. The purpose of the HVR SP is to enable development of
the property with a minimum lot size of one (1) net acre, consistent with other adjacent
developed property in the Old Coach PC zone. The HVR SP is intended to designate planned
land uses and residential lot sizes, plan for the construction of public and private infrastructure
and facilities to serve the development, preserve open space and natural resources in accordance
with the Poway Subarea Habitat Conservation Plan (HCP), and specify development guidelines
that will assure that the project will be compatible with surrounding property and consistent with
the Poway Comprehensive Plan.
This SP has been prepared to guide and coordinate the future development of the HVR Specific
Planning Area. The document's primary function is to provide a comprehensive description of
land use, circulation, infrastructure, design guidelines, development standards and
implementation programs. The HVR SP and EIR provide the necessary regulations and
environmental documentation so that development applications, consistent with these
documents, may be processed and approved by the City as a coordinated planning program,
subject to City of Poway ordinances, HCP, and other regulations or policies that may be
applicable.
The HVR SP will enable development of the property in a manner that will preserve the site’s
environmental resources, including the agricultural uses that are a part of the heritage of the
Poway community. This will be accomplished by permitting clustered development with a
minimum lot size of one acre, consistent with other adjacent developed property in the PC Zone,
including the Old Coach Golf Estates and Heritage I Estates, Bridlewood and The Grove
communities. The HVR SP contains Development Regulations and Procedures designed
specifically to implement the planned residential clusters within the existing agricultural
backdrop of the SPA. Situations or conditions not covered by this SP shall be subject to the
applicable ordinances of the City of Poway.
This SP includes all the components required by the State of California, as well as other
components which are necessary to implement the General Plan. The objectives of this SP are
to:
1. Provide a comprehensive land use plan that designates the distribution, location and
extent of all land uses, roadways and public facilities within the SP;
Hidden Valley Ranch Specific Plan Page 3
2. Promote quality development that will be consistent with the goals and objectives of the
General Plan;
3. Provide for comprehensive planning which will allow for the orderly development of the
project;
4. Create a series of residential clusters on the more gently sloping disturbed areas while
maintaining viable agricultural operations and natural open space on the steeper slopes
and protecting the natural drainages;
5. Provide Design Guidelines and Development Regulations and Procedures to control
project improvements;
6. Keep the Ranch as a commercially viable entity;
7. Establish a maintenance program which will ensure the proper care of all landscape areas,
fuel modification zones and open space areas;
8. Provide a comprehensive Resource Management Program to ensure the protection and
enhancement of natural resources within the SP.
9. Develop a plan that is economically feasible and capable of being implemented based on
existing and anticipated future economic conditions;
10. Assure adequate phasing for all community facilities including circulation improvements,
drainage facilities, domestic water and sewage disposal facilities; and
11. Provide a SP that is "user friendly", in the sense of being both comprehensive and
understandable.
C. LOCATION AND SETTING
The property is located east side of Old Coach Road, approximately one-quarter mile north of
Espola Road (see Exhibit 1, Vicinity Map). It includes approximately one-half mile of frontage
along Old Coach Road and is adjacent to the existing Planned Communities of Old Coach
Estates, Heritage I Estates, Bridlewood and The Grove communities, located to the west and
north, which all contain minimum one-acre lot sizes by utilizing the same clustered development
process proposed for HVR. Adjacent to the south is the Blue Sky Ecological Preserve, and on
the east by the City of Poway and the Ramona Water District Lake Ramona (see Exhibit 2,
Surrounding Land Uses).
The property is a working family ranch developed over the past 22 years by the present owners,
the Malone family who has also been farming in the Escondido area since 1957. The property
contains the family home, including horse stables and ranch buildings, as well as over 329 acres
of avocado, citrus and 34 acres of pastures. As a working ranch, over 83 percent of the site has
been disturbed by agricultural operations, gardens, family recreation, and associated facilities.
The Existing General Plan and Zoning Exhibit, provided as Exhibit 2a, depict the existing
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General Plan and zoning classifications. Exhibit 3 is an aerial photograph showing the existing
agricultural character of the site.
The natural setting of the property, with native habitat areas, stream courses and grove
reservoirs, and its varied topography, provide areas for sensitive placement of custom homes in a
manner that would be compatible with the character of the site and with the Old Coach
community. Biological studies of HVR SP have identified on-site habitat types which include
Agricultural Groves, Coastal Sage Scrub, Non-native Grasslands, Southern Mixed Chaparral,
Oak Woodlands, Willow Woodlands, Freshwater Marsh, Open Water and Disturbed Wetlands.
Exhibit 4 illustrates the property's opportunities and constraints, which depicts these habitats, as
well as areas of steep slopes. Topographically, the property is defined by the lower and upper
valleys, each with its own unique environmental characteristics, and both defined by their
surrounding steep hillsides on the northeast and south and Sycamore Creek on the west. The SP
is generally divided into eastern and western halves with a 300 foot elevation change. The lower
or western valley is located at elevation 500+/- feet above mean sea level (amsl) and the upper or
eastern valley is at elevation 800+/- amsl. A major drainage feature flows east to west through
the central portion of the SP into Sycamore Creek at the western project edge.
D. LEGAL DESCRIPTION
The site encompasses approximately 425.8 acres of land located at 17150 Old Coach Road. It is
legally described as portions of Sections 19 and 20, Township 13 north, Range 1 west, San
Bernardino Base and Meridian; and more generally described as San Diego County Assessor
Parcels 277-070-33, 277-080-03 and 277-080-22.
March 2014
VICINITY MAP
Exhibit 1
March 2014
SURROUNDING LAND USES
Exhibit 2
March 2014
GENERAL PLAN ZONING
Exhibit 2A
March 2014
AERIAL PHOTOGRAPH
Exhibit 3
Hidden Valley Ranch Specific Plan Page 9
E. AUTHORITY AND SCOPE
The California Government Code (Title 7, Chapter 3, Article 8, Section 65450) authorizes the
adopting of a Specific Plan in order to accomplish "the systematic implementation of the general
plan." The Poway Municipal Code further authorizes in Chapter 17.47 that a specific plan may
be initiated by the property owner or authorized agent with the concurrence of the City Council.
On March 1, 2001, the Poway City Council concurred with the initiation of the HVR SP.
Specific plans are generally designed to:
1. Provide a greater level of detail than the traditional zoning ordinance, and serve as a tool
to tailor development policies and regulations to a specific site;
2. Provide more specific development standards to create appropriate land use designations
and design criteria that address project-specific issues; and
3. Provide decisions makers with the opportunity to comprehensively review a master
planned community in its entirety at the outset - considerate of land use, circulation,
infrastructure and other issues important to the local government.
California Government Code (Title 7, Chapter 3, Article 8, Section 65450) sets forth the
requirements for Specific Plans as follows:
1. A Specific plan shall include a text, a diagram or diagrams which specify all of the
following in detail:
a. The distribution, location, and extent of the uses of land, including open space,
within the area covered by the plan;
b. The proposed distribution, location. and extent and intensity of major components of
public and private transportation, sewage, water, drainage, solid waste disposal,
energy and other essential facilities proposed to be located within the area covered
by the plan and needed to support the land uses described in the plan;
c. Standards and criteria by which improvements will proceed, and standards for the
conservation, development and utilization of natural resources, where applicable;
and
d. A program of implementation measures including regulations, programs and the
financing measures necessary to carry out paragraphs a, b, and c above.
e. The Specific Plan shall include a statement of the relationship of the Specific plan to
the General Plan, (see Section V).
