Item 2 - PDC 86-23 for Main Street Business Park - Michael PerryA-XGENDA REPORT OF OW
CITY OF POWAY
TO Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Mani
INITIATED BY: Reba W. Touw, Director of Planning g Services-A'r
Sharon E. Crockett, Assistant Planner �C_
DATE: June 26, 1986
SUBJECT: Pre-Development Conference Analysis (PDC 86-23) for
Main Street Business: Park - Michael Perry, Applicant
ABSTRACT: A request for consideration for a Conditional Use
Permit and a Development Review to'allow a mixed-com-
mercial and light industrial business park.
LOCATION: Directly adjacent to and north of the Poway Town and
Country Shopping Center. The site is bounded by
Hi`lleary Place, Community, and Midland Roads.
APN: 3117-130-6-0
ACREAGE: 18 gross acres
ZONING AND
LAND USE: The siteiszoned CC (Community Commercial)- and is
undeveloped. The properties to the north are zoned
RA (Residentail Apartment), RC (Residential
Condominium), and RS-2 (Residential Single Family 2),
and are developed with multi-family units and a
church. To the west, the properties are zoned CO
(Commercial Office), RA (Residential Apartment)-, and
are developed with multi-family units and office
uses. East of the site:, the properties are zoned RA
and CC and are developed with a shopping center and
multi.-family units., South of the site, the property
is zoned CC and is developed with Poway Town and
Country Shopping Center.
e
ACTION: 6-17-86 Concurred in holding pre-development conference
on June 24, 1986. K uly"'' ;
Marjorie K. Wahlsten, City Clerk
JUN 17.1986 ITEM 2413
JUN 2 6 1986 1
I QF 1
Agenda Report
June 26, 1986
Page 2
HISTORY:
On October 3, 1985, a pre -development conference was
held to discuss a proposed mixed commercial and light.,
industrial business park. The plan proposed
restaurant, office, manufacturing, and motel uses.
Council expressed concerns regarding a manufacturing
use and requested the old post office site be
included in the overall development of the site. The
applicants have refined the proposed development
plan and would like to discuss the proposed mixed
use development of light industrial and general com-
mercial uses under a specific plan. The conceptual
site plan is essentially the same as the plan pre-
sented to the Council last year.
JLB RWT: SEC: pn
Attachments:
1. Applicant's Letter
2. Surrounding Zoning
3. Agenda Report for. Pre -Development Conference Analysis,
dated October 3, 1985 with General Plan Policies and
Zoning Development Code Requirements
2®FIZ
JUN 17 1986 ITEM
ti IM 0 n 1nOC IT c !1A
2413
WALL STREET
PROPERTY COMPANY
1250 Prospect Street
Suite 200
P.O. Box 2633
Jolla. CA 92038
(619) 454-8864
MAY 2 198
PLANNING DEP
ARTMENT
Ms. Reba W. Touw
.Director of Planning Services
City of Poway
13202 Civic Center Drive
Poway, California 92064
May 9, 1986
Re: Main Street Business Park
Dear qhs. Touw:
I am requesting a predevelopment conference with the Poway City
Council for the purpose of discussing the ` development of the 18 -
acre parcel of land behind the Poway Town & `Country Shopping.
Center. The project would consist of a mixed-use business park
allowing commercial -and light industrial uses.
Please advise me as to a suitable date for the hearing.
Very truly yours,
PARK PLACE POWAY
MRP/pw
30F11
nichael R. Perry
Partner
JUN 17 1986 1 T IV1 24
!mu 9 P 1QAA
4 aF 11
JUN 17 1986 IT �1tt�245
film, 9 A l4AA 1 T 'Nt`
r J GENDA REPORT OF
c�'CY
CITY OF POWAY
cam' rx .rH
TO Honorable'Mayor and Members of the City Council
FROM: James L. Bowersox, City Mance
INITIATED BY: Barry K. Hogan, Director of P nning Services 9
DATE; -October 3o, 1985
SUBJECT:,
Predevelopment Conference Anal sis 'for Main Street
Business Park - Michael Perry .P Ap plicant.'' 4
. 3
ABSTRACT �.
REQUEST: A request to discuss the development of a mixed
commercial and light industrial business park.',
LOCATION:c'
DireetZy behind the Poway Towne and Country
Shopping Center bounded by Hilleary Road,
Community Road, and Midland Road.:
GROSS ACREAGE: -18Acres, '7 to remain undeveloped.
SURROUNDING
LAND USES:RAr RC', and RS -2 to the north; RA and CC to the
east; CC' and MHP to the South; and CC, CO, and
RA to the west.
