Item 1 - Pre-Development Conference 05-01 Slough
PRE-DEVELOPMENT CONFERENCE ITEM
TO:
FROM:
Honorable Mayor and Members of the City Council
James L. Bowersox, City Ma~
Niall Fritz, Director of Development Services ~
May 5, 2005
INITIATED BY:
DATE:
SUBJECT:
Pre-Development Conference (PDC) 05-01; Slough Estates USA,
Applicant
GENERAL INFORMATION
Project Location:
Southeast corner of Scripps Poway Parkway and Gateway
Place in the South Poway Business Park. See Attachment
A.
Project Site Zoning:
Industrial Park (IP), South Poway Commercial (SPC) and
Open Space One Dwelling Unit (OS/1 DU). See
Attachment A.
Land Use Designation:
IP, SPC, and OS/1 DU. See Attachment A.
Adjacent Land Use
Designations and Uses:
Developed industrial/business park in the north and west,
open space in the east and south.
Proposal:
A request for City Council comment and direction on a
proposed amendment to the South Poway Specific Plan
(SPSP) involving changes to land use designations from
OS/1 DU to IP and changes to the roadway plan.
Issues/Pertinent Information:
The applicant is requesting a change to the SPSP land use designation on a portion of
the subject site from OS/1 DU to IP, and the relocation of the existing SPC designation on
the site to a different area on the subject property. The applicant's submitted application,
Agreement of Understanding, and written request with exhibits are included as
Attachments C, D, and E.
The site is one of the last remaining ungraded/undeveloped sites in the Business Park.
The site is commonly referred to as the Lively property and was purchased by the
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May 5, 2005 Item # -L-
PDC 05-01
May 5, 2005
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applicant last year. The overall site is approximately 142 acres in size and extends both
north and south of Scripps Poway Parkway on the east side of Danielson Street/Gateway
Place. The portion of the site which is the subject of the land use designation change is
located south of Scripps Poway Parkway and is shown on Attachment A. The site is
currently zoned OS/1 DU on the northerly half of the site north of Scripps Poway
Parkway, and on the southerly-most quarter of the site. The remaining, developable,
approximately 30 acre portion of the site is zoned IP and SPC per the approved land use
map for the SPSP. Approximately 26 acres of the developable portion of the site is
zoned IP with the remaining approximate 4 acres zoned SPC.
Zone Chanae
The applicant is requesting to change to IP approximately 23 acres of the OS 1 DU
portion of the site, which is immediately to the south of the IP designated portion. The
applicant is also requesting to change the location of the existing SPC designation on the
site, which is along Scripps Poway Parkway on the east side.
The precise amount of acreage that would need to be converted from OS 1 DU to IP for
the project will be determined in conjunction with the review of more detailed information
on grading and with the review of a Tentative Tract or Parcel Map for the project. A
Specific Plan Amendment for the land use designation change would be brought to the
City Council for consideration with the map. The matter of whether the requested change
from OS 1 DU to IP is subject to Proposition FF has been reviewed by the City Attorney.
Because the site is in the Business Park and since the proposal would not result in any
increase is residential density, it is not subject to Proposition FF.
The amount of acreage that would need to be converted to OS 1 DU to IP will extend to
the south a distance equal to limits of the proposed fill slopes that would support the
development (i.e., the industrial pad and road). The OS 1 DU zoning category, as
specified in the SPSP, is analogous with the RR-A zone. Manufactured slopes created
for an industrial pad are not permitted under the RR-A zoning classification. Additionally
the RR-A zoning classification includes limitations on the maximum allowable amount of
grading, which could impact the proposed project. The development just to the west of
the site does have manufactured slopes in the OS 1 DU and OS zone. These slopes,
however, as well as other slopes/developments that were approved by the City Council
prior to 1992, are recognized in the updated SPSP as predating the current City practice
of not allowing industrial slopes in open space zones.