Hidden Valley Ranch Specific Plan Page 10
II. LAND USE ELEMENT
A. PLANNING OBJECTIVES
The basic objective of the HVR SP is to develop a rural estate community within an existing
agricultural grove operation, in a manner that preserves and enhances the unique character of the
site. Accomplishment of this objective by the HVR SP will assure that the quality and style of
development as proposed will be in harmony with the overall Old Coach community. This has
been accomplished through careful planning and sensitive design for the location and
development of a community of detached, single-family homesites within the existing
agricultural environment (see Exhibit 4, Opportunities and Constraints). To achieve this
objective, the following goals are proposed:
Preserve and enhance Sycamore Creek and westerly oak woodland corridor;
Preserve the naturally vegetated steep hillsides in the northwest and northeast corners of
the property as natural open space;
Expand the existing family recreational facilities;
Locate and design all residential lots so as to minimize grading and to be consistent with
the lot size and quality of architectural design existing in the Old Coach community;
Provide transitional lot sizes averaging a minimum of four acres adjacent to the Blue Sky
Open Space Preserve to the south;
Cluster development to minimize disturbance to the agricultural and open space character
of the site;
Maintain the rural and agricultural character of the property.
Establish a public and private road system linking all elements of the HVR community;
Enhancement of existing and planned trail systems through the creation of feeder trails
(public and private) which connect to community and regional trail systems;
Provide necessary public infrastructure and improvements in accordance with City
standards.
Establish architectural style, color and building material concepts which blend with the
natural environmental setting of the site, with provisions for their use and maintenance.
B. PLANNING CONCEPTS
The concept for development of the site is to achieve an overall residential density which is
compatible with that developed on adjacent properties by clustering 40 of the 41 homesites on
minimum one acre net lots so as to preserve the property's natural features, landform, and its
existing agricultural groves. This concept will also provide open space areas which will buffer
the development from adjacent properties and maintain the natural appearance of the site along
the Old Coach Road frontage. Lot 41, containing the existing residence, family recreation
facilities, horse stable, avocado and citrus groves, will be retained in a single 305.9-acre lot, (lot
41). Site Photographs provided as Exhibit 5, display the existing character of the area.
Hidden Valley Ranch Specific Plan Page 11
The special design appearance of development will be assured through use of lots shaped to
conform to the topography, flag lots and inclusion of natural slopes and sensitively shaped house
pads. The character of the homes will reflect San Diego climate and lifestyle through a variety
of design, siting, orientation, and elevations. Design guidelines in the SP require contour
grading, rounding of manufactured slopes, and variation of lot width and depth to minimize
grading and create a community that is sensitive to the natural terrain and, establish architectural
styles, colors, and building materials which blend with the natural environmental setting of the
site.
C. RESIDENTIAL NEIGHBORHOODS
The plan provides for one residential neighborhood in the lower valley that designed to fit the
topographic character of the site. The minimum lot size proposed throughout the entire
development is one net acre, with the largest lot being over three acres in size, and the ranch lot
being 305.9 acres. The community has been designed to create clustered neighborhood nodes
through the use of cul-de-sac streets. Regulations for the development of homes and the lots will
follow the requirements of the Rural Residential C (RR-C) Zone, as detailed in Chapter VI,
herein. Views will be preserved and/or enhanced through the careful grading and sensitive siting
of future homes.
Located in the upper valley are the 40-acre Malone family residence, guest quarters, and family
recreational facilities; plus the 265.9-acre grove and operations center. The grove and ranch will
provide a common link between the upper and lower valley land uses while providing a
separation that will enable each area to achieve its own character of development.
D. PRESERVATION AREAS
The HVR PC consists of approximately 71 acres of native habitat. Implementation of this SP
would result in the preservation of approximately 60.9 acres or 85.8 percent of the native habitat
area as open space. The open space system serves two primary functions. First, it acts as an
aesthetic amenity to the community. Second, it assures the preservation of significant habitats
and wildlife corridors. Open space acreage, within Lot C, which exceeds the area required for
mitigation for implementation of the HVR SP, will be established for offsite mitigation credits in
accordance with Section 7.4 of the HCP.
Three large parcels, comprising 60.9 acres (14.3 percent of the site), will be preserved as natural
open space areas and dedicated in perpetuity with conservation easements: Lot A is 25.5 acres
of which 21.7 acres will be conserved in a Conservation Easement and contains Oak Woodlands
and riparian vegetation along approximately two thirds of a mile of the property's frontage on
Old Coach Road along Sycamore Creek; Lot B is 14.5 acres of which 12.9 acres will be
conserved in a Conservation Easement and contains coastal sage scrub vegetation along
approximately 350 feet of Old Coach Road; and Lot C is 20.9 acres and contains coastal sage
Hidden Valley Ranch Specific Plan Page 12
and chaparral vegetation in the northeast corner of the property. Lot C may be conserved with a
Conservation Easement when Phase III of the development is implemented. These Preservation
Areas are shown on the Conceptual Development Plan provided as Exhibit 6.
All open space lots (Lots A,B &C) once conserved with a Conservation Easement, shall be
maintained as natural open space in perpetuity and protected pursuant to the terms of a
biological open space conservation easement recorded on the subject lots.
Restoration and/or rehabilitation of natural areas will be permitted to enable
landscaping with native plant species in accordance with the provisions of the Poway
Subarea Habitat Conservation Plan.
E. AGRICULTURE
The HVR PC consists of 425.8 acres, 349 acres of which are currently in agricultural/grove
operation. Most of the current avocado groves were planted beginning in 1980. The remainder of
the area consists of disturbed fields, riparian woodlands, coastal sage and chaparral habitats,
pasture and reservoirs. The quality of the groves vary based on the age of the trees, the quality
of the soils, microclimate conditions and the presence of root rot in some of the groves. The
amount of productive agricultural area in future years will depend on a number of factors which
include, but are not limited to: new technologies, the cost of water and labor, imported fruit, tree
age and weather conditions.
1. Agricultural Operations
The current agricultural operations include a grove manager’s office, agricultural structures, farm
labor housing, irrigation pump stations, storage tanks and agricultural staging areas used during
harvest operations.
The number of workers present at the groves ranges from 12 to 24, depending on seasonal needs.
The lower number occurs during the slow season from September through the end of November.
Personnel increases occur during the growing/picking season, which begins in December and
continues to the end of August. Normal hours of operation are 6:30 a.m. to 4:30 p.m., Monday
through Saturday. Activities are typically reduced on Saturdays. The groves are closed on
Sundays and holidays.
The irrigation pump, which pumps water to the groves from Lake Ramona, operates from 8 to 16
hours per day, depending on seasonal needs. Motorized vehicles required for operation of the
groves include pickup trucks, jeeps and ATV’s. No significant change in the number of
motorized vehicles is expected at project build out.
Non-toxic fertilizers used at HVR include ammonia nitrate, calcium nitrate and zinc sulfate. The
fertilizers are applied as a combination of fertilization and dry application.
Hidden Valley Ranch Specific Plan Page 13
If required, pesticides are sprayed by ground or helicopter. All agricultural procedures will
comply with local and state regulations.
2. Agricultural Irrigation
Untreated water is pumped from Lake Ramona or the onsite reservoirs to an irrigation network
consisting of steel and PVC primary pipes and PVC secondary pipes. Each tree has one low
volume spray head which delivers 25 to 30 gallons per hour to the tree. Each tree is watered
once per week, about nine months per year. Less irrigation is required during years of greater
rainfall. Drip irrigation is used for avocado trees that are 1 to 3 years of age, and for the
vineyard.
