Item 1 - EA DR 96-20 Bowron Rd Group Ltd. Partnership
- TO:
FROM:
INITIATED BY:
DATE:
SUBJECT:
AGENDA REPORT SUMMARY
Honorable Mayor and Members of the City Council
James L. Bowersox, City Ma~
Reba Wrlght-Quastler, Director of Planning services~
November 19,1996
Environmental Assessment and Development Review 96-20, Bowron Road
Group Limited Partnership, Applicant
ABSTRACT
A request to construct a 92-unit affordable apartment complex located at the northeast comer of
Civic Center Drive and Bowron Road in the Residential Apartment zone, in the Town Center
District
ENVIRONMENTAL REVIEW
- An environmental initial study has been completed for the subject project Staff recommends the
issuance of a Negative Declaration with mitigation in the areas of TransDortation, and Health.
Safety and Nuisance Factors relating to noise, dust and light
FISCAL IMPACT
None.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
Notice of Public Hearing was published in the Poway News Chieftain, and was sent to 90
property owners within 500 feet of the project's boundaries.
RECOMMENDATION
It is recommended that the City Council issue a Negative Declaration with mitigation and approve
Development Review 96-20, subject to the conditions contained in the attached proposed
resolution.
ACTION
-
II
E:ICITY\PLANNINGIREPOR1\DR962Q,SUM
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NOV 1 ~ 1996 ITEM :
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AGENDA REPORT
CITY OF POWAY
II
INITIATED BY:
Honorable Mayor and Members of the City Council
James L. Bowersox, City Man~
Reba Wright-Quastler, Director of Planning Services ~(j)b2.
Marijo Van Dyke, Associate Planner
TO:
FROM:
DATE:
November 19,1996
MANDATORY
ACTION DATE:
November 19, 1996
SUBJECT:
Environmental Assessment and Development Review 96-20. Bowron
Road Grouo Limited Partnershio. Aoolicant: A request to construct a
92-unit affordable apartment complex located at the northeast corner
of Civic Center Drive and Bowron Road in the Residential Apartment
zone, in the Town Center District.
APN: 317-473-18
BACKGROUND
This is an application for the construction of 92 apartment units on a 4.4 acre site which
is situated at the northeast comer of Civic Center Drive and Bowron Road. It is the product
of a disposition and development agreement between the Poway Redevelopment Agency
and the Bowron Road Group Limited Partnership, which consists of a non-profit housing
corporation and a private for-profit builder.
The project site is a flat rectilinear lot which faces the Poway Villas Apartment complex on
the south side of Civic Center Drive and is bounded on the north and east by existing
commercial complexes. The land west of Bowron Road is slated for the development of
the new Sheriff's substation and the new Poway Library. Valley Elementary School is
located on the opposing comer, to the southwest.
The subject site contains a designation for affordable housing, the "AH" overlay, In May
1994 the City Council authorized the acquisition of the site for affordable housing and in
June 1996 the site was rezoned in conjunction with the Poway Road Specific Plan
adoption from Commercial General to Residential Apartment.
The design team for this project has met with the surrounding neighborhood for a series
of consultations in an effort to better determine the wishes and needs of the existing
::.: of 33
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Agenda Report
November 19,1996
Page 2
residents. These neighborhood comments have been incorporated into the design
elements to the maximum extent possible.
FINDINGS
The project proposal is for the construction of 92 dwelling units on a 4.4 acre site, which
is a density of 20.9 units per acre. The Residential Apartment zone allows densities of up
to 20 units per acre while the Affordable Housing Overlay on the property would allow up
to 25 units per acre with the adoption of a specific plan.
State law provides for a density bonus for affordable housing and requires cities to adopt
an implementing ordinance to establish which concessions will be allowed for affordable
projects. Under the state law, proponents of affordable housing projects are entitled to a
density bonus of 25 percent The proposed additional density for this project (.9 units per
acre) represents a 4.5% bonus.
Because this property is part ofthe Poway Road Specific Plan area, staff recommends that
the state density bonus provisions be used rather than amending the Poway Road plan to
provide for the use of the Affordable Housing Overlay. An ordinance implementing the
state law provisions is scheduled for first reading at the same City Council meeting as this
application.
Proiect Design
The units are clustered in four basic building pattems A,B,C and D; most buildings
containing six living units, one containing seven and one with five units. Unit sizes range
from 680 square feet for the one bedroom/one bath to 1,210 square feet for the four
bedroom/two bath unit The buildings are arranged into three basic patterns, each
conforming to a theme relating to the landscape design; the Woods, the Green and the
Creek.
