Item 3.1 - CUP 16-005, VAR 17-001 and MDRA 17-003; 25ft. Setback at 13314-13382 Poway Rd �� of p APPROVED IP
c/" �r APPROVED AS AMENDED °
City of Poway (SEE MINUTES)
DENIED °
REMOVED yF(',ry IN THE,O �r COUNCIL AGENDA REPORT CONTINUED °
RESOLUTION NO.H i_03
DATE: March 7, 2017
TO: Honorable Mayor and Members of the City Council
FROM: Robert Manis, Director of Development Services
CONTACT: Oda Audish, Associate Planner
(858) 668-4661 / oaudishpoway.org
SUBJECT: Conditional Use Permit 16-005, Variance 17-001, and
Minor Development Review Application 17-003: A
proposed preschool and variance to allow shade
structures to encroach into a required 25-foot rear
yard setback.
Summary:
Conditional Use Permit (CUP) 16-005, Variance (VAR) 17-001 , and Minor Development
Review Application(MDRA) 17-003 is a request to establish a preschool for up to 90 children
within an existing building of the Poway Valley Center shopping center located at 13314-
13382 Poway Road. The request also includes a variance to allow shade structures within
a proposed outdoor play area to maintain a ten-foot rear yard setback where the Poway
Municipal code (PMC) requires a 25-foot setback. Aside from the requested Variance, the
project complies with all City development standards.
Recommended Action:
It is recommended that the City Council approve CUP 16-005, VAR 17-001, and MDRA 17-
003, subject to the conditions of approval in the Resolution included as Attachment A.
Discussion:
The project site is a commercial center at 13314-13382 Poway Road, known as Poway
Valley Center. The property is zoned Town Center (TC) and is located within the Poway
Road Specific Plan area. A zoning and location map is included as Attachment B.
Surrounding development includes commercial development to the east, south, and west
and an apartment complex to the north. Tenants within the commercial center include retail,
medical and general services, restaurants and a pub. Staff recently approved an MDRA
(MDRA 16-027) for a façade enhancement of all buildings within the Poway Valley Center.
An illustration of the approved building renovation is included in Attachment C.
The applicant is requesting approval to establish a preschool for up to 90 children and 17
staff members within an existing 5,600 square foot building that is located towards the rear
(north) of the property (Attachment D). The hours of operation for the preschool are from
7:30 a.m. to 6 p.m. Pursuant to Section 17.10.060 of the Poway Municipal Code (PMC), a
preschool is permitted within the TC zone with the approval of a CUP.
1 of 19 March 7, 2017, Item # 3.1
CUP 16 -005, VAR 17 -001, and MDRA 17 -003
March 7, 2017
Page 2
An outdoor, fenced play yard is proposed along the northerly 35 -feet of the property. In
compliance with a zoning requirement to provide a wall and landscape buffer between a
commercial project site and a neighboring residential use, the project plans call for an eight -
foot high wall to be installed along the north property line and five trees would be planted in
the play area.
Other improvements associated with this project include a reconfiguration of the rear parking
lot and a portion of the front parking lot in order to increase the number of on -site parking
spaces and to create a designated drop -off and pick -up area for the children. The project
site would meet the on -site parking requirement for the center and preschool. A fire hydrant
and designated trash enclosure would also be added towards the rear of the project site.
The proposed site plan is shown on Attachment E. The floor plan of the day care facility is
shown on Attachment F.
Variance
The proposed preschool and associated development would comply with all zoning
standards except that the applicant is requesting City Council approval for a Variance to
allow shade structures within the outdoor play area to maintain a ten -foot setback
(Attachment G). The proposed shade structures, which are considered accessory
structures, would consist of cloth strapped between posts that are up to 11 feet high.
According to PMC Sections 17.10.120.D and 17.10.160.6, 25 feet is the minimum setback
required for accessory structures on commercial property when located next to a
residentially zoned property.
The required findings can be made to support the Variance for a reduced setback based on
the fact that the following unique circumstances exist on the property, which make the strict
application of the Zoning Code burdensome:
• The project site is unique in that although adjacent to a residential property, the shade
structures are located immediately adjacent to a parking lot. The nearest outdoor
activity area of the apartment complex is 65 feet away and the nearest apartment
building is 45 feet away.