3. Harvest Operations
Fruit harvest occurs slowly over a period of several months. The fruit is picked by hand and
carried in bags by workers to bins located along the picking roads within the groves. The bins,
which weigh approximately 950 pounds when full, are picked up by specially equipped jeeps or
tractors and carried to the staging area and held for shipment to local packers. Boom trucks,
similar in size to a bottled water delivery truck, pick up the bins and transport the fruit to off-site
packers typically located in Escondido, San Pasqual, or Temecula. During the picking season up
to three truck loads per day is taken from the groves.
4. Impacts to Agriculture
Major problems encountered by avocado growers include weather conditions (frost and drought),
vandalism, thievery, root rot and other forms of infestation. Root rot is a serious threat to the
groves and is present in portions of the HVR SP. Root rot is a fungus which attacks the root
system. It is spread by foot traffic, horses, vehicles, bicycles, shovels and other grove tools,
coyotes and other animals. Once present, it kills the trees slowly over a period of years. No
means have been found to halt the fungal infection once it is present in a tree, and therefore
public access to the grove areas must be prohibited.
5. Grove Removal
In the event that agricultural operations are discontinued over a portion of the site, dead or dying
trees shall be removed. Roots shall be allowed to remain for soil stabilization. Surface areas
from which trees have been removed shall be re-used as alternative agricultural crops or
landscaped in order to control erosion. If the property owner chooses, these areas may be
landscaped with native vegetation to establish restored native habitat, which once established,
may be conserved under a conservation easement and available as mitigation habitat credits,
subject to City and Resource Agency approval.
Hidden Valley Ranch Specific Plan Page 14
6. Estate Grove Homesites
The project has been designed to create clustered neighborhood nodes through the use of
cul-de-sac streets. The HVR SP proposes 4 equestrian/grove lots. The 4 lots range in area from
a minimum of one acre to approximately 3 acres. One estate homesite will be located within
each of the 4 equestrian/grove lots. Grading concepts have been designed for each of the lots
and in order to demonstrate that each lot contains a feasible homesite. These may be modified
through the city’s development review process to better adapt to individual farming or
homeowner needs.
The HVR EIR will establish measures to ensure that development of the homesites will not cause
significant impacts to the physical environment or future residents. Therefore, future site
specific development plans which are in substantial conformance with the approved EIR shall
not require additional environmental review. Additional environmental review may be required
should alternative estates homesites be proposed for development.
March 2014
OPPORTUNITIES & CONSTRAINTS
Exhibit 4
March 2014
SITE PHOTOGRAPHS
Exhibit 5
March 2014
CONCEPTUAL DEVELOPMENT PLAN
Exhibit 6
Note: Horse keeping
allowed on Lots 27, 28, 29, 32, & 41.
Hidden Valley Ranch Specific Plan Page 18
III. PUBLIC FACILITIES ELEMENT
A. OBJECTIVES
The purpose of this Public Facilities Element is to describe the existing and planned
infrastructure, both public and private, that would serve the HVR project. These facilities have
been planned to assure compatibility with existing and planned services in the area and to
accommodate the proposed development without burdening City services.
B. ROADS AND FEEDER TRAILS SYSTEM
The project site has access on Old Coach Road, which extends northeasterly from Espola Road.
Old Coach Road functions as a two-lane Residential Local Collector with a right-of-way width
of 60 feet. Espola Road is shown on the City of Poway Circulation Element as a four-lane
Secondary Arterial with a right-of-way width of 94 feet. Regional access to this portion of
Poway is provided via Interstate 15 (I-15) from the Rancho Bernardo Road/Espola Road exit and
from the Pomerado Road exit.
Project access onto Old Coach Road is planned at two locations where existing private road
easements currently serve the property. Proposed roads would be constructed to City Standards,
with those serving the Lower Valley Neighborhood (Hidden Valley Ranch Road and South
Valley Ranch Drive) to be dedicated as public roads. East of the Lower Valley Neighborhood a
gated entry would be constructed and a private driveway serving the Hidden Valley Ranch Grove
Operations and existing private residence would remain. The type of road planned for this site is
a Local Dedicated Rural Street with a paved width of 28 feet within a graded right-of-way of 44
feet. In addition, driveways are planned with paved widths of 16 feet within a graded private
easement of 20 to 24 feet (see Exhibit 7, Typical Street Sections). A 20-foot wide paved and
gated emergency access road would also be constructed to assure that all of the homesites are
provided with a secondary means to access Old Coach Road. Asphalt berms would be installed
as needed to control drainage, though no paved sidewalks or curbs would be installed, except as
required by the City on Old Coach Road. Exhibit 8 shows the Typical Project Streetscape.
A public recreational trail will be provided along a portion of the project’s private road network
and site to connect the existing public trail, located on Old Coach Road to the west of the site,
with the Blue Sky Ecological Reserve, as shown on Figure 2. The trail will be accessible to the
public and provides a community wide benefit in terms of recreational opportunity and visual
access to preserved open space in the project. Refer to Feeder Trail, Exhibit 9 and Open Space
and Trail, Exhibit 18.
Hidden Valley Ranch Specific Plan Page 19
C. WATER FACILITIES
The project is located within the Poway Municipal Water District (PMWD), which was
incorporated into the City of Poway in 1980. Water to the site is currently provided via an
existing 20-inch line in Old Coach Road. A Water Study was prepared by DLM Engineering,
Inc. (April 2014), which determined that the Lower Valley Neighborhood can be served to
elevation 865 feet amsl with a proposed 8-inch water line from the existing Old Coach Road
water line. Refer to Existing and Proposed Water Facilities, Exhibit 10.
D. SEWER FACILITIES
Wastewater from the project will be conveyed by gravity flow to the existing collection system
located in Old Coach Road. An existing pump station in the adjacent Heritage I Estates will
convey the effluent to City of San Diego pipelines at the Penasquitos outfall, to the wastewater
treatment plant at Point Loma (see Existing and Proposed Sewer Facilities, Exhibit 11).
E. STORMWATER MANAGEMENT FACILITIES
Stormwater runoff from the project will be conveyed to existing collection systems.
Construction, use and maintenance of the storm drainage systems shall incorporate the Best
Management Practices (BMPs) established in the City’s Jurisdictional Urban Runoff
Management Program, (JURMP). A Storm Water Management Plan will be prepared in
compliance with the JURMP Guidelines and will identify: BMPs for erosion and sediment
controls; BMPs for construction waste handling and disposal; implementation of approved local
plans; proposed post construction controls; and non-storm water management. Project is required
to demonstrate compliance with City’s standard Urban Stormwater Mitigation Plan prior to
permit issuance.
F. POLICE PROTECTION
The City of Poway contracts with the County Sheriff's Department on an annual basis for police
protection. The site is served from an existing sheriff's station located near the intersection of
Civic Center Drive and Bowron Road. The average response time to the site is approximately 10
minutes. If gates are installed to control access, emergency vehicle access will be incorporated
into the electronic gate system.