The proposed buildings are composed of two shades of cream to tan stucco, a roof system
of gable and shed roofs, coupled with a complex parapet system. The elevations are
enhanced by arched entrances on the lower floor units and stairways with framed stucco
sidewalls to the second story. Roof material will be clay tile. Trim and accent colors will
consist of muted shades of green, red and mauve. The design is consistent with the
design standards for the Town Center area and has many architectural elements in
common with the new Poway Library and Sheriff Station complex.
The complex meets all of the development standards for the Residential Apartment zone,
with three exceptions: (1) there is a parking deficit of 73 spaces for the project overall; (2)
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Agenda Report
November 19,1996
Page 3
the front yard setback, where a 20 foot distance is required and where four of the six
buildings facing Civic Center Drive are situated at a setback distance of 15 feet: and (3)
there is no swimming pool offered with the complex, The project contains the required
children's play area, outdoor passive recreation area, private outdoor space within
balconies and porches, laundry facilities, lockable storage areas and covered parking. If
the project is approved as designed, it will enjoy a very modest density bonus and three
project incentives relating to a variance from setback, a lower parking requirement and no
pool.
Parking
Properties which were originally selected for the "AH" designation were chosen based on
a set of criteria which included proximity to public transportation and services. This
property is particularly well located being adjacent to shopping, the public library,
elementary school, recreational facilities, government services and public transportation,
Residents will be far more able to get along without a car than is generally the case in
Southern California.
The development will include several large units but there will also be ten one-bedroom
units which are expected to be attractive to retired persons because of the proximity to the
senior center. These households often have fewer than average automobiles.
Because of the fact that the location allows residents to walk to many daily needs and the
accessability of public transportation would allow easy access to such employment centers
as the hospital, shopping areas, the school district, and because a percentage of the units
are expected to be occupied by seniors, staff supports the parking reduction. It is
recommended that the management restrict the number of automobiles each household
may keep on-site and vigorously enforce parking arrangements on-site, No recreational
vehicles will be permitted to be parked on the property.
Swimmina Pool
The Municipal Code requirements for apartments require the provision of a swimming pool
on-site: however, in this case it is not feasible to do so because of the limitations of the
financing being used and concerns about the costs of maintenance and operation over
time. Staff is exploring alternative methods of extending Community Swim Center
privileges to the families who will live in the complex, as well as to those in the Poway
Villas, which is now owned by the same non-profit organization, No long-term solution has
yet been reached.
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NOV 1 & 1996 rlr.M -
Agenda Report
November 19,1996
Page 4
DeveloDment Requirements
1. Payment of development fees: traffic mitigation, drainage, water, parks, sewer,
median improvement, street light energy charges, schools,
2. Undergrounding of overhead power lines.
3. Completion of frontage improvements along Bowron Road and Civic Center Drive
consistent with Poway Road Specific Plan standards for Town Center District.
4. Installation and maintenance of landscaping, and lighting within the project,
including the public right-of-way areas (including street lights).
5, Installation of a new fire hydrant at the rear of the property.
ENVIRONMENTAL REVIEW
An environmental initial study has been completed for the subject project. Staff
recommends the issuance of a Negative Declaration with mitigation in the areas of
Transportation, and Health. Safety and Nuisance Factors relating to noise, dust and light.
FISCAL IMPACT
None.
PUBLIC NOTIFICATION AND CORRESPONDENCE
Notice of Public Hearing was published in the Poway News Chieftain, and was sent to 90
property owners within 500 feet of the project's boundaries.
RECOMMENDATION
It is recommended that the City Council issue a Negative Declaration with mitigation and
approve Development Review 96-20, subject to the conditions contained in the attached
proposed resolution.
Attachments:
A. Proposed Resolution
B. Environmental Initial Study
C. Negative Declaration
D. Zoning and Location Map
E. Proposed Site Plan
F. Proposed Building Elevations
G. Proposed Floor Plans
~NNING\REPORT\DR9620,AGN
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NOV 1 & 1996 ITEM 1
RESOLUTION NO. P-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING DEVELOPMENT REVIEW 96-20
ASSESSOR'S PARCEL NUMBERS 317-473-18
WHEREAS, Development Review 96-20, Bowron Road Group Limited Partnership,
applicant, requests approval to construct a 92-unit affordable apartment complex located
at the northeast corner of Civic Center Drive and Bowron Road in the Residential
Apartment zone within the Town Center District; and
WHEREAS, the proposed project partially fulfills a requirement for the construction
of a specified number of affordable housing units; and
WHEREAS, on November 19,1996, the City Council held a hearing on the above-
referenced item.