• Expanding or relocating the play area to provide shade structures that would meet
setback requirements would remove needed parking spaces for the center or the
shade structures would have to be eliminated.
Staff concurs that it would be unnecessary to provide a 25 -foot buffer between the shade
structures and the neighboring residentially zoned property. The 11 -foot high shade
structures will not be visually obtrusive as seen from the apartment complex because they
will be open on the sides and will be partially screened by a new eight -foot high buffer wall.
As a result of the constraints listed above, the required findings to support the Variance can
be made and are set forth in the attached Resolution. Staff believes that the proposed
preschool will be compatible with surrounding land uses.
2 of 19 March 7, 2017, Item # 3.1
CUP 16 -005, VAR 17 -001, and MDRA 17 -003
March 7, 2017
Page 3
Environmental Review:
The proposed project is Categorically Exempt from the California Environmental Quality Act
(CEQA) as a Class 3 Categorical Exemption, pursuant to Section 15303(c), in that the
project involves the conversion of an existing commercial building located in an urbanized
setting to a new use where only minor modifications are made in the exterior of the structure.
The project does not involve significant amounts of hazardous substances, all necessary
public services and facilities are available, and the surrounding area is not environmentally
sensitive.
Fiscal Impact:
None.
Public Notification:
A public notice was published in the Poway News Chieftain and mailed to property owners
and residential and commercial occupants located within 500 feet of the project site.
Attachments:
A. Resolution
B. Zoning and Location Map
C. Elevations Depicting Recently Approved Fagade Upgrade.
D. Existing Site Plan
E. Proposed Site Plan
F. Proposed Floor Plan
G. Proposed Playground Area (Enlarged) and Illustration of Proposed Shade
Structures and Requested Setback Variance
Reviewed /Approved By: Reviewed By: Approved By:
trt
Wendy Kaserman Morgan Foley Tina M. White
Assistant City Manager City Attorney City Manager
3 of 19 March 7, 2017, Item # 3.1
RESOLUTION NO. P -17-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING CONDITIONAL USE PERMIT (CUP) 16 -005,
VARIANCE (VAR) 17 -001, AND
MINOR DEVELOPMENT REVIEW APPLICATION(MDRA) 17 -003
ASSESSOR'S PARCEL NUMBER 317 - 101 -15
WHEREAS, Conditional Use Permit (CUP) 16 -005, Variance (VAR) 17 -001, and
Minor Development Review Application (MDRA) 17 -003 were submitted by Mark Hayden,
for Capstone Advisors, Applicant/ CIP Poway, LLC, Owner, to establish a preschool for
up to 90 children at 13314 -13382 Poway Road, which is zoned Town Center (TC) and is
located within the Poway Road Specific Plan area. The applicant is also requesting a
variance to allow shade structures that would maintain a ten -foot rear yard setback where
a 25 -foot setback is required; and
WHEREAS, on March 7, 2017, the City Council held a duly advertised public
hearing to solicit comments from the public, both, for and against, relative to this
application.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway
as follows:
Section 1: The proposed project is Categorically Exempt from the California
Environmental Quality Act (CEQA) as a Class 3 Categorical Exemption, pursuant to
Section 15303(c), in that the project involves the conversion of an existing commercial
building located in an urbanized setting to a new use where only minor modifications are
made in the exterior of the structure. The project does not involve significant amounts of
hazardous substances, all necessary public services and facilities are available, and the
surrounding area is not environmentally sensitive.
Section 2: The findings, in accordance with Section 17.48.070 of the Poway
Municipal Code (PMC), for CUP 16 -005 to establish a preschool for up to 90 children at
13314 -13382 Poway Road located in the Town Center (TC) zone and the Poway Road
Specific Plan area, are made as follows:
A. The location, size, design, and operating characteristics of the proposed use are
in accord with the title and purpose of Chapter 17.48 PMC (Conditional Use
Permits Regulations), the General Plan, and the development policies and
standards of the City in that a preschool is allowed in the TC zone with a CUP.
B. The location, size, design, and operating characteristics of the proposed use will
be compatible with and will not adversely affect or be materially detrimental to
adjacent uses, people, buildings, structures, or natural resources in that the
proposed preschool will be operated towards the rear of the property in a manner
that it is compatible with the surrounding residential and commercial development,
adequate on -site parking will be provided to serve the use, and visual relief of the
outdoor play area will be provided by a new screening wall and trees.