The applicant is also proposing the relocation of an existing, approximate 3-acre area of
SPC. The SPC is currently located along the south side of Scripps Poway Parkway on
the east side of the site. The SPC was originally sited at this location because the SPSP
identifies a future Kirkham Road extension/intersection in this area. The applicant is
proposing the relocation of the SPC designation to the south side of the Kirkham Road
extension, east of the Kirkham Road/Gateway Place intersection. Staff does not believe
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May 5, 2005 Item # 1
PDC 05-01
May 5, 2005
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this to be an optimal location for commercially designated property. In this location, the
site would primarily serve the daytime/weekday commercial needs of surrounding
businesses. With better visibility and/or access to Scripps Poway Parkway, however, it
could be a much more viable commercial site. Staff has suggested to the applicant that
they have a discussion with the property owner to the east (commonly know as the Pallas
property) regarding the potential of the SPC zoning be transferred to that site to be
located at the future Kirkham Road/Scripps Poway Parkway intersection. The future
Kirkham Road/Scripps Poway Parkway intersection is discussed below. Alternatively, the
SPC designation could be relocated elsewhere within the Business Park.
Kirkham Road Extension and Intersection With Scripps Powav Parkwav
The applicant's request to amend the SPSP will also include an amendment to the
roadway plan for the SPSP. The roadway plan of the SPSP conceptually shows a
Kirkham Road/Scripps Poway Parkway intersection along the easterly property line of the
site as shown in Attachment B. Based on the roadway plan and the existing land use
designation map, the Kirkham Road/Scripps Poway Parkway intersection will have SPC
zoned property at the southeast and southwest corners of the intersection.
The concept development plan prepared for the site shows the easterly extension of
Kirkham Road as required by the roadway plan, but does not provide a Kirkham Road
intersection with Scripps Poway Parkway along the easterly side of the site. The
amendment to the roadway plan will involve more precisely plotting the intersection
further east of the site. Staff has indicated to the applicant that they should contact the
adjacent property owner to the east to discuss this matter.
Gradina
The site is hillside with a high point that is currently approximately 140 feet above the
grade of Scripps Poway Parkway. Based on preliminary information, grading of the site
for a 35 net acre developable pad would involve approximately 1.8 million cubic yards of
cut, 1.4 million cubic yards of fill, and 400,000 cubic yards of export. Even with this
extensive amount of grading, the developable pad portion of the site along Scripps
Poway Parkway would still be approximately 30 feet above street grade. Grading the site
all the way down to the existing street grade would reduce the amount of acreage needed
to be changed from OS/1 DU to IP (by approximately several acres), but it would add
significant grading costs to the project. Grading the site all the way down to street grade
also increases the amount of exported material to 2.5 million cubic yards, with a
proportionate increase in truck traffic.
In addition to the Specific Plan Amendment and map, the Council would also need to give
special consideration to the manufactured slope height for the project. The Poway
Municipal Code requires Council approval for manufactured slope heights greater than 30
feet. It is estimated that manufactured slope heights on the south side of the site will be
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May 5, 2005 Item #
PDC 05-01
May 5, 2005
Page 4
up to 150 feet high. It has been communicated to the applicant that to assist in
minimizing the visual impacts of these manufactured slopes (a public trail is proposed in
Beeler Canyon), and as required under the SPSP grading standards, contour grading will
need to be incorporated into the grading concept. It should be noted that manufactured
slope heights of this size are not an uncommon grading feature in the Business Park.
South Powav Planned Community Environmental Impact Report
The applicant's request is consistent with the maximum development potential assumed
to be possible on the site, as analyzed in the Subsequent Environmental Impact Report
(EIR) for the South Poway Planned Community, certified by the City Council in 1988.
The EIR assumed that the site could be developed with approximately 32 net acres. The
EIR states that the net acres are developable acres (i.e., does not include slopes and
roadways).
Special Studies
A number of additional special studies will be required for the project including a traffic
study, a Standard Urban Stormwater Management Plan, Geotechnical Report, Biological
Resources Report, and some degree of visual analysis.