NOW, THEREFORE, the City Council does hereby resolve as follows:
Section 1: Environmental Findinas:
The City Council hereby issues a Negative Declaration with mitigation required in
the areas of Transoortation and Health. Safety and Nuisance Factors.
Section 2: Findings:
1, The approved project is consistent with the Poway General Plan in that it
proposes construction of apartment living units in an area designated for
multifamily residential use and implements goals of the General Plan
Housing Element
2, That the approved project will not have an adverse aesthetic, health, safety,
or architecturally related impact upon adjoining properties, because building
massing, rooflines, landscaping and building materials will be compatible
with nearby developments.
3. That the approved project encourages the orderly and harmonious
appearance of structures and property within the City, because it is similar
to and complements other residential development in the vicinity,
4, That the approved project is in compliance with the Zoning Ordinance,
except in; (1) the provision of minimum number of required on-site parking
spaces, (2) observance of required front yard setback, (3) the provision of a
swimming pool which is required of all new multifamily housing projects, and
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ATTACHMENT A
NOV 1 9 1996 ITEM 1
Resolution No, p-
Page 2
(4) that the project exceeds maximum densities at a rate of .9 units per acre,
State law makes provisions for the automatic granting of a density bonus of
up to five units per acre and provides for the allowance of other development
incentives by local jurisdictions. In all other respects the project meets the
development standards of the underlying zoning.
Section 3: City Council Decision:
The City Council hereby approves Development Review 96-20 subject to the
following conditions:
Within 30 days of approval (1) the applicant shall submit in writing that all conditions
of approval have been read and understood.
COMPLIANCE WITH THE FOllOWING CONDITIONS IS REQUIRED.
COMPLIANCE SHAll BE APPROVED BY THE DEPARTMENT OF PLANNING
SERVICES.
SITE DEVELOPMENT
1. Site shall be developed in accordance with the approved site and plotting plans on
file in the Planning Services Department and the conditions contained herein.
2. Revised site plans, building elevations and floor plans incorporating all conditions
of approval shall be submitted to the Planning Services Department prior to
issuance of building permits.
3. Approval of this request 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.
4, The storage of recreational vehicles on-site shall be prohibited.
5.
The applicant shall comply with the latest adopted Uniform Building Code, Uniform
Mechanical Code, Uniform Plumbing Code, National Electric Code, Uniform Fire
Code, and all other applicable codes and ordinances in effect at the time of building
permit issuance.
6.
Leases shall include a limitation on the number of vehicles that may be kept on site
by each household so that there is adequate parking on-site for residents and
visitors. No recreational vehicles may be kept on site. All parking restrictions shall
be vigorously enforced at all times and no on-street parking shall be permitted on
either Civic Center Drive or Bowron Road.
7,
A six foot solid wood fence with top rail, and painted to match the complex, shall be
constructed along the north property line. The type of fencing along the easterly
property line shall be determined by Director of Planning Services,
7 of 33
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Resolution No. P-
Page 3
8. Floor Plan 3.1 shall be modified to the extent feasible to provide closer proximity
between the front bedroom and a bathroom.
9. The project developer shall cooperate in the improvement of a pedestrian pathway
located on the adjoining commercial plaza property directly adjacent to the easterly
property line of the subject property, to the satisfaction of the Director of Planning
Services,
10. This approval shall become null and void if building permits are not issued for this
project within two years from the date of project approval.
LANDSCAPE IMPROVEMENTS
1, All landscaped areas shall be maintained in a healthy and thriving condition, free
from weeds, trash, and debris. The trees shall be encouraged and allowed to retain
a natural form. Pruning shall be restricted to maintain the health of the trees and to
protect the public safety. Unnatural or excessive pruning, including topping, is not
permitted.
2, Complete landscape construction documents shall be submitted to and approved
by the Planning Services Department prior to the issuance of building permits.
Plans shall be prepared in accordance with City of Poway Guide to Landscape
Requirements (latest edition).
4. Street trees, a minimum of 15 gallon size, shall be installed in accordance with the
City of Poway Guide to LandscaDe Reauirements and in compliance with the Poway
Road Specific Plan. In particular Iiquidambar, a minimum 15 gallon size shall be
planted along Bowron Road adjacent to the curb, within a ten-foot-wide sidewalk.
Evergreen (Chinese) elm shall be planted on Civic Center Drive within a parkway
area which is curb adjacent, behind a five-foot-wide sidewalk. Drought tolerant turf
shall be utilized as the primary planting material in the parkways.
SIGNS
Any signs proposed for this development shall be designed and approved in
conformance with the Sign Ordinance.