4 of 19 ATTACHMENT A March 7, 2017, Item # 3.1
Resolution No. P-
Page 2
C. The proposed use is in harmony with the scale, bulk, coverage, and density of,
and is consistent with the surrounding residential and educational development, in
that the project will include the construction of an eight -foot high wall along the rear
property line shared with the adjacent residential zone and the facility has been
designed to comply with all of the development standards of the zone, except as
provided for by the proposed Variance as discussed below.
D. There are adequate public facilities, services and utilities available at the subject
site to serve the proposed use.
E. There will not be a harmful effect upon desirable neighborhood characteristics in
that the proposed preschool will be operated in a manner that will be compatible
with the surrounding residential and commercial development; the project has
been designed to provide adequate on -site parking for the proposed use, and an
eight -foot high wall and trees will be added along the rear property line shared with
the neighboring residential use.
F. The generation of traffic will not adversely impact the capacity and physical
character of the surrounding streets and /or the Circulation Element of the General
Plan and a designated area for dropping off and picking up children will be provided
towards the rear of the property.
G. The site is suitable for the type and intensity of use and development in that the
proposed preschool will be located towards the rear of the property away from
Poway Road, will be operated so that it will be compatible with the adjacent
residential and commercial development, and the project has been designed to
provide adequate on -site parking for the proposed use.
H. There will not be significant harmful effects upon environmental quality and natural
resources in that the proposed preschool will be located on a portion of the property
that has been previously disturbed and contains no natural habitat.
I. There are no relevant negative impacts of the proposed use that cannot be
mitigated.
J. That the impacts, as described in subsections A through I of this Section, and the
proposed location, size, design, and operating characteristics of the proposed use
and the conditions under which it would be operated or maintained will not be
detrimental to the public health, safety or welfare, or materially injurious to
properties or improvements in the vicinity, nor be contrary to the adopted General
Plan; and
K. That the proposed conditional use will comply with each of the applicable
provisions of this title, except for an approved variance.
Section 3: The findings, in accordance with Section 17.50.050 of the Poway
Municipal Code, to approve Variance 17 -001 to allow shade structures within the
5 of 19 March 7, 2017, Item # 3.1
Resolution No. P-
Page 3
playground area to maintain a ten -foot rear yard setback when a 25 -foot setback is
required for properties in the TC zone when bordering a residential zone, are made as
follows:
A. That there are special circumstances applicable to the property and because of
this the strict application of the Zoning Ordinance deprives the property of
privileges enjoyed by other properties in the vicinity with the identical zoning
classification. The special circumstances include that the shade structures will be
located adjacent to a large apartment parking lot and at least 45 and 65 feet away
from the nearest residential building and active outdoor area; and
B. Granting the Variance is necessary for the preservation and enjoyment of a
substantial property right enjoyed by other property owners in that there is another
nearby preschool in the TC zone with shade structures in its outdoor play area;
and
C. Granting the Variance would not be materially detrimental to the public health,
safety, or welfare in that the shade structures will be open on all sides and a new
eight -foot high wall and new trees along the north property line shared with the
neighboring residential use would partially screen and provide visual relief of the
shade structures; and
D. That granting of this Variance does not constitute a special privilege that is
inconsistent with the limitation upon other properties in the vicinity and zone in that
there is another nearby preschool located within the TC zone which has shade
structures in its outdoor play area; and
E. Granting the Variance would not allow a use or activity not otherwise expressly
authorized by the TC zone because a preschool is permitted with approval of a
CUP and preschools commonly have outdoor play areas with shade structures;
and
F. That the proposed Variance will be compatible with the City's General Plan
because the use is permitted and does not result in a density increase.
Section 4: The findings for MDRA 17 -003, in accordance with PMC 17.52.010
Purpose of Development Review, are made as follows:
A. The project has been designed to be architecturally compatible and in scale with
surrounding development. Therefore, the project respects and recognizes the
interdependence of land values and aesthetics to the benefit of the City.