March 2014
TYPICAL STREET SECTIONS
Exhibit 7
TYPICAL SECTION
PRIVATE DRIVEWAY W/ TRAIL
NOT TO SCALE
TYPICAL SECTION
PRIVATE DRIVEWAY W/ TRAIL
NOT TO SCALE
TYPICAL SECTION
PRIVATE DRIVEWAY
NOT TO SCALE
TYPICAL SECTION
20’ GATED EMERGENCY
ACCESS ROAD
NOT TO SCALE
TYPICAL SECTION
LOCAL DEDICATED RURAL STREET
(HiddEN VALLEy RANCH ROAd, SOuTH VALLEy RANCH dRiVE, & SOuTH VALLEy RANCH COuRT)
NOT TO SCALE
TYPICAL SECTION
EXISTING OLD COACH ROAD
NOT TO SCALE
September 2013
STREETSCAPE
Exhibit 8
TYPICAL SECTION
LOCAL DEDICATED RURAL STREET
(Hidden Valley RancH Road, SoutH Valley RancH dRiVe, & SoutH Valley RancH couRt)
not to Scale
March 2014
FEEDER TRAIL
Exhibit 9
TYPICAL SECTION 6’-8’ PEDESTRIAN/
EQUESTRIAN FEEDER TRAIL
not to Scale
March 2014
EXISTING AND PROPOSED WATER FACILITIES
Exhibit 10
March 2014
EXISTING AND PROPOSED SEWER FACILITIES
Exhibit 11
Hidden Valley Ranch Specific Plan Page 25
G. FIRE PROTECTION
Fire protection in the community is currently provided via Fire Station No. 2, located on Espola
Road at Westling Court. The Poway Fire Department has an Automatic Aid Agreement with the
City of San Diego, which results in immediate assistance by the closest unit at the time of the
request. Because the project is adjacent to areas with natural vegetation, a wildfire management
plan is included in the project’s landscape design guidelines. The project will conform to the
City's Guide to Landscape Requirement that contains specific standards for brush management
for development adjacent to native or other flammable vegetation. If gates are installed to
control access, access by fire and emergency medical vehicles will be incorporated into the
electronic gate system.
H. SOLID WASTE MANAGEMENT
Solid waste collection in the City of Poway is transported to either Sycamore Landfill or Otay
Landfill by private waste management contractors.
I. ENERGY AND TELECOMMUNICATIONS
San Diego Gas and Electric Company will serve the proposed development with electricity and
natural gas. All new gas and electric lines will be installed underground. The area is also served
by telephone service from Pacific Bell and Cable TV from Southwestern Cable. Cable
companies will be permitted to install their conduit systems within the utility easements.
J. SCHOOLS
The community lies within the jurisdiction of the Poway Unified School District. The property is
located within the attendance boundaries of the following existing schools: Chaparral
Elementary School on Tannin Drive; Twin Peaks Middle School on Tierra Bonita north of Twin
Peaks Road; and Poway High School on Espola Road at Titan Way.
Hidden Valley Ranch Specific Plan Page 26
IV. COMMUNITY DESIGN ELEMENT
A. OVERALL DESIGN CONCEPT AND OBJECTIVES
The overall design concept for the HVR is to create a community of high quality custom estate
homes compatible with existing development in the area. The Community Design Element will
enhance the project as viewed from off-site and require a consistent style of design through
establishment of an Architectural Review Committee, (ARC), as well as a Homeowners
Association, (HOA) for the upper and lower valley area and a Landscape Maintenance District
(LMD) for the lower valley area. Design concepts and guidelines are provided for entry
treatments on Old Coach Road, landscaping of streets and graded slopes in the two residential
clusters, and the architecture of the homes. The Conceptual Landscape Plan, provided as Exhibit
12, graphically depicts each of the elements of the Plan which define the character and quality of
the development. The Plan is conceptual in nature and subject to refinement through the
building design and final engineering process; some of the features may be adjusted and refined
to suit each particular location and condition.
The specific design objectives developed for the HVR SP are:
Preserve and enhance Sycamore Creek and westerly oak woodland corridor;
Preserve the naturally vegetated steep hillsides in the northwest and northeast corners of the
property as natural open space;
Locate and design all residential lots so as to minimize grading and to be consistent with the
lot size and quality of architectural design existing in the Old Coach community;
Provide transitional land uses adjacent to the Blue Sky Open Space Preserve to the south;
Cluster development to minimize disturbance to the agricultural and open space character of
the site;
Blend the community landscape with the existing natural environment;
Conserve water through the utilization of low-water use plant materials. All areas outside the
grove and wetland corridors should maximize the use of the drought-tolerant plant materials;
Develop unique streetscape character for the Lower Valley Neighborhood and the Upper
Valley Neighborhood through the design of specific landscape zones and plant palettes;
Identify adequate fuel modification zones for protection from wildland fires; and
Utilize landscape screening to direct views of the development from adjacent off-site
residences toward natural areas, groves, and enhanced landscape features.
Establish architectural style, color and building material concepts which blend with the
natural environmental setting of the site, with provisions for their use and maintenance.
Hidden Valley Ranch Specific Plan Page 27
B. SITE AND ARCHITECTURAL DESIGN CONCEPTS AND
GUIDELINES
The following site and architectural design concepts and guidelines will regulate the
development of the community. The guidelines presented in this section are intended to ensure
an aesthetically pleasing, well-integrated development. These guidelines will establish the
development pattern for the style and character desired by the property owner with respect to
community level elements and lot improvements.
1. Land Use
The principal land uses within the HVR development are:
Residential Neighborhoods
Open Space Preservation
Agricultural Areas
Private Recreational Areas
The land plan for the community was designed with the objective of minimizing impact upon the
natural topography and the environment. The road network was planned to minimize grading of
the site and located in areas best suited to serve the residential homesites. The intent of the
design of the development was to avoid, as much as possible, areas identified as environmentally
sensitive, such as riparian areas, and maximize the potential of the site for views of the valley
and the surrounding hillsides.
The overall design concept was also based on a desire to create two unique and different areas of
the property, the lower valley neighborhood and the upper valley ranch and grove operations,
each of which responds to the environmental conditions of the site. The Lower valley
neighborhood is generally designed with clustered minimum one-acre minimum lots in order to
best adapt to the topographic conditions of the lower valley environment. The upper valley area
is less constrained by topography and is, instead, designed to maintain the existing groves,
private recreational areas and preserve the agricultural character of the area. The existing private
golf course within lot 41 is currently an allowed use. The expansion, use and maintenance of
private golf course and other private recreational uses within the HVR SP shall be limited to
those uses allowed in the RRC zone.
March 2014
CONCEPTUAL LANDSCAPE PLAN
Exhibit 12
March 2014
TYPICAL LOT DEVELOPMENT
Exhibit 13
Hidden Valley Ranch Specific Plan Page 30
2. Architectural Guidelines
This section contains design concepts and guidelines related to architectural form, massing,
aesthetics, and materials. To give the homeowner enough flexibility the guidelines are
conceptual in nature and allow a variety of options. These guidelines, though conceptual, should
be followed as closely as possible to ensure that the intended community design quality is
implemented and maintained.
A HVR Architectural Review Committee (ARC) will be established by the developer to oversee
architectural and landscape design. The Committee will include an Architect with the purpose
and intent of implementing the guidelines established herein and within this entire text.
Site Design Principal: Buildings within the community should be designed to respond to
each respective site's characteristics, as well as the functional needs of the owner. Views,
both of the site and from the structure are important characteristics to be considered in the
initial design studies. In reviewing each residential site plan, the ARC will consider such
criteria as: Site topography and protection of steep slopes; view orientation and view
protection of adjacent properties; access to the proposed residence; natural site amenities
and natural drainage channels. The typical lot development standards, provided as
Exhibit 13, apply to this project.
Architectural Character: All proposed buildings are subject to approval by the
Architectural Review Committee. The design of the buildings should minimize
continuous, unbroken flat wall surfaces. Features such as patios, balconies, terraces, room
extensions, dormers, pop-outs, etc, and other means by which the first and second stories
of the homes can be varied are suggested. The community should reflect a California
Heritage architectural style. The intent is to present a varied, yet compatible,
architectural mix of the highest order compatible with the beauty of the site, and
consistent aforementioned specific design objectives.
Building Materials: Standard building materials commonly used in residential
development are acceptable within this community. Building materials normally found
in the development of industrial and commercial development, such as reflective glass,
polished and reflective metal are unacceptable. Materials such as wood, decorative
metals such as copper, adobe, stucco, brick, stone, or a combination of these materials
used in an aesthetic manner are acceptable.