COMPLIANCE WITH THE FOLLOWING CONDITIONS IS REQUIRED. COMPLIANCE
SHALL BE APPROVED BY THE DEPARTMENT OF ENGINEERING SERVICES.
SITE DEVELOPMENT
For a new residential unit(s}, the applicant shall pay development fees at the
established rate. The following fees, including but not limited to, traffic mitigation,
drainage, water base capacity, park, sewer line charge, median improvement, and
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IICV 1 S 1996 ITEM 1
Resolution No. P-
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reimbursement agreement fees, shall be paid or secured prior to building permit
issuance. If secured, these fees must be paid in full prior to occupancy.
Permit and plan checking fees shall be paid upon submittal of improvement, and/or
grading plan, as applicable.
All fees, including but not limited to, street light energy charges, fire protection,
school, water service fees, remaining sewer connection, sewer cleanout and sewer
inspection fees shall be paid prior to building permit issuance.
GRADING
1. Grading of the subject property shall be in accordance with the Uniform Building
Code, City Grading Ordinance, approved grading plan and geotechnical report, and
accepted grading practices. The grading plan shall be drawn to a scale of 1" = 20'
or larger.
2, The grading plan shall contain a certificate signed by a registered civil engineer that
the grading plan has preserved a minimum of 100 square feet of solar access for
each dwelling unit.
3. A soils report shall be prepared by a qualified engineer licensed by the State of
California to perform such work.
4. A geological report shall be prepared by a qualified engineer or geologist and
submitted at the time of application for grading plan check.
5. The final grading plan, prepared on a standard sheet of mylar, shall be subject to
review and approval by the Planning and Engineering Services Departments and
shall be completed prior to issuance of grading permits.
6. If blasting is deemed necessary, a pre-blast survey of the surrounding property shall
be conducted to the satisfaction of the Director of Engineering Services prior to any
rock blasting. A blasting permit shall be obtained from the Engineering Services
Department prior to any rock blasting. Seismic Recordings shall be taken for all
blasting and blasting shall occur only at locations and levels approved by the
Director of Engineering Services,
7, All new slope shall be a minimum of 2:1 (horizontal to vertical).
8. A final compaction report shall be submitted and approved prior to issuance of
building permits.
9. A certification of line and grade, prepared by the project civil engineer, shall be
submitted prior to issuance of building permits,
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10. Buildings and parking lots shall be at least five feet from tops and toes of slopes,
unless waived by Planning and/or Engineering Services Departments prior to
grading permit issuance.
11. If pad elevation increase by greater than two feet in height from those approved on
the development review or on the schematic grading plan used as a basis of
approving the project, City Council approval will be required prior to grading permit
issuance.
12. Non-supervised or non-engineered fill is specifically not allowed, Rock disposal
areas shall be graded in compliance with City-approved soils investigations and
recommendations and grading plans.
13. Erosion control, including but not limited to desiltation basins, shall be installed and
maintained from October 15th to April 15th. An erosion control plan shall be
prepared by the project civil engineer and shall be submitted as part of the grading
plan. The developer shall make provisions to insure the proper maintenance of all
erosion control devices throughout their intended life.
14. The tops and toes of all graded slopes shall be constructed with a five-foot minimum
setback from any open space area.
STREETS AND SIDEWALKS
1. All Circulation Element roads shall be dedicated and improved to the City's
Circulation Element roads standards and to the specifications of the Director of
Engineering Services.
2, All other interior and exterior public streets shall be constructed to City standards
and specifications.
3. Along both Civic Center Drive and Bowron Road a five-foot-wide parkway area shall
be provided adjacent to the curb for the installation of street trees and turf,
4. All street structural sections shall be submitted to and approved by the Director of
Engineering Services and Planning Services prior to improvement plan approval.
5, Improvement plans for streets and any other public utility lines, prepared on
standard sheets of mylar by a Registered Civil Engineer, shall be submitted for
approval by the Director of Engineering Services Department Plan check and
inspection fees shall be paid by the developer.
6. A Standard Agreement for the Construction of Public Improvements shall be
executed by the developer prior to grading permit issuance. Appropriate securities
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Page 6
shall also be posted with the submittal of the Standard Agreement to the
Engineering Services Department.
7. All street and any public improvements as noted in the Standard Agreement for
Construction of Public Improvements shall be constructed within the time limit
imposed in said agreement, to the satisfaction of the Director of Engineering
Services.