B. The project has been designed to minimize impacts on surrounding development
in that the simplistic design, and exterior finish and colors will blend visually, and
be compatible with the surrounding commercial buildings and residential
development. Therefore, the proposed development respects the public concerns
for the aesthetics of development, and encourages the orderly and harmonious
appearance of structures and property within the City.
6 of 19 March 7, 2017, Item # 3.1
Resolution No. P-
Page 4
C. The granting of the MDRA would not be materially detrimental to the public health,
safety, or welfare within the community since the proposed project involves only
the construction of shade structures within a proposed playground area on a site
that is already served by or can be served by adequate infrastructure.
D. The project has been designed to be consistent with development in the
surrounding area in that the simplistic design, and exterior finish and colors will
blend visually and be compatible with the surrounding commercial buildings and
residential development. Therefore, the proposed development respects the
public concerns for the aesthetics of development.
E. The project will not have an adverse effect on the aesthetics, health, and safety,
or an architecturally - related impact upon adjoining properties, in that the light and
airy design and color of the shade structures will be visually compatible with the
surrounding commercial buildings and residential development.
F. The design of the proposed development is consistent with all elements of the
Poway General Plan, as well as conforming with the applicable provisions of the
Zoning Code.
Section 5: The parties are hereby informed that the time within which judicial
review of this decision must be sought is governed by Section 1094.6 of the California
Code of Civil Procedure.
Section 6: The City Council hereby approves CUP 16 -005, VAR 17 -001, and
MDRA 17 -003 to establish a preschool for up to 90 children at 13314 -13382 Poway Road,
and the installation of shade structures that would maintain a ten -foot rear yard setback
where a 25 -foot setback is required as shown on the approved plans on file with the City,
subject to the following conditions:
A. The applicant shall defend, indemnify, and hold harmless the City, its agents,
officers, and employees from any and all claims, actions, proceedings, damages,
judgments, or costs, including attorney's fees, against the City or its agents,
officers, or employees, relating to the issuance of this permit, including, but not
limited to, any action to attack, set aside, void, challenge, or annul this
development approval and any environmental document or decision. The City may
elect to conduct its own defense, participate in its own defense, or obtain
independent legal counsel in defense of any claim related to this indemnification.
In the event of such election, applicant shall pay all of the costs related thereto,
including without limitation reasonable attorney's fees and costs. In the event of a
disagreement between the City and applicant regarding litigation issues, the City
shall have the authority to control the litigation and make litigation related
decisions, including, but not limited to, settlement or other disposition of the matter.
However, the applicant shall not be required to pay or perform any settlement
unless such settlement is approved by applicant.
7 of 19 March 7, 2017, Item # 3.1
Resolution No. P-
Page 5
B. Approval of this CUP, VAR, and MDRA request shall apply only to the subject
project and shall not waive compliance with all sections of the Zoning Ordinance
and all other applicable City Ordinances in effect at the time of Building Permit
issuance.
C. Within 30 days of the date of this approval, and before the issuance of any permit:
(1) the applicant shall submit in writing that all conditions of approval have been
read and understood; and (2) the property owner shall execute a Covenant
Regarding Real Property. In order for the City to prepare the Covenant the
applicant must first submit a legal description of the subject site.
D. The use conditionally granted by this approval shall not be conducted in such a
manner as to interfere with the reasonable use and enjoyment of surrounding uses.
E. The conditions of CUP 16 -005, VAR 17 -001, and MDRA 17 -003 shall remain in
effect for the life of the subject use and shall run with the land and be binding upon
future owners, successors, heirs, and transferees of the current property owner.
F. CUP 16 -005 may be subject to annual review, as determined by the Director of
Development Services, for compliance with the conditions of approval and to
address unresolved operational concerns that may have been raised during the
prior year.
G. The applicant shall obtain a Building Permit prior to installation of the facility. Prior
to issuance of a Building Permit, the applicant shall comply with the following:
1. The applicant shall comply with the latest adopted building and electric
codes, and all other applicable codes and ordinances in effect at the time
of Building Permit issuance.
2. The site shall be developed in accordance with the approved plans on file
in the Development Services Department and the conditions contained
herein. A final inspection from the appropriate City departments will be
required.