Colors: Building colors shall be natural earth tones or as otherwise approved by the ARC
Lighting: In general, outdoor lighting must be screened so as not to have a detrimental
impact to adjoining properties. Exterior lighting fixtures shall be compatible with the
architectural design of the buildings they serve.
Hidden Valley Ranch Specific Plan Page 31
Solar Panels: Solar collector panels should be integrated into the roof design, if attached
to the roof. Installations that require angles of degree greater than the roof slope shall be
avoided. Freestanding panels should be designed to be compatible with the site plan of
the residence and integrated into the landscaping by the use of earthen berms or natural
slopes. All panels should be dark in color, non-reflective, and screened from public and
private views wherever possible.
3. Walls and Fences
Only visually open fencing is permitted within the front yard setback. This preserves the open
feel of the community. Along the street frontage a community theme rail fence with optional
stone pilasters or lodgepole fence can be constructed out of the street right-of-way at the option
of the individual homeowner. Approved side yard and rear yard fencing and walls shall be
constructed in such a manner as to step evenly with the change in topography so that the tops of
the fence/walls remain level. Fences and walls must be located at top or toe of slopes, property
line, and a maximum of fifteen (15) feet down or up the slope from the building pad elevation.
By limiting fencing to those areas adjacent to pads, the rural theme for the project will be
reinforced. On equestrian lots, pasture fencing is permitted with the approval of the HOA. Any
fence or wall design standards or any specified placement requirements beyond those contained
in the RRA Standards of the Poway Municipal Code shall be implemented by the HOA.
Fencing types, colors, and materials shall be consistent with the standards set forth within the
CC&R's. By allowing the individual homeowners the option of installing a variety of fences in
designated areas there will be natural random patterns that will further reinforce the rural setting
desired within the HVR project.
All fences shall be designed and constructed as an integral part of the architectural and site
design. Materials shall be durable and finished in textures and colors complimentary of both the
adjoining architecture and community at large (see Exhibit 14, Project Fencing).
4. Grading
Grading will comply with the City of Poway Grading Ordinance, General Plan and grading
standards. The lots have been designed to follow the contours of the existing topography and
minimize grading through balanced cut and fill on each lot. Graded pad area shown on the
accompanying TTM may be adjusted to fit individual site conditions and dwelling designs for
each lot. Grading within the site will be limited to those areas of slope that are less than 45
percent, except where it is unavoidable in order to permit reasonable street access to a
development area.
March 2014
Note: These are suggested details and subject to approval by the Design Review Committee.
PROJECT FENCING
Exhibit 14
Hidden Valley Ranch Specific Plan Page 33
The grading of house pads will be varied to give a more natural appearance. Cut and fill slopes
will be rounded and contour graded to have more of a natural appearance. Driveways to the pads
will be designed in such a way as to limit and/or minimize excessive cuts and fills. All exposed
graded slopes will be landscaped and irrigated for erosion control. Project Cross Sections,
provided as Exhibit 15, illustrates proposed grading through two typical sections in the Lower
Valley Neighborhood.
C. LANDSCAPE CONCEPTS AND GUIDELINES
The development concept for HVR emphasizes a rural residential theme that complements the
surrounding community and the existing HVR. The project incorporates a number of
development techniques and standards to do this that are typical of low-density communities;
they include roads without sidewalks, decomposed granite or native soil trails, landscaping that
is natural in appearance and that reinforces the existing topography and vegetation, informal
streetscapes, and land use transitions. The roadways will be to minimum width standards and
designed to flow with the natural terrain.
Streetscapes, as well as project entries and key focal points entering the community will emulate
the Ranch’s rural theme through appropriate signage and landscape. The project landscape
palette will enhance the natural landscape and landforms to be preserved on-site. These natural
features include a lush riparian corridor and large central valley, native chaparral, rugged
hillsides dominated by mature groves and large rock outcroppings.
The overall project includes clustered residential enclaves, consisting of one and four-acre
minimum lots surrounded by mature groves and natural open space. HVR is expected to feature
single-story and two-story structures carefully sited on residential pads. A manufactured, urban
feel is de-emphasized by limiting grading to only residential pads, driveways, roads, and trails.
Adherence to these guidelines will ensure a quality living environment along with continuity
throughout the project. These Design Guidelines consist of written summary and graphic
exhibits that address the design of typical project elements. Entry monumentation, street scene
development, vegetative fuel management, and fencing are delineated to further explain the
character of the community. The Plant Material Guidelines section presents the overall
community landscape concept and plant material palette. Homeowners using this community
plant material palette do not require HOA approval of their landscape planting design.
More specifically, the objectives of these Landscape Guidelines are:
To provide guidance in formulating precise development plans.
To provide a guide for public agencies, design professionals, and homeowners.
To provide a framework for the preparation of CC&Rs.
Hidden Valley Ranch Specific Plan Page 34
To provide the city of Poway with the necessary assurances that HVR will be developed
in accordance with the quality and character proposed in this document.
These guidelines are intended to establish standards for the quality of development however the
final landscape design may be refined at the time of construction to respond to current market
conditions and material availability. This refinement may include such features as street and
entry tree selection, entry monuments, fencing, and trails.
1. Entry Points
The community entry monuments provide visual gateways into the project that denote a sense of
arrival and aesthetically highlight the character and distinctiveness of HVR.
Primary Community Entry
A primary entry at the intersection of Old Coach Road and Hidden Valley Ranch Road serves as
a key focal point upon entering the community (see Exhibit 16, Project Entries). This entry
monument emulates HVR’s unique landscape theme and provides a strong landmark to reinforce
the distinctiveness of this community. It will consist of the following:
Stone, masonry walls relating to the natural rock outcroppings found onsite.
Project identification graphics incorporating the HVR “brand” logo.
Informal planting of entry accent trees that relates to the Oak Woodland backdrop.
Predominantly native and drought tolerant shrubs intermixed to create varying shrub
masses of interesting textures and colors.
Accent lighting
Secondary Community Entry / Neighborhood Entries
The existing secondary community entry near at the intersection of Old Coach Road and Hidden
Valley Ranch Road shall remain.
Neighborhood Entries
Neighborhood entries occur at the intersection of Hidden Valley Ranch Road and South Valley
Ranch Road and at the entrance to lot 41, located near the northeastern end of the lower valley
neighborhood.These entries help to convey the overall project identity through repetition of the
Primary Community Entry plant material and design elements (see Exhibits 16 and 17, Project
Entries and Gate Controlled Entry). Entry statements shall comply with City of Poway locational
and design standards. The neighborhood entry features are as follows:
Accent trees, same variety or one compatible with that used at the Primary Entry.
Intersection shrub and groundcover plants consisting of native and compatible shrubs.
Hidden Valley Ranch Specific Plan Page 35
2. Streetscape Guidelines
The character of HVR can be described as clustered residential neighborhood enclaves pocketed
within established groves. The Lower Valley Neighborhood is served by streets characterized by
informal arrangements of naturalized landscape plantings, including oaks and sycamores, while
the upper valley neighborhood to the east would be characterized by agricultural groves and
other existing natural landscape features.
Streetscene (Public Streets)
The public streetscene provides a strong sense of community identity and reinforces the rural
theme of the project. It features informal groupings of Oaks and Sycamores alongside a 12’-wide
parkway containing accent masses of shrubs, groundcovers, and wildflowers.. Native and
drought tolerant plant materials in natural groupings will be used.