8, Street improvements shall include, but are not limited to :
X Sidewalks Cross gutter
X Driveways Alley gutter
X Wheelchair ramps X Street paving
Curb and gutter Alley paving
X Striping and signs
9. All damaged off-site public works facilities, including parkway trees, shall be
repaired and replaced prior to exoneration of bonds and improvements, to the
satisfaction of the Director of Engineering Services.
10. The developer shall acquire an encroachment permit for any private improvements
placed within the public right-of-way,
11. Prior to any work performed in the public right-of-way or City-held easements, a
right-of-way permit shall be obtained from the Engineering Services Department and
appropriate fees paid, in addition to any permits required.
12. Private street improvement plans shall be processed as a grading plan. Said plans
shall be prepared on standard sheets of mylar by a Registered Civil engineer and
shall be submitted for approval by the Director of Engineering Services. Plan check
and inspection fees shall be paid by the developer. The grading plan shall be
approved and securities posted prior to building permit. issuance. The securities
shall be posted with a standard agreement which requires the developer to
construct the facilities within two years of execution of the agreement or prior to
building permit issuance, whichever comes first. The security for performance shall
be 100% of the cost estimate approved by the Director of Engineering Services.
The requirement for a 50% payment and 10% warranty securities is waived due to
the fact that this is not a public improvement.
DRAINAGE AND FLOOD CONTROL
1. Intersection drains shall be required at locations specified by the Director of
Engineering Services and in accordance with standard engineering practices.
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2, A drainage system capable of handling and disposing of all surface water originating
within the project, and all surface waters that may flow onto the project from
adjacent lands, shall be required, Said drainage system shall include any
easements and structures as required by the Director of Engineering Services to
properly handle the drainage.
3. Portland cement concrete gutters shall be installed where water crosses the
roadways.
4, Concentrated flows across driveways and/or sidewalks shall not be permitted.
5. Developer shall clearly label those areas designated as floodway and floodplain on
the grading plan, These areas shall be determined from an analysis of the 100-year
flood in accordance with the San Diego County Hydrology Manual.
UTILITIES
1. All proposed electrical/communication/CATV utilities within the project shall be
installed underground including existing electrical utilities less than 34,5 KV.
2. Utility easements shall be provided to the specification of the serving utility
companies and the Director of Engineering Services.
3, The developer shall be responsible for the relocation and undergrounding of
existing public utilities located immediately north of the site adjacent to Bowron
Road's east side.
4. Water, sewer, and fire protection systems shall be designed and constructed to
meet the requirements of the City of Poway and the County of San Diego
Department of Health.
5. The applicant shall pay for a water system analysis to establish the proper size and
location of the public water system. The amount shall be determined by the cost of
the analysis and shall be paid prior to submittal of improvement plans.
6. Within 30 days after receiving City Council approval of the project, the applicant
shall apply for a Letter of Availability (LOA) to reserve sewerage availability and post
witll the City, a non-refundable reservation fee equal to 20% of the sewerage
connection fee in effeCt at the time the LOA is issued.
7, Developer shall construct a lighting system conforming to City of Poway standards
at no cost to the public, subject to the following:
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Resolution No, P-
Page 8
a. Cut-off luminaires shall be installed which will provide true 90-degree cutoff
and prevent projection of light above the horizontal plane from the lowest
point on the lamp or light emitting refractor or device.
b. All fixtures shall use a clear, low pressure sodium vapor light source.
c, Advance energy charges and District engineering charges shall be paid by
the developer.
d. Annexation to the lighting district and evidence of annexation shall be
accomplished at the time of final building inspection or issuance of a
certificate of occupancy, whichever occurs later.
8. Cable television services shall be provided and installed underground. The
developer shall notify the cable company when trenching for utilities is to be
accomplished.
9. Existing telephone, gas, electric, water, sewer, and other public utility lines and
appurtenances shall be shown on the grading /improvement plans.
10. All on-site private sewer mains shall be constructed to public sewer standards and
specifications and shall be shown on the grading/improvement plans.
11. Water and sewer main lines and appurtenances that will be installed at locations
other than within public streets shall have an easement, a minimum of 20 feet wide
for each line, dedicated to the City of Poway. Multiple parallel facilities will require
additional easement width for on-site facilities. Dedication shall be offered by a
separate document recorded prior to building permit issuance.
12, All public utility lines (i.e., water, sewer, drainage) not located within public streets
shall have an improved access over and along the respective easement, the
surfacing and width of which shall be acceptable to the Director of Engineering
Services.
GENERAL REQUIREMENTS AND APPROVALS
1, All easements and/or right-of-way dedications to the City shall be recorded in the
office of the Recorder of San Diego County prior to building permit issuance.