3. Improvement plans prepared on a City of Poway standard sheet at a scale
of 1" = 20', unless otherwise approved by the City project engineer, in
accordance with the submittal and content requirements listed in the Poway
Municipal Code shall be approved. Submittal shall be made to the
Department of Development Services Engineering Division for review and
approval. The improvement design shall be 100 percent complete at the
time of submittal and ready for approval. The plan shall include, at a
minimum, the following features:
a. A water main, including fire hydrant, to service the project.
b. The abandonment of any existing utility stubs to the project site that
are not utilized in this development.
8 of 19 March 7, 2017, Item # 3.1
Resolution No. P-
Page 6
4. The project requirements for fire protection call for the installation of one
fire hydrant and expansion of the public water system necessary to support
the installation of the hydrant. A water system analysis is required for final
design of the proposed public water system expansion and shall be
completed prior to the approval of the improvement plans. Applicant shall
pay for the cost of preparing the analysis prior to submittal of improvement
plans.
5. Any existing and proposed public easements shall be depicted on the
improvement plans. A plat and legal description for a minimum 20' wide
water easement shall be submitted to accommodate the public water main
on the project site. The proposed public water easement dedication shall
be submitted with the improvement plans. The current fee for easement
submittal is $770.
6. The Public Improvement plan shall be approved. The applicant shall enter
into a Standard Agreement for public improvements for the work to be done
as part of the Public Improvement plan. The applicant will be responsible
for posting securities for public improvements in accordance with the Poway
Municipal Code Section 16.20.
7. Any private improvements within any publically held easement or right -of-
way may require an encroachment agreement as determined necessary by
the City Engineer. All necessary encroachment agreements shall be
approved and executed prior to building permit issuance.
8. Applicant shall incorporate Low Impact Development (LID) design features
into the site development. These shall be clearly shown and identified on
the building plan site plan and be appropriately sized for the proposed level
of development.
9. A minimum cash security for erosion control for $2,000 is required
10. The applicant shall pay the storm water pollution inspection fee according
to the latest adopted master fee schedule. The current fee amount is
$2,636.
11. The applicant shall attend a pre- construction meeting at the Department of
Development Services. The scheduling request shall be submitted on a
City standard form available from the City's project engineer.
The applicant's action plan that identifies measures to be implemented
during construction to address erosion, sediment and pollution control will
be discussed. Compliance for sediment control shall be provided as
directed by the project inspector.
9 of 19 March 7, 2017, Item # 3.1
Resolution No. P-
Page 7
12. During construction, erosion control shall be installed and maintained by the
developer from October 1 to April 30 annually. The developer shall maintain
all erosion control devices throughout their intended life.
13. Landscape and irrigation plans shall be submitted and approved for the
outdoor play area and adjoining landscape planters. The plan shall show
all fencing and shade structures. The landscape and irrigation plans shall
demonstrate compliance with the City of Poway Landscape and Irrigation
Design Manual, Chapters 17.07 and 17.41 of the Poway Municipal Code
(PMC), and all other applicable standards in effect at the time of landscape
and irrigation plan check submittal. This includes but is not limited to the
submittal of an irrigation audit report, pursuant to Section 17.41.110 of the
PMC, prior to final inspections /issuance of a Certificate of Occupancy.
The landscape and irrigation plan submittal is a separate submittal from
other project plan check submittals, and is made directly to the Planning
Division. Contact the Planning Division for copies of applicable City
standards, the landscape and irrigation plan submittal checklist and the plan
review fee worksheet. Landscape and irrigation plan review fees are
required and are the responsibility of the applicant. Any landscaped areas
within the adjacent public right -of -way shall be permanently and fully
maintained by the owner. Any existing irrigation and landscaping within any
designated Landscape Maintenance District (LIVID) and Land Development
Association areas shall be protected.
14. A trash enclosure with solid gates and roof covering shall be provided to the
satisfaction of the Director of Development Services.
H. The applicant shall comply with the following fire safety requirements, to the
satisfaction of the Fire Marshal:
The applicant is required to meet all applicable Poway Municipal Code and
California State Fire and Building Codes for this project. The applicant is
encouraged to contact the Division of Fire Prevention at (858) 668 -4473 to
set up a meeting prior to submitting building plans in order to review project
requirements.
2. Installation of a water main and new fire hydrant is required as illustrated on
plans and approved by the fire department.