Streetscene (Private Streets)
The private streetscene development also provides a strong sense of community identity but
reinforces the rural/agricultural features of the project. These streetscapes will be dominated by
the existing grove plantings and will contain mulched parkways similar to the adjacent groves.
3. Open Space and Agricultural Areas
The existing rural character of HVR will be enhanced by preservation of open space as depicted
on Exhibits 5, Conceptual Development Plan, and Exhibit 18, Open Space and Trail.
Approximately 60.9-acres would be in natural open space along Sycamore Creek adjacent to Old
Coach Road, an area of coastal sage scrub in the northwest corner of the site, and an area of
native sage and chaparral in the northeast corner of the site Selective thinning or removal of
groves would be permitted as required for vegetative fuel management and agricultural
operations.
March 2014
PROJECT CROSS SECTIONS
Exhibit 15
September 2013
CONCEPTUAL PROJECT ENTRIES
Exhibit 16
March 2014
CONCEPTUAL GATE CONTROLLED ENTRY
Exhibit 17ELEVATION VIEWNOT TO SCALEGate Guarded Entryw/ Decorative Metal WorkSpecimenTree PlantingBoulders & FloweringAccentsBoulders & Flowering Accents
March 2014
OPEN SPACE AND TRAILS
Exhibit 18
Hidden Valley Ranch Specific Plan Page 40
Open space areas provided as wildlife preserves and major drainages will be left in an
undisturbed condition, enhanced, and/or expanded to maintain the natural integrity and
continuity of these areas. Appropriate transitional plantings are to be carefully selected where
streets and slopes are located adjacent to natural areas. After the phased establishment of the
feeder trail as approved for the HVR SP, no additional trail construction in natural open space
areas would be permitted. The second phase feeder trail through the existing groves would be
fenced on both sides to prohibit public access to the adjoining grove areas. The use and
maintenance of the existing agricultural pipelines in proposed open space lots and easements
would be allowed.
4. General Standards
All areas that are required to be landscaped shall be planted with groundcover, shrub or tree
materials selected from the plant palettes contained in these guidelines. Slope protection shall
commence as soon as slopes are completed on any portion of the site and shall provide for rapid
short-term coverage of the slope, as well as long-term establishment cover per the City of Poway
Standards.
Slopes equal to or greater than three feet in vertical height shall be planted with a groundcover to
protect the slope from erosion and instability. Slopes five feet and greater in vertical height shall
be permanently vegetated Slope planting shall be in accordance with the City of Poway, Guide
to Landscape Requirements, latest edition, (see exhibit 12).
Design Criteria
Landscape design criteria emerged from the Old Coach Road wildlife corridor enhancement
adjoining Old Coach community, the rural residential theme, and the unique aspects of the
project site itself. The preservation and enhancement of the riparian corridor, groves, open
space, and rugged hillsides provided a context in which the design of streetscenes, and
community open space was developed.
The selection and informal use of appropriate plant materials is essential to reflect and reinforce
the style and character of the HVR project. This design philosophy drove the design of entry
monumentation, community streetscenes and open space areas. Adherence to these design
criteria will ensure a quality living environment and continuity throughout the project.
Irrigation Standards
All landscaped areas shall be watered with a permanent underground irrigation system, except
for revegetated slopes that may have a temporary above ground irrigation system. Irrigation
systems that adjoin a separate maintenance responsibility area shall be designed in a manner that
ensures complete water coverage between the areas.
Hidden Valley Ranch Specific Plan Page 41
Irrigation backflow prevention devices and controllers shall be located to minimize public
visibility or shall be screened with appropriate plant materials.
Maintenance Responsibilities
Landscape maintenance will be accomplished by a Landscape Maintenance District (LMD), a
private homeowner’s association (HOA) or by individual homeowners. The LMD will maintain
all public right-of-ways and manufactured slopes adjoining them that are located within open
space lots. The open space lots shall be maintained by owner or his assignee, except if relieved
of that responsibility s by the City of Poway pursuant to the Open Space Management Plan.
Vegetative Fuel Management Zones shall be maintained by the HOA or by individual
homeowners as depicted on Exhibit 19, Vegetative Fuel Management.
5. Plant Material Guidelines
It is the intent of these guidelines to provide flexibility and diversity in plant material selection,
while maintaining a limited palette. Restricting the plant materials to a limited palette provides
for greater unity and identity within the community.
The plant material lists that follow have been selected for their appropriateness to the project
theme, climatic and soil conditions and concern for maintenance. A limited selection of
materials, utilized in simple, significant composition complimentary to adjacent common
landscape areas that reinforces the individual architectural and site setting, is encouraged.
Overall plant material selection for given project areas, wherever possible, shall have compatible
drought resistant characteristics. Irrigation programming can then be designed to minimize
water application for the entire landscape setting. The general plant material selections for
common landscape areas of the HVR project follow below.
Streets and Parkways
STREET TREES (15-gallon minimum)
Platanus acerifolia 'Bloodgood' / London Plane Tree
Platanus racemosa / California Sycamore
Schinus molle / California Pepper Tree
Quercus agrifolia / Coast Live Oak
Hidden Valley Ranch Specific Plan Page 42
ACCENT TREES (24" box minimum unless noted otherwise)
Pyrus calleryana 'Bradford' / Bradford Pear
Quercus agrifolia / Coast Live Oak
Liquidambar styraciflua / American Sweet Gum
Arbutus unedo / Strawberry Tree
SHRUBS & GROUNDCOVERS (1 Gal. minimum unless noted otherwise)
Nerium oleander ' Watermelon Red' / Oleander
Bougainvellia 'San Diego Red'
Ligustrum texanum / Texas Privet
Rosemarinus officinalis ' prostrata' / Prostrate Rosemary
Lavandula spp. / English Lavender
Agave attenuata / NCN
Myoporum parvifolium / Myoporum
Coprosma kirkii / NCN
Potentilla tabernaemontanii / Spring Cinquefoil
Baccharis pilularis 'Twin Peaks' / Coyote Bush
Cotoneaster damneri 'Low Fast'
Cistus salvifolius / Rockrose
PARKWAY SEED MIX
Linaria canadensis
Gazania splendens
Eschscholtzia californica
Helianthemum scoparium
Lupinus nanus
Lobularia 'royal purple'
Liminum grandiflorum rubrum
Transitional Slopes
TREES (1) 1 Gal/750 S.F. MIN.
Quercus agrifolia / California Live Oak
Heteromeles arbutifolia / California Holly
Platanus acerifolia / California Sycamore
Rhus integrifolia / Lemonade Berry
SHRUBS (NOT WITHIN 100 feet of natural open space areas)
Hidden Valley Ranch Specific Plan Page 43
(1) 1 GAL / 100 S.F. MIN.
Myoporum parvifolium
Coprosma kirkii
Potentilla tabernaemontanii
Baccharis pilularis 'Twin Peaks'
Cotoneaster damneri 'Low Fast'
Cistus salvifolius
SHRUBS (WITHIN 100 feet of natural open space areas)
(1) 1 GAL / 100 S.F. MIN.
Rhamnus crocea
Ribes speciosum
Quercus berberidifolia
Malosma laurina
Rhamnus californica
Rhus integrifolia
Rhus ovata
ORNAMENTAL UNDERSTORY SEED MIX
(Adjacent to building pads NOT WITHIN 100 feet of natural open space areas)
Linaria canadensis
Gazania splendens
Eschscholtzia californica
Helianthemum scoparium
Lupinus nanus
Lobularia 'royal purple'
Liminum grandiflorum rubrum
TRANSITIONAL/BUFFER UNDERSTORY SEED MIX
(WITHIN 100 feet of natural open space areas)
Mimulus puniceus
Helianthemum scoparium
Lupinus nanus
Lotus scoparius
Eschscholtzia californica
Sisyrinchum bellum
Eschscholtzia californica
Lonicera subspicata
Arroyo lupine
Ribes speciosum
Sisrynchium bellum
Hidden Valley Ranch Specific Plan Page 44
OAK WOODLAND RESTORATION AREAS
Refer to the Habitat Restoration Plan, on file at the City of Poway, for these areas.