2. A processing fee shall be paid to the City for all easements and/or right-of-way
dedications made through a separate instrument(s} other than a map,
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Page 9
COMPLIANCE WITH THE FOLLOWING CONDITIONS IS REQUIRED. COMPLIANCE
SHALL BE APPROVED BY THE DEPARTMENT OF SAFETY SERVICES.
1, Roof coverings shall meet Class A fire retardant testing as specified in the Uniform
Building Standards No. 32-7 for fire retardant roof covering materials, per City of
Poway Ordinance #64.
2. The buildings shall display their numeric address in a manner visible from the
access street. Minimum size of the building numbers shall be eighteen inches on
the front facade of the building. Building address shall also be displayed on the roof
in a manner satisfactory to the Directors of Safety Services and Planning Services,
and meeting Sheriffs Department ASTREA criteria.
3. Every building hereafter constructed shall be accessible to fire department
apparatus by way of access roadways with all-weather driving surface of not less
than 20 feet of unobstructed width, with adequate roadway turning radius capable
of supporting the imposed loads of fire apparatus and having a minimum of 13', 6"
of vertical clearance. The road surface type shall be approved by the City Engineer,
pursuant to the City of Poway Municipal Code.
4, 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.
5. Permanent access roadways for fire apparatus shall be designated as 'Fire Lane'
with appropriate signs and curb markings.
6. Minimum 2A:10BC fire extinguisher is required for every 3,000 square feet and 75
feet of travel distance.
7, The addition of on-site fire hydrants is required. The location of the hydrants shall
be determined by the City Fire Marshal.
APPROVED and ADOPTED by the City Council of the City of Poway, State of California,
this 19th day of November, 1996.
Don Higginson, Mayor
ATTEST:
Marjorie K. Wahlsten, City Clerk
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Environmental Study Checklist
Page 3
YES~~
6. Population. [Will the proposal] have significant
results In:
a.
[Will the proposal] alter the location, distri-
bution, density, diversity, or growth rate of
the human POPulation of an area?
Will the proposal affect existing housing,
or create a demand for add I t 10na,I hous I ng?
vJ4
b.
7. Soclo-Economlc Factors. Will the proposal have
significant results In:
a.
Change In 'local or regional soclo-economic
characteristics, Including economic or
commercial diversity, tax rate, and prop-
erty values?
b.
Will project costs be equitably distri-
buted among project beneficiaries, I.e.,
buyers, taxpayers, or project users?
.JL
8.
Land Use and Plannln~ COnsiderations.
proposal have slgnlf cant reSUlts In:
Will the
a.
A substantial alteration of the present or
planned land use of an area?
9.
b. A conflict with any designations, objectives,
policies, or adopted plans of any govern~. '
menta I ent It les?~ c4 t-(..&.i.-.tP~""'A"""""-
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c. ~n Impact upon the Quality ijr Quantity of
existing consumptive or non-consumptlve
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Transportation. Will the proposal have significant
reSUlts In:
a.
:~:~:~:~n l~ .s_u~..s:.~~ I~ ~~~ ~:'..o~~ l~e~cf'~~L
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Effe~~' on existing streets, or dema~d h~r
new str!let cOllstrl,lC~ Ion? w~::~"l'1' "'u... _ _ ~
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Eftects on existing p~rklng facilities, or
demand for llew park I ng? Q.f.(. f" Lt. .... % w.:.u.
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Substantial Impact upon existing transpor-
tation systems? t~.fr.~;:=!'-'
~1~~nftt~ehtP tt rns of ~I~t~~..-..Q...
latlon or movement of people and/or
goods?
Alteration to or effects on present and
potential water-borne, rail, mass transit,
or a I r traff Ic?
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b.
c.
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d.
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e.
1.
g.
Increases In traffic hazards to motor
vehicles, bicyclists, or pedestrians?
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17 of 33
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Environmental Study Checklist
Page 4
YES MAYBE !!Q
10. Cultural Resources. WI I I the proposal have
significant Impacts In:
a.
A disturbance to the Integrity of archaeo-
logical, paleontological, and/or historical
resources?
-- ...........
11. Health, Safety, and Nuisance Factors. Wi I I the
proposal have significant results In:
e.
g.
a.
Creation of any health hazard or potential
health ha~ard?
Exposure of people to potential health
hazards?
v
--.l.::::
b.
c.
A risk of explosion or release of hazardous
substances In the event of an accident?
.~
d.
An Increase In the number of Individuals or
species of vector or parthenogenic organisms
or the exposure of people to such organisms?
Increase In eXI~tlng noise levels?
lll\.~"'","\.A ~ _ t..~ .,.....- - a
Exposure of people to potentially dangerous
noise levels?