3. Roof covering shall be fire retardant as per Section 15.04.050 of the Poway
Municipal Code, and City of Poway Ordinance No. 64 and its amended
Ordinance No. 526.
4. An approved fire alarm system shall be installed in accordance with the
California Fire Code and NFPA 72. Smoke detectors shall be installed in
every room used for sleeping or napping. A separate plan submittal, review
and fee may be required.
10 of 19 March 7, 2017, Item # 3.1
Resolution No. P-
Page 8
5. Fire Department access for use of fire- fighting equipment shall be provided
to the immediate job construction site at the start of construction and
maintained at all times until construction is completed.
6. Dead -end access roadways in excess of 150 -feet long shall be provided
with approved provisions for turning around of Fire Department apparatus.
Curves and topographical features could alter the requirements for
turnarounds and the width of access roadways.
7. Permanent access roadways for fire apparatus shall be designated as "Fire
Lanes" with appropriate signs and curb markings.
Prior to issuance of the Certificate of Occupancy:
The site shall be developed in accordance with the approved plans on file
in the Development Services Department and the conditions contained
herein. A final inspection from appropriate City departments will be
required.
(Engineering)
2. All existing and proposed utilities or extension of utilities required to serve
the project shall be installed underground. No extension of overhead
utilities shall be permitted.
3. The drainage facilities, driveway, slope planting measures, and all utility
services shall be installed, and completed by the property owner, and
inspected by the Engineering Inspector for approval. All new utility services
shall be placed underground.
4. The applicant shall repair, to the satisfaction of the City Engineer, all
damages to public improvements caused by construction activity from this
project.
Upon establishment of the preschool, pursuant to CUP 16 -005, VAR 17 -001, and
MDRA 17 -003, the following shall apply:
The use of the facility shall be limited to preschool activities as described in
the application.
2. The activities of the preschool shall not occur in such a manner as to create
adverse impacts on the circulation and parking on surrounding public
streets.
3. The facility shall be operated in such a manner as to minimize any possible
disruption caused by noise, and shall comply with noise standards
contained in Chapter 8.08 of the PMC. At no time, shall noise from any
source exceed the noise standards defined in the PMC.
11 of 19 March 7, 2017, Item # 3.1
Resolution No. P-
Page 9
4. The parking areas and driveway shall be well maintained.
5. The owner or operator of the facilities shall routinely and regularly inspect
the site to ensure compliance with the standards set forth in this Permit.
6. Any signs proposed for this development shall be designed and approved
in conformance with the Poway Municipal Code and require the approval
of a separate Sign Permit.
7. All landscaping, including areas within the adjacent public right -of -way, shall
be adequately irrigated, and permanently and fully maintained by the owner
at all times in accordance with the requirements of the City of Poway
Landscape and Irrigation Design Manual. The trees shall be encouraged
and allowed to retain a natural form. Pruning should be restricted to
maintain the health of the trees and to protect the public safety. Trees
should be trimmed or pruned as needed to develop strong and healthy trunk
and branch systems. Tree maintenance and pruning shall be in accordance
with "American National Standard for Tree Care Operations" latest edition
(ANSI A300). Trees shall not be topped and pruning shall not remove more
than 25 percent of the trees' leaf surface.
Section 7: The approval of CUP 16 -005, VAR 17 -001, and MDRA 17 -003 shall
expire on March 7, 2019, at 5:00 p.m. unless, prior to that time, a Building Permit has
been issued and construction on the property in reliance on the CUP approval has
commenced.
Section 8: The parties are hereby informed that the time within which judicial
review of this decision must be sought is governed by Section 1094.6 of the California
Code of Civil Procedure.
PASSED, ADOPTED AND APPROVED by the City Council of the City of Poway
at a regular meeting this 7th day of March 2017.