Attachments:
A. Location and Zoning Map
B. SPSP Circulation Element
C. PDC Application
D. Agreement of Understanding
E. Applicant's Written Request
M:\planning\05report\pdc\05-01 Slough\Pre-Development Conference.doc
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May 5, 2005 Item # --1-
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CITY OF POWAY
ITEM: PDC 05-01
SCALE: N.T.S. 9
TITLE: ZONING/LOCATION MAP
5 of 12
ATTACHMENT A
May 5, 2005 Item # \
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FO~ CITY USE ONLY
File Number _P-Q C - OS - ~
CITY OF POWAY AppllcetlonDate .d./( lor::;
DEVELOPMENT SERVICES
APPLlCA liON
13325 Civic Center Drive, Building A
Poway, CA 92064 (858) 679-4290
Related Flle(s)
-
Fees
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Receipt
Staff Planner
. SITE INFORMATION
NSl11e of .Project
Property Address
APN
Zoning
L/II~'_Y PAR.c-G'L-
&;.e1,4'5 If;u;Ay IlteJ::wclIl/ ])Mj/~
.32.'3 - o"t 1 - C>€::>
01=;: as/IDU: SPc...;IP
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. REVIEW REQUESTED
LI CONDITIONAL USE PERMIT
LI DEVELOPMENT REVIEW
, EXTENSION OF TIME FOR
..J GENERAL PLAN AMENDMENT
o MINOR CONDITIONAL USE PERMIT
LI MINOR DEVELOPMENT REVIEW
LI 'MODIFICATION TO
. COMPLETE PROJECT DESCRIPTION
existing Square Footage Proposed_
Hazardous Material Site <_. Oil.)' YES diID
Slta Acreage 11.1 I.. ,I. '1."- "
Redevelopment Area (circle Oil.) (YES] NO
LI SPECIFIC PLAN
LI SPECIFIC PLAN AMENDMENT
LI TENTATIVE PARCEL MAP
LI TENTATIVE TRACT MAP
LI UNDERGROUND WAIVER
LI ZONE CHANGE
LI VARIANCE
LI PRE-APPLICATION
)/ OTHER P t2.E: ~ r?~ 1/ t; u;::;IJ M {;/-J.,-
CoNPGr!2E:N UZ"
PL€A.Sf!: S(i;~ A7TACH~LJ
. APPLICANT
Name ~-rc;;:l.."'" MANA~t::Ml>^i7-- ADVISoIL5
MalllngAddress 33'-'_ N.-rOIU,t;y .pIN~S cr. 41130
Clty,State,Zlp ~ fOU-A CA Cf2o~?-
Telephone ( S"B' 4S-3~'3 3<j~
I CERTIFY THA T I AM THE LEGAL OWNER'S
REPRESENTA TlVE AND THA TALL THE ABOVE
INFOR 'ATI IS TRUE AND CORRECT TO THE
TH Y KNOWLEDGE.
SIGNATURE and DATE
70~~
ATTACHMENT C
. OWNER --THIS SECTION MUST BE COMPt.ETED-
Name SU,UG.<-l ","s1""AlES u~ ' fNC-.
Mailing Address +++ N. M.eHlbA/V AIIG
City, State, ZIp S....,.,.-t; 8z'!.o
Telephtine CI4/ CA"'D .It- L./Y.. II
( 3/2.) 1-ss- -' 01'00
I CERTIFY THA T I AM THE LEGAL OWNER
AND THA T ALL THE ABOVE INFORMA TION IS
TRUE AND CORRECT TO BEST OF MY
KNOWLEDGE.
....
AGREEMENT OF l)NDERSTANDING
City Council for the City of Po way, hereinafter referred to as 'City' and
:SL.DCA61'f €s ntre-J> Uf>A, hereinafter referred to as 'Proponent' enter into this
,
Agreement of Understanding based upon the following facts:
Proponent owns or has an equitable interest in land described by tax Assessor's Parcel
Number{sl ;2-3- - 0"11 - 0 b
, Proponent desires to develop this
property in accordance with the will of the City and without the expense of a protracted
development.
City is concerned that Proponent will create development plans unsatisfactory to City
and consume time and effort of City employees needlessly on unsatisfactory development
plans unless City assists in directing Proponent.
Based upon the above-mentioned facts, City will grant Proponent a hearing prior to
filing any application for development upon the following understanding:
a, City will render no decision with regards to any development proposal or part
thereof.
b. City will receive no evidence, specific in nature, in support of a particular
development plan.
c, City will make no representations that will obligate the City to render a decision
in favor of or against any development proposal or part thereof Proponent may
subsequently submit.
d, If any development proposal is subsequently submitted, Proponent will proceed
at its sole and exclusive risk with the understanding hat City has made no
representations upon which Proponent may rely
Dated:__
Proponent:
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ATTACHMENT 0
('[May 5, 20~5- Item #_\
PRE-DEVELOPMENT CONFERENCE PROJECT DESCRIPTION
Slough Estates USA, Inc.