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f.
The creation of objectionable odors?
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12.
h. An Increase In light .or glare? . .,. ........
Aestheff~s~ ''''W','I ~ tt/p-r:~~;~ ~e+ S~~~I"f~'d;t,t.-h'?~
results In:
a. The obstruct Ion or degradation of any scenic
vista or view? t/
- -
b. The creation of an aesthet I ca II y offensive
sl te? (./'"
- -
c. A conflict with the objective of designated
or potential scenic corridors? (../'
- -
13.
b.
c.
d.
e.
18 of 33
Utilities and Public Services. Will the proposal
have significant need for new systems. or alter-
ations to the following:
a.
Electric power?
Natural or packaged gas?
Communications systems?
Water supply?
Wastewater facilities?
v
v
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f.
Flood control structures?
l/
g.
h.
Sol 'd waste facilities?
Fire protection?
(./'"
NOV ~ S 1996 !T~M
-.
Environmental Study Checklist
Page 5
I.
Po II ce protect Ion? . . S' ;"ci" PQSll
e,.,..,.lI....,~p~~"'....$ ~ ~ ~
~~a.~~? oj; ~.4. " ,oS fs'--- cd"'!. i<{(~O ..
~~.~~ .o.~~~ r~.:.:2.lonal facilities?
Maintenance Ofa;;Ubl Ic facll Itles, Including
roads and flood control facilities?
j.
k.
I.
m.
Other governmental services?
14. Energy and Scarce Resources. WI I I the proposal
have significant Impacts In:
a.
Use of substantial or excessive fuel or
energy?
Substantial Increase In demand upon existing
sources of energy?
An Increase In the demand for development of
new sources of energy?
An Increase or perpetuation of the consump-
tion of non-renewable forms of energy, when
feasible renewable sources of energy are
available?
b.
c.
d.
Substantial depletion of any nonrenewable
or scarce natural resources?
15. Mandatory Findings of Significance.
19 of 33
e.
a.
Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of fish
or wildlife species, cause a fish or wild-
life population to drop below self-
sustaining levels, threaten to eliminate
a plant or animal community, reduce the
number of restrict the range of a rare or
endang6red plant or animal, or eliminate
Important examples of the major periods
of the California history or prehistory?
Does the project have t~e potential to
achieve short-term. to the disadvantage of
long-term, environmental goals? (A short-
term Impact on the environment Is one which
occurs In a relatively brief, definitive
period of time while long-term Impacts wi II
endure well Into the future.)
Does the project have Impacts which are
Individually limited, but cumulatively
considerable? (CUmulatively considerable
means that the Incremental effects of an
Individual project are considerable when
viewed In connection with the effect of
past projects, and probable future
projects.)
b.
c.
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Environmental Study ChecKlist
Page 6
d.
Does the project have environmental
effects which wi II cause substantial
adverse effects on human beings, either
directly or Indirectly?
~
I I. DISCUSSION OF ENVIRONMENTAL EVALUATION
(I.e., Of affirmative answers to the above Questions plus a discussion of
proposed mi t Igat Ion measures.) ,
III.DETERMINATION
On the basis of this Initial evaluation:
D
B
D
I find the proposed project COULD NOT have a significant effect on
the environment, and a NEGATIVE DECLARATION wil I be prepareq.
I find that although the proposed project could have a significant
effect on the environment, there will not be a significant effect
in this case because the mitigation measures described on an
attached sheet have been added to the project. A NEGATIVE
DECLARATION WILL BE PREPARED.
I find the proposed project MAY have a significant effect on the
environment. and an ENVIRONMENTAL IMPACT REPORT Is required.
SIGNATURE: ==.~..~
TITLE: 4." -n::'u, .......
DATE: 10- I (. -~'-
FORMS\EIS. FRN
20 of 33
NOV 1 ~ 1995 ITEM
Environmental Study Checklist
Page 7
II. DISCUSSION OF ENVIRONMENTAL EVALUATION
2. Hvdroloav.
b,d. The development of this vacant 4.4 acre lot will reduce the non-
permeable surface area to basically landscaped areas only. Thus
the absorption rates will be diminished and increased runoff will
result.
Mitiaation:
1. Pay master drainage/ flood control fee
2. Install generous 1 andscaped areas within the project to the
extent possible.
7. Socio-economic Factors.
b. The subject project will provide 92 affordable housing units which
will help to offset the tight rental market for households in the
low and very low income category.
8. Land Use and Plannina Considerations.
b. The construction of assisted affordable housing projects is the
implementation of the Poway General Plan Housing Element.