Steve Vaus, Mayor
12 of 19 March 7, 2017, Item # 3.1
Resolution No. P-
Page 10
ATTEST:
Nancy Neufeld, City Clerk
STATE OF CALIFORNIA )
) SS
COUNTY OF SAN DIEGO )
I, the City Clerk of the City of Poway, do hereby certify under penalty of perjury that the
foregoing Resolution No. P -17- was duly adopted by the City Council at a meeting
of said City Council held on the 7th day of March 2017, and that it was so adopted by the
following vote:
AYES:
NOES:
ABSENT:
DISQUALIFIED:
Nancy Neufeld, City Clerk
City of Poway
13 of 19 March 7, 2017, Item # 3.1
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PROJECT DESCRIPTION
5,860 SF INTMORTENANT IMPROVEMENT (n)
FORACAYCARE USE WITH MNORSITE
IMPROVEMENTS FOR AN 5,200 SF OUTSIDE PLAY
AREAATTHE REAR OFTHE PROPERTY
SHEET INDEX
ARCHITEMURAI.
01 -COVER SHEET »
02 -SITE (EXISTING)
021 -SITE (EXISTING) WITH EASEMENTS
022 -SITE (FIRE HYDRANT EXTENSK)f4
03- FLOOR PLAN {PROPOSED)
04- SITE PLAN (PROPOSED)
05 - DAY CARE PLAYAREA
SYMBOL LEGEND
INTERIOR EKBLDING TI
PLAY AREA & PARKING
—, RECONFIGURAnoN
"_ " —" PROPERIY LINE
---- -- -- -- EASEMENT:UnLITYSERMCE
(D PARKING STALL COUNT
PROJECT DATA
APN:
31T -10 4s
ADDRESS:
13314 -13348 POWAY RD.
POWAY, CA 92064
PROJECT TEAM:
OWNER
CIP POWAY. LLC
1545 FARADAY AVE
CARLSBM, CA9200B
{7610 B04 -6900
APPUCAKF
MARK HAYDEN CAPSTONE ADVISDRS
1543 FARADAY AVE
CARLHAD, CA 92008
(760)604 -6900
PARKINS LEXISTM):
124 STAU.S
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� ._ 9TEE PLAN �
Poway, California 1 /CILLEP -3tl
- — - _ __ vlcwrrY MAP M$
NnCAr57oNE 01.27.2097 N D7
Existing Site Plan
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- N) I-Autu ' s B SYMBOL LEOERO
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Y CA PLAYA A ." SHADES N 8' -0' BLOCK WAL
(REFER TO SHEET 5 ................... LIST Of WORK LINE
[ROCK/ X I C A !I .,, .. .. -------- PROPERTYLINE
i --- - - - - -• EASEMENT: UTILITY SERVICE
a SER49CE LATERAL OFF OF EXISTIN E - 20' EXfT DISCHARGE O INTErt1OR BUILDING TI
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(SEE SHEET 3)
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IPOINT OF CONNECTI ( C ....... ... ...... .. d r
PLAY AREA d PARKING
RECONFIGURATION
CITY F R
HAMMERHEAD
EAD
- _ �- � •• 6 I - zl ^ITa c _( ti CITY OF POWAY FIRE
8 EASEMENT (VARIES 1 S - 2T REFER TO HIEET 3 ("r I HYDRANT
DOCUMENT ik C-PD3245-00 (0210011978 __
(REFER TO SHEET 22 _ - PARKING SUMMARY
�A-- EXISTING - 124 SPACES
I +« ..« «� " «. REQUIRED - 122 SPACES
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« 1• � ISEE SUPPLEMENTAL FORM FOR DETAILED ANALYSIS)
PROPOSED -133 SPACES
• III `r" - DRAINAGE NOTE:
- EXISTING DRAINAGE TO R [MAIN -REFER TO SHEET2
PERVIOUS) IMPERVIOUS AREA SITE CALCULATIONS:
— IXISTUG
41 A.
'' ' i I r > �.= 1, PERVIOUS: 11,464 SF
ER TO EXHIBIT BELO' _,,..„. i 4 S 31 IMPERVIOUS: 69470 SF
IOTA! 100,934 Sf
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{EJ E%15TINC: 11,464 SF
IEJ PERVIOUS TO IMPERVIOUS Q,144 SF>
I CUB -TOTAL PERVIOUS 1D941 SF
IMPERVIOUS:
i I s IE} E- STING: 69,470 SF
IE} PERVIOUS TO IMPERVIOUS: .1,621 SF>
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SB -TOTAL IMPERVIOUS , 3SF
< _ MVI 822.1 SF
TOTAL 100.9341 SF
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9) ROOF COVERING SHALL BE FIRE MUNICIPAL COD PER
SECTION COVERING SMALL POWAY METARDANT AS
AND ITS
AND THE CITY OF POWAY
ORDINANCE NO.