SLOPE: Less than five percent.
GENERAL. PLAN _
AND ZONING. Community Commercial (CC) designation, for
general plan and zoning of the entire sites
GENERAL PLAN
GUIDELINES. Policy 31.b The City should review ,all major
commercial applications (i.e., uses which will
result in an additional 40X000 square feet of
commercial area or more) and make a deter-.
x
mination based upon a market study as to whether
the addition of the commercial area and uses '
will affect the 'balance between population and
commercial activity. . 1
ACTION: Council referred Nor. Perry back to staff. The general concept
is okay. Look at specific plan.
t
M. Wahlsten, City Clerk ATV)N�_ m_
U ;� ,ffT3 ��o`S t; G M
.,,_
? s86 , IV
F. Main Street Business Park
i
September 19, 1.985
Page 3
Policy 41.b The site plan shall illustrate
compatiblity with the planning of adjoining par-
cels in the areas of building configuration,
building design, landscaping materials, parking
configuration, and access
Policy 41c The site plan shall consider the
feasibility of cooperative agreements for
parking, access, and maintenance thereof.
Policy -43.a On individual freestanding commer-
cial structures, parking areas should be located
to the side or rear of the 'building.
Policy 43.b Parking areas shall be screened,by�
any or a, -combination of the following:
earthmounding
landscaping;
low decorative wall; and
lowering the grade. of the parking area below
the street grade..
Policy 45.b Front setback areas shall be
landscaped with a combination of trees, shrubs,
and groundcovers that help to soften the
appearance of on-site: structures and define
f pedestrian paths and the site area.
Policy 45.c Landscaping in '
p g parking areas shall
include one 15 -gallon size tree per every three
parking spaces evenly di tiibuted throughout the
parking area.
Policy 46.a. The location of freestanding signs
should be integrated with other site planning
elements, particularly building location and
orientation, landscaping, '
and access points.
Policy 47.a Commercial centers should provide
outdoor public spaces with seating areas to
complement the center area and provide an area
for patrons to relax and rest.
Policy 47-d Restaurants in commercial centers
should consider providing outdoor eating areas.
70 -
JUN 17 1986 11 t wi 24
If IN 9 A. 1ctoc I -r c
?1986: 1 t L iv1 24APA)996 ITEM
Ff
Main Street Business Park
September 19, 1985
Page'S
ZONING- Section 17.10 080 permits the development of
retail stores, office space, and restaurants. A
Conditional Use Permit would be required for the
motelr automotive related uses, and the sale of
hard liquor. Proposed light industrial uses>
such as material assemblage would not be
permitted in this zone.
Section 17.100-140.0 requires in the CC zone, new
construction and reconstruction or rehabilita-
tion of existing buildings and/or sites shall be
in accordance with the following design
criteria:
1, Development Plan. A development plan shall
be prepared for the entire site under con-
sideration regardless of whether development
is contemplated in the near future. The
purpose of the development plan is to show
conceptuallyl.where buildings might be
located and where and how parking, on-site_
and off-site circulation will function.
-2. Site Development Standards. The site
development standards shall be consistent
with the requirements of the CC zone as
indicated in Section 17.10.130 and in this
section The. standards shall be reminiscent
and. reflective of the early farming and
rural country character of the City Plan.
The site plan should try and use imagina—
tive, creative, and stimulating architec
lural design with special consideration
given to the provision of the following
items.
a._ Low intensity lighting,
b. Pedestiran comfort stations;
c Generous landscaping;
d. Decorative paved walkways,
e Basic design themes
f. Separation of ;pedestrian and vehicular
rights -of -wag; and
g. Architecturally integrated ground
mounted equipment such as trash
receptacles and. transformers.
JJUN12C11986'ITFM 24�
Main Street Business Park
September 19, 1985
Page 6
GENERAL COMMENTS: The applicant is proposing a multi -use business
park toinclude restaurants, motels, retail
commercial, the possibility of new car'
dealerships, and manufacturing uses. Under
current ordinance, manufacturing uses are not
permitted. ' If the Council were to consider the
inclusion ,of' manufacturing/light industrial uses
in this area, an amendment to the General Plan
text would have to be added to discuss the
details of such an inclusion and the text of the
CC zone would have to be amended. A specific
plan could thenbe required to have further
control through development of said property.
A seven -acre parcel located in the northwest
corner of the property has been left vacant to
provide a future site'for a major chainFstore or
the possibility of several new car dealerships.
JLB : BKH : JHL : is
Attachment:
1. Site Plan
JUN 17 1986 1 1 t. N1 24'�
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