9. TransDortation.
a,b,d. The construction of the subject project will result in the
generation of eight vehicle trips per day per household, a total of
approximately 736.
Mitigation:
1. Payment of the Traffic Mitigation Fee
2. Completion of remaining street improvements along Bowron Road
and Civic Center Drive.
c. On-street parking will not be permitted. All parking needs for
the complex residents and their guests and management must be
provided on-site.
g. The increased traffic movements on and around the subject property
will cause an incremental increase in traffic hazards. A stop
sign may be needed at the intersection of Civic Center Drive and
Creek Park Drive.
11. Health. Safetv and Nuisance Factors.
e. There will be temporary noise impacts during the grading and
21 of 33
1'; OV 1 & 1996 [T~M
Environmental Study Checklist
Page 7
construction period. Following completion of the complex, the
noise generated should not be greater than existing ambient
levels.
h. It is possible for increase in light and glare to result from the
construction of this project.
Mitigation: Parking lot lighting needs to be designed and built in
compliance with adopted standards contained in the Poway Municipal
Code which specify lighting intensity, wattage, beam spread,
lighting type and hours of usage. Security lighting on the
buildings and parking structures should be designed with cut off's
and appropriate shielding and low wattage so as not to be
intrusive.
13. Utilities and Public Services.
j. The subject project will contain a mix of 1,2,3, and 4 bedroom
living units. It is presumed that the families placed in the
units will contain several school age children per unit.
Mitigation:
Payment of school impact fees at a current rate of $1.84 per
square foot of living space.
0" of 33
f:OV 1 s 1935
~--" .
[ . c.;::
23 of 33
CITY OF POWA\"
OON HIGGINSON, Mayor
MICKEY CAFAGNA, Deputy Mayor
SUSAN CAllERY. Counctlmember
BOB EMERY, Cuuncilmember
BE'T"fi" REXFORD. Counctlmember
CITY OF POWAY
NEGATIVE DECLARATION
1. Name and Address of Applicant: John Ahlswede. Bowron Road Groue Ltd.
Partnershio. 138 Escondido Ave. #204. Vista. CA 92084
2. Brief Description of Project: Environmental Assessment and Develooment Review
96-20: a reauest to construct a 92-unit affordable aeartment comelex located at the
northeast comer of Civic Center Drive and Bowron Road in the Residential
Aoartment zone. in the Town Center District.
3. In accordance with Resolution 83-084 of the City of Poway, implementing the
Califomia Environmental Quality Act of 1970, the City of poway has determined that
the above project will not have a significant effect upon the environment. An
Environmental Impact Report will not be required.
4. Minutes of such decision and the Initial Study prepared by the City of Poway are on
file in the Department of Planning Services of the City of Poway.
5. This decision of the City Council of the City of Poway is final.
Contact Person: Mariio Van Dvke
Phone: (619) 679-4294
Approved by: Date:
Reba Wright-Quastler, Ph.D., AICP
~
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City Hall Located at 13325 Civic Center DrN,QV 1 1996 ,C""" ,
Box 789, Poway, CaIif<:>rnia 92074-0789. (619) 748-6600,695-1400
ATTACHMENT C
lailing Address: P,O,
0I"l Recy=:ec Paoer
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DR 96-20
Zoning &: Location Map
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Novembelj, 1996
To: Poway City Council
P.O. Box 789
Poway, CA 92064-0789
From: Chris Cruse
13734 Utopia Rd.
Poway, CA 92064
Council members,
I am opposed to the elimination of 73 parking spaces or the restriction on cars for
the residents at the Bowron Rd. site. People need their cars for transportation to
jobs. It is certainly unjust and perhaps illegal to limit the transportation and
therefore, job opportunities of the residents. Eliminating the parking spaces will
encourage the residents to use the library andf or adjacent shopping centers for
parking.
On March 21, 1995 PUSD sent to the City of Poway Redevelopment Agency a letter
stating that Valley Elementary School was operating above design capacity- in other
words it is overcrowded. My understanding is that the purpose of the
redevelopment agency is to "eliminate blight". Isn't a project that will further
crowd a school in fact, "creating blight?"
The Poway General Plan states that "The City's policy of distributing the affordable
housing projects throughout the city will reduce the impacts to any given schooL"
The Bowron Road project is the 4th affordable housing project around Valley
SchooL How many are around Chaparral or Painted Rock? Since every adverse
effect is totally mitigatable I say it is time we share the load, honor the General Plan
and distribute some of these projects throughout the city- including your
neighborhoods.
~l-I2..-~ "
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