COASTAL SAGE SCRUB RESTORATION AREAS
Refer to the Habitat Restoration Plan, on file at the City of Poway, for these areas.
6. Vegetative Fuel Management Program
The goal of the HVR fuel management program is to provide a set of landscape design standards
that will preserve, protect and safeguard lives and property; and that will preserve and enhance
the existing environment and agricultural character of the site. The intent of the program is to
minimize potential fuel in areas where agricultural or native areas are located near homes. Fuel
management area will be designed, planted, and maintained in conformance with the City's
Landscape and Irrigation Design Manual (January 2010) that are summarized below and
illustrated on Exhibits 19 and 20. These exhibits show the location and composition of the Fuel
Management Zones approved for this project. Onsite maintenance of fuel management areas
shall be the responsibility of the individual homeowner. Offsite fuel management zones, located
adjacent to private lots, within Lot 41, and Open Space Lots A and B, shall be maintained by the
HOA as depicted on Exhibit 19, Wildland Management. This area must not be modified without
the approval of the Fire Department and the ARC. An approved detailed Fuel Management Plan
is on file at the City of Poway.
• Fuel Modification Zone A
This area consists of landscaped area with permanent irrigation located adjacent to buildings and
structures. It has a minimum width of 65-feet.
• Fuel Modification Zone B
This area consists of a transitional landscaped area with irrigation to establish plantings. The
minimum width of this area is 35-feet unless approved otherwise.
March 2014
VEGETATIVE FUEL MANAGEMENT PLAN
Exhibit 19
March 2014
VEGETATIVE MANAGEMENT ZONES
Exhibit 20
Hidden Valley Ranch Specific Plan Page 47
V. RELATIONSHIP TO POWAY COMPREHENSIVE PLAN
The HVR SP is the planning document that links the City's Comprehensive Plan with the TTM
PC applications that have been submitted for review and approval prior to development. The
Planned Community Zone requires the establishment of specific rules, regulations and guidelines
that are implemented through this SP. The purpose of this evaluation of the project's relationship
to the Poway Comprehensive Plan is to assure that the project's design and implementing
regulations will be consistent with applicable goals, policies, and strategies of the
Comprehensive Plan.
The following discussion evaluates the project's conformance to the Comprehensive Plan. The
adopted goals and policies that were determined to be relevant to the proposed project are stated
below, followed by a statement that addresses the project's conformance. Since some goals or
policies were not applicable to the project, numbering is not consecutive.
A. EVALUATION OF CONFORMANCE TO GENERAL PLAN GOALS
Goal I. It is the goal of the City of Poway to preserve Poway's unique and desirable character
as "The City in the Country" and to maintain high quality design and environmental
standards in all new development and redevelopment.
Policy A - Streetscape
Seek to develop an attractive streetscape which reflects the rural, small town character of the
City.
Project Conformance: The project will preserve the property's frontage on Old Coach Road in
permanent natural open space without fences or walls. Entry signage on Old Coach Road will be
done in a style consistent with the rural estate character of the Old Coach community, and will
include landscaping similar to what is planned within the project per the Concept Landscape Plan
and Plant List contained in Chapter IV. A maintenance district will be established along the
interior public streets and slopes to assure a high quality of streetscape maintenance.
Policy B - Subdivision Design
Subdivisions should be designed to ensure that future land development supports the goals of the
General Plan.
Project Conformance: The density of the subdivision is in compliance with the existing RR-A
designation. Lot sizes are consistent with adjacent existing development. As shown on the
Conceptual Development Plan (Exhibit 6), the location and configuration of the lots are designed
to provide a variation in lot orientation, follow the natural contour, minimize land alteration, and
preserve significant natural features of the site.
Hidden Valley Ranch Specific Plan Page 48
Policy C - Site Design
Attractive, efficient site design shall be required of all development.
Project Conformance: The project will preserve existing sycamore and oak trees, minimize
development on prominent ridgelines and hilltops, and provide a variation of lot design and
building orientation.
Policy D - Grading
Necessary grading should be done so as to minimize the disturbance to the site and the
environmental and aesthetic impacts.
Project Conformance: Grading will follow the natural contours with balanced cuts and fills so
that building pads are integrated into the topography. In accordance with City policy and
grading standards, all exposed graded slopes will be rounded at the top of slope to leave a natural
appearance, and will be fully landscaped.
Policy F - Architecture
The design of buildings should be aesthetically pleasing and consistent with the City's desire to
retain Poway's small town character and image.
Project Conformance: The project will consist of individually designed homes featuring a
variety of architectural elevations executed in a complementary manner to achieve a
compatibility of style and design with other new development in the Old Coach community.
Policy G - Landscaping
Appropriate and well-maintained landscaping should be used to enhance the appearance of
development and to modify climatic conditions on-site.
Project Conformance: Extensive street trees will be planted in an informal manner consistent
with the rural character of the area as described in Chapter IV, Community Design Element. All
front yards will be fully landscaped.
Policy H - Walls and Fencing
Walls and fencing should be provided where necessary to ensure privacy or provide noise
attenuation.
Hidden Valley Ranch Specific Plan Page 49
Project Conformance: No fence or wall will be located along Old Coach Road and internal
fences and walls in front yard setbacks will comply with Chapter IV, Community Design
Element. No noise attenuating fencing will be required.
Policy I - Lighting
Lighting should provide for public convenience and safety but not conflict with the rural nature
of the community.
Project Conformance: The project will minimize lighting to that necessary for security.
Generally, lighting will be directed as described in Chapter IV, Community Design Element.
Goal II. It is the goal of the City of Poway to provide for an orderly balance of both public
and private land uses in convenient and compatible locations throughout the city and to
ensure that all such uses serve to protect and enhance the environment, character and image
of the city.
Policy A - Certainty
The City shall strive to provide certainty in implementation of the General Plan.
Project Conformance: The proposed project will not result in an increase in the residential
density permitted on the site under the existing RR-A designation, and will be consistent in lot
size with existing adjacent development as shown on Exhibit 2.
Policy B - Distribution of Land Uses
Land uses should be distributed so as to encourage in-fill development within the built-up parts
of the City, protect the integrity of existing land uses and densities and preserve the open space
and rural character of Poway.
Project Conformance: The proposed clustered design of development will preserve the open
space and rural character of the Old Coach community by including a 305.9-acre agricultural
property in a single lot and providing 60.9 acres of natural open space. This design of
development, utilizing minimum one-acre lots, better conforms to this goal and policy than
would spreading development throughout the site with four or eight acre lots. The project also
preserves the floodplain of Sycamore Creek.
Policy C - Land Use and Transportation
Ensure the City's transportation system does not become overburdened.
Project Conformance: The project will be limited to 41 lots. Adequate capacity exists on Old
Coach Road and Espola Road to accommodate this level of new development.
Hidden Valley Ranch Specific Plan Page 50
Goal III. It is the goal of the City of Poway to enhance the well-being of Poway residents by
providing opportunities for relaxation, rest, activity and education through a well balanced
system of private and public facilities distributed to serve the entire community.
Project Conformance: The proposed project will provide open space preservation for the
enjoyment of residents and would also provide a feeder trail connection to existing community
trail systems.