'RASH ENCLOSURE EXHIBIT s _ ' W — J' -"-0� AMENDED ORDINANCE NO.526.
E4
-- -- -. --- __ -` -- - '- 10j THE BUIUOING SHALL DISPLAY THEIR NUMERIC
E 6' FIE HYDRANT LATERAL F ADDRESS IN A MATTER VISIBLE FROM THE ACCESS
SPACE FROM FACE OF CURB "" } STREET INACCORDANCE WITH THE POWAY MUNICIPAL
CODE.THEBUI ING ADDRESS SHALL ALSO BE
'� t SERVICES. AND MEETING
E 10' WATER tAAIN - -_-
( )�+
SHERIFFS DEPTR 5TISEA CRITERIA,
SATISFACTORY
...................... ................................................... - - _ 2y _._ _i J I 11) AN APPROVED FIRE ALARM SYSTEM SHALL BE
_ - ( INSTALLED IN ACCORDANCE WITH THE CALIFORNIA FIRE
CODE AND NFPA 72. SMOKE DETECTORS SMALL BE
INSTALLED IN EVERY ROOM USED FOR SLEEPING OR
NAPPING. A SEPARATE PLAN SUBMITTAL, REVIEW AND
/\ BEfE PLAN
Poway Valley Center Poway, California tCLLE1•a 3Y FEE MAYBE REQUIRED.
Proposed Site Plan
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Poway, California
I \Lnr'sTOade
0127-2017
Proposed Floor Plan
'Areas shown are NET
Required Exlt Door
HOTS
1) 5WO SF INTERIOR TENANT IWROVE(ENT,
NO EXPANSION OF EXISTING BUILDING
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REST OV11
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REST
Area :59S'
WAITING
OFFICE
Q Area: 59 SF
INFANTS
Area: 166 SF
Area: 100 SF
INFANTS
Area:436 SF
Area:367 SF
UNISE
TODDLERS
Area: 495 SF
59 SF
TTArea!
HALLWAY
Ne -p
ruo,3r
Area: 576 SF
Ploor Sbb HuTy .
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PRESCHOOL
Area: 1032 SF
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PRESCHOOL
STAFF
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Area: 963 SF
LOUNGE
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Area: 154 SF CHEN TODDLERS
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:i43 SF Area: 485 SF
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Poway, California
I \Lnr'sTOade
0127-2017
Proposed Floor Plan
'Areas shown are NET
Required Exlt Door
HOTS
1) 5WO SF INTERIOR TENANT IWROVE(ENT,
NO EXPANSION OF EXISTING BUILDING
m
03
REST OV11
Q
Ares: 95
racxaf
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0
N
O
V
rr
CD
9
W
Poway, California
I \Lnr'sTOade
0127-2017
Proposed Floor Plan
'Areas shown are NET
Required Exlt Door
HOTS
1) 5WO SF INTERIOR TENANT IWROVE(ENT,
NO EXPANSION OF EXISTING BUILDING
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03
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TREE
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r(SI AND�PNH%I TINS SHEET '(WAP7PRMOFXUICMtAir"E'SHAP-E AND SIZE)
II SUN SHADE POST HEIGHTS WILL BE BETWEEN
9' AND 11' HIGH
ENGINEERED POST DRAWINGS WILL BE
SUBMITTED IN FUTURE SUBMITTAL
COLOR SAMPLE(S) TO BE SUBMITTED TO
PLANNING DEPARTMENT FOR APPROVAL
1,500 SF Of TOTAL SUN SHADE AREA
LEGEND
24- BOX TREE - TYP (5) 7,
SPECIES TO BE APPROVED
8 Y PLANNING DIRECTOR Preschool Building Elevation
WOOD FENCE EXAMPLE WOOD FENCE SECTION FLOCK WALL iECT7 IN
(PHOTO TAKEN 4T LITTLE SPROUTS, RANCHO SAN DIEGO LOCATION) JEXAMPLE) IEx"I
Poway Valley Center Poway, California
Detailed Site Plan for Playground And Variance Request