Item 11 - PDC 20-001; Req. to Amend Old Coach Estates Specific Plan to Allow a Resort Hotel with Up to 140 Rooms at Maderas Golf ClubDATE:
TO:
FROM:
CONTACT:
SUBJECT:
Summary:
AGENDA REPORT City of Poway
July 7, 2020
Honorable Mayor and Members of the City Council
Robert Manis, Director of Development Service�
Austin Silva, Senior Planner ��858-668-4658 or asilva@poway.org
CITY COUNCIL
Pre-Development Conference 20-001, a request to amend the Old Coach Golf
Estates Specific Plan to allow a resort hotel with up to 140 rooms at the
Maderas Golf Club
Sunroad Enterprises is proposing to amend the Old Coach Golf Estates Specific Plan (OCGESP) to allow
for a resort hotel with up to 140 rooms to be allowed as a conditionally permitted use requiring a
development review within the developed area of the existing Maderas golf course. Pursuant to
Proposition FF, adopted by the Poway voters in 1988, and the Poway Municipal Code (PMC), this
requires approval by the voters of the City at a special or general election.
The review of Pre-Development Conference (PDC) 20-001 is advisory only. The City Council will not
render any decision. If the applicant wishes to proceed with an application, it is with the
understanding that the City Council has made no representation upon which the applicant may rely.
Recommended Action:
It is recommended that the City Council provide input and direction regarding the request.
Discussion:
The applicant is Sunroad Enterprises and the property owner is Sunroad CC LP. Adopted by the City
Council in 1990, the OCGESP covers the Planned Community (PC) zone area located generally along
the west and east sides of Old Coach Road north of Espola Road which includes the Old Coach
Collection and Heritage 1 single-family residential neighborhoods, and the Maderas Golf Club. The
Golf Club is a part of the OCGESP and includes an 18-hole championship golf course, driving range,
and club house within an envelope of approximately 200 acres of land on one lot. The project location
and zoning map is included as Attachment A.
Since the property is within the Old Coach Planned Community, no increase in commercial use is
permitted until and unless such rezoning or amendment is approved by an ordinance adopted by the
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voters of the City at a special or general election (Proposition FF vote). The applicant can propose to
place this project on the ballot through either a citizen's initiative after gathering a qualifying number
of signatures or through a City Council sponsored measure, after first being approved by the City
Council and then adopted by the voters.
In July 2016, the City Council approved Specific Plan Amendment (SPA) 16-002, which was a request to
amend the OCGESP to allow a hotel with a maximum of 240 rooms within the existing Maderas Golf
Course subject to a Proposition FF vote. A full Environmental Impact Report (EIR) addendum was
prepared to analyze all of the project's potential impacts at that time and the EIR addendum was
adopted. The proposed SPA required voter approval following the approval by the City Council. The
SPA did not receive enough votes to pass and therefore the City Council's approval of the entitlements
was void.
If the applicant decides to pursue this project with a request that it first be approved by the City
Council, then a new SPA application would be required. A SPA has been applied for and drafted in
strikeout/underline format (Attachment B), but was placed on hold by the applicant in order to obtain
input from the City Council as a part of this Pre-Development Conference application. The SPA will
be required to be considered by the City Council at a noticed public hearing.
The proposed SPA would provide language in the OCGESP which could allow the future development
of a hotel with approval of a Conditional Use Permit (CUP) and Development Review (DR). The
applicant desires to place the project within the footprint of the driving range and maintain operations
of a smaller driving range, but a design has not been completed. The hotel would utilize the existing
Clubhouse facilities and would likely add pool(s), spa(s) or other related facilities. A conceptual site
plan (Attachment C) and architectural rendering (Attachment D) of the resort hotel is provided for
illustrative purposes.
The proposed SPA is consistent with SPA 16-002 that was analyzed in the EIR addendum that the City
Council adopted in 2016 except that it contains fewer hotel rooms. The hotel would be limited to a
maximum of 140 rooms, two stories, 35 feet in height, and 100,000 square feet in floor area within a
previously disturbed and developed area of the existing golf course. The hotel would be designed to
complement the architecture of the clubhouse and community structures. The existing vehicular
access to the Clubhouse from Old Coach Road would also be used to access the hotel. Parking for the
hotel would be at the existing Clubhouse provided the Clubhouse has excess parking. Access from
the Clubhouse to the resort hotel and amenities will be taken from the existing golf cart pathway(s) to
reduce vegetation disturbance and preserve open space. Resort hotel operations are prohibited from
well water use. No visually significant trees shall be removed consistent with the EIR.
The review of PDC 20-001 is advisory only. The applicant is seeking feedback on their proposal to
amend the OCGESP to allow a hotel as a conditionally permitted use. The City Council will not render
any decision. If the applicant wishes to proceed with an application, it is with the understanding that
the City Council has made no representation upon which the applicant may rely. The Agreement of
Understanding is included as Attachment E. A neighborhood meeting, or notification of surrounding
properties, was not conducted for this item, but would be recommended if the applicant continues to
pursue the project.
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Environmental Review:
Because no action can be taken, this item is not a "Project" pursuant to the California Environmental
Quality Act (CEQA) and is therefore not subject to CEQA review.
Fiscal Impact:
An analysis of fiscal impact will be completed if a future Specific Plan Amendment is reviewed by the
City Council.
Public Notification:
None.
Attachments:
A.Zoning and Location Map
B.Proposed Amendment to OCGESCP with strikeouts and underlinesC.Conceptual Site Plan
D.Conceptual Architectural Rendering of Resort Hotel
E.Agreement of UnderstandingF.OCGESP (on file in the Office of the City Clerk)
https://docs.poway.org/Weblink/Browse.aspx?id=147663&dbid=0&repo=CityofPoway
Reviewed/ Approved By:
Wrody aserman Assistant City Manager
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Reviewed By:
Alan Fenstermacher City Attorney
Approved By:