Goal IV. It is the goal of the City of Poway to preserve its natural, scenic, and cultural
resources for the future benefit and enjoyment of its residents and to protect biological and
ecological diversity.
Project Conformance: The proposed clustered design of development will preserve the natural
and scenic character of the area by ensuring that the natural open space is preserved, including
mature sycamores and oak woodland. This would include natural wildlife corridors along
Sycamore Creek and areas of chaparral and coastal sage scrub in compliance with the Poway
Subarea Habitat Conservation Plan/Natural Community Conservation Plan. By clustering most
development on minimum one-acre lots, the potential "edge impacts" on preserved areas that
would occur from a more dispersed design of development, would be avoided.
Goal VI. It is the goal of the City of Poway to provide a safe, realistic, efficient, and integrated
transportation system to serve the present and future mobility needs of all the residents of
Poway.
Project Conformance: The project will be limited to 41 lots. Adequate capacity exists on Old
Coach Road and Espola Road to accommodate this level of new development. The design of
proposed interior roads will follow the natural contours and existing ranch roads so as to avoid
landform alteration. No new access points onto Old Coach Road are proposed.
Goal VII. It is the goal of the City of Poway to provide a safe and healthy environment for the
residents of Poway.
Project Conformance: The project will be adequately served by existing fire, medical, and
police services and will include a brush management program to minimize the potential for
wildfires. No features of the project would impact public health or safety due to hazardous
substances, noise, or other pollutants or nuisances.
Goal VIII. It is the goal of the City of Poway to minimize injuries, loss of life, and property
damage resulting from natural and man-made hazards.
Project Conformance: The project will avoid development on geologically hazardous areas,
and maintain adequate setbacks from floodplains and inundation areas.
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Goal IX. It is the goal of the City of Poway to provide an efficient and economical public
water and wastewater treatment system to serve the current and future residents of Poway
Project Conformance: The proposed project will not result in an increase in potential dwelling
units, and thus would not increase the demand for sewer and water service beyond that which has
been planned. The project will comply with all City requirements for water conservation.
Goal X. It is the goal of the City of Poway to reduce the community's consumption of non-
renewable energy resources and promote the efficient use of renewable energy sources.
Project Conformance: The proposed project does not contain any features that would result in
excessive use of non-renewable energy sources and will comply with all energy conservation
requirements of the City.
Goal XI. It is the goal of the City of Poway to provide adequate appropriate housing
opportunities to meet the needs of current and future residents.
Project Conformance: The project will not displace any existing low income housing and will
abide by the City's open housing policies free of discriminatory practices.
Goal XII. It is the goal of the City of Poway to encourage regional cooperation and
coordination.
Project Conformance: No feature of the project will impact any adjacent jurisdiction or
conflict with regional land use planning efforts. The project will be consistent with the regional
habitat conservation planning efforts and Poway's Subarea Plan. A feeder trail will be dedicated.
B. DETERMINATION OF PROJECT CONFORMANCE
Based on this evaluation, the proposed General Plan Amendment/Zone Change and HVR SP
have been determined to conform to the Poway Comprehensive Plan. Implementation of the
project will be required to conform to all provisions of this SP, the rules, regulations and policies
of the City of Poway, and the conditions of approval of the tract map and all implementing
discretionary and ministerial entitlements issued by the City.
Hidden Valley Ranch Specific Plan Page 52
VI. IMPLEMENTATION PLAN
In general, the normal procedures of the City of Poway with regard to development review and
land use regulations will apply with some modifications as noted below. This section also
outlines the procedure for approval by the HVR Architectural Review Committee, (ARC) prior
to building permit issuance by the City of Poway.
A. DEVELOPMENT REVIEW PROCEDURES
In order to implement HVR, a number of discretionary and ministerial permits are required per
established regulations and procedures contained in the Poway Municipal Code and the standard
practices of the City's Development Services Department.
1. Zone Reclassification
Approval of the HVR SP shall be accompanied by reclassification of the property from the RR-A
Zone to the PC Planned Community Zone in compliance with Chapter 17.20 et seq. of the Poway
Municipal Code.
2. Development Plan
A Development Plan shall be submitted and approved in accordance with Section 17.20.070 et
seq. of the Poway Municipal Code.
3. Subdivision
Filing and approval of a tentative map or maps are necessary for creation of the residential and
open space lots. The tentative maps shall delineate proposed open space lots and easements.
Processing of tentative and final maps shall be in accordance with Title 16, Subdivisions and
Other Land Use Regulations, of the Poway Municipal Code.
4. Development Review
Individual Homesites shall be subject to the City of Poway Development Review process
pursuant to Chapter 17.52 of the Poway Municipal Code.
5. Ministerial Reviews
Normal ministerial review of grading plans, street, utility and flood control improvement plans,
and building permits would follow the subdivision process in accordance with the Poway
Municipal Code.
Hidden Valley Ranch Specific Plan Page 53
B. LAND USE REGULATIONS
Unique physical and environmental conditions exist throughout the project site that require
appropriate regulatory and design treatment. The Land Use Regulations which follow describe
each proposed Land Use Area (Exhibit 6, Conceptual Development Plan) and establish standards
to guide the preparation and review of future development applications. These guidelines are
intended to be implemented during subsequent discretionary and ministerial approvals by the
City.
1. Residential Neighborhoods
Standard Requirements for All Residential Lots. Net lot area and required setbacks shall be
calculated to exclude any public or private road easements, but may include easements
established for the benefit of the HVR HOA, LMD and grove operations to provide for
community maintenance purposes. No slope calculation to determine minimum lot size shall be
required for any residential lot in HVR.
Permitted and conditional uses shall be in accordance with Sections 17.08.100 through
17.08.150 of the Poway Municipal Code for the RR-C Zone.
Property Development Standards shall be in accordance with Sections 17.08.160 through
17.08.170 of the Poway Municipal Code for the RR-C Zone and other applicable
standards.
All other provisions of Chapter 17.08 of the Poway Municipal Code for residential uses
in the RR-C Zone, as presently exist or may hereafter be amended, shall be applicable to
HVR.
Lower Valley Neighborhood. This single-family residential neighborhood shall be
developed with minimum one-acre net lot sizes and in accordance with the RR-C Zone.
2. Preservation Areas
Property within the Preservation Area Land Use Area, and all other areas designated for
preservation as natural open space pursuant to requirements of an Environmental Impact Report
(EIR) or other environmental documents approved by the City, shall be granted as private open
space easements.
All open space lots (Lots A, B &C) shall be kept as natural open space in perpetuity and
protected pursuant to the terms of a biological Conservation Easement when recorded on the
subject lots.
Open Space acreage in excess of that required to mitigate the HVR SP impacts, as defined in
the HVR EIR, will be established for and available for future uses, offsite mitigation,
pursuant to Section 7.4 of the City of Poway HCP.
Restoration and/or rehabilitation of natural areas and agricultural areas is permitted with
landscaping using native plant species in order to restore or create habitat in accordance with
Hidden Valley Ranch Specific Plan Page 54
the provisions of the Poway Subarea Habitat Conservation Plan. Creation of new native
habitat will create additional mitigation credits, subject to City approval of habitat value.
C. HIDDEN VALLEY RANCH ARCHITECTURAL REVIEW
COMMITTEE
The developer shall establish an Architectural Review Committee to guarantee the quality of
design of the homes proposed within the community and to ensure that the placement of the
homes on the lots conform to the Development Concept Plan and text. Approval of all building
plans for homes and accessory structures shall be given by the Architectural Review Committee.
Accessory structures shall include such things as detached garages, guest homes, cabanas, tennis
courts, swimming pools and spas, gazebos, and maintenance buildings.