April 1, 2005
Slough Estates USA Inc. is the owner of a 146 acre parcel (Lively) and the neighboring 2,5 acre
parcel (McMillin Remnant) at the south-east corner of Scripps Poway Parkway and Danielson Street
in the South Poway Business Park. Slough Estates USA is seeking to develop a 35 net acre portion
of that Property under the land use designation of Industrial Park (IP) and South Poway Commercial
(SPC), A majority of the proposed development site is already zoned Industrial Park, However,
given the existing grades, the high cost barrier associated with developing the pad to the grade of
Scripps Poway Parkway and the requirement for new roads and utilities, in order to achieve a net
35 acres, we propose a land use designation change converting a portion of the site from Open
Space 1/DU (OS/1 DU) to Industrial Park (IP) and South Poway Commercial (SPC),
Although the South Poway Specific Plan does not indicate the precise amount of designated Open
Space on the property, we estimate that our development plan will convert approximately 23 gross
acres of the property currently designated as OS to IP and Spc. Of these 23 acres, approximately 8
will be put into an Open Space Easement and will be re-vegetated to comply with the habitat
preservation goals of the HCP, Please see our proposed zoning plan,
Existing Site Description:
The existing property is unimproved and vacant. Beeler Canyon borders the southern portion of the
property, Scripps Poway Parkway traverses the central portion of the property, and
Gateway/Danielson Street and Kirkham Way intersect on the southwestern edge of the property,
The proposed development site is immediately south of Scripps Poway Parkway and east of
Gateway/Danielson Street.
A water tank, owned by the City of Poway and several cellular sites are currently located north of
Scripps Poway Parkway along the western property boundary,
Industrial Park - IP:
Extensive slope areas, considerable cut and deep fill areas, the requirement for new roadways, and
portions of the current IP property that are not conducive to development (Gateway piece) all
contribute to a reduced amount of net buildable land within the current IP zone, The current
preliminary development plan includes additional IP designated land, on a gross basis, in order to
obtain the targeted net office/R&D area of the site, Please see the attached net pad area exhibit.
We believe this approach to be in line with the original intent of the City, Table 1 of the South
Poway Planned Community Final Subsequent EIR, dated September 1988 notes a provision to
provide approximately 35 acres of net pad area at this site (see below), The net pad area is shown
exclusive of slopes and right-of-ways based on page 113 of the same document.
Lively (Mclauchlan)
McMillin remnant
Final Subsequent EIR, Table 1
32.73 acres
2,54 acres
Preliminary Development Plan
34,28 acres
1. 14 acres
Total
35,27 acres
35.42 acres
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ATTACHMENT E
May 5, 2005 Item #
South Poway Commercial - SPC:
The land Use Map in the South Poway Specific Plan shows Kirkham Way tying into Scripps Poway
Parkway east of the Slough property where the SPC property would be located, Other documents
show Kirkham Way tying into Scripps Poway Parkway at our easterly property line, In either
scenario, the severe grade differentials present on the site makes this location of the SPC land
unfeasible,
Our proposed land use designation proposes that Kirkham Way connect with Scripps Poway
Parkway east of our site, Access to the proposed development will be from Kirkham Way off
Gateway/Danielson Street with no direct access from Scripps Poway Parkway,
This preliminary development plan does not change the cmount of SPC designated land on this
property, but rather, relocates it to a more usable location, The proposed land use designation
preserves and relocates the 2,20 acre SPC land use to a more accessible portion of the site along
Kirkham Way,
Remaining Open Space:
The remaining portion (approximately 90 acres) of the 149 acre combined property located north
and south of the net developed pad area is proposed as Open Space, Additionally, an
approximately 8 acre portion of the newly designated IP land will be put into an Open Space
Easement and will be re-vegetated to comply with the habitat preservation goals of the HCP,
Summary:
Slough Estates USA is requesting comments from Council on the proposed preliminary
development plan of the Lively Parcel. Our development plan includes the conversion of
approximately 23 acres of currently designated Open Space to Industrial Park and South Poway
Commercial, of which an 8 acre portion is being put into an Open Space Easement. The proposed
development is on a net pad area consistent with the Final Subsequent ElK
Slough Estates USA is appreciative for Council's time in discussing this development concept. We
value our growing relationship and look forward to bringing more quality firms and businesses to
The City of Poway, Thank you again for your approach and willingness to discuss our proposals,
10 of 12
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_, NCIl-8UILDABLE AREA (1oe.52 AcREs)
NET BUIUlAlltE PAD (3&.22 AcREs)
SCRIPPS PO'IfA,Y pMeC'tfA"t
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Scale: 1,
NET PAD AREA EXHIBIT
12 of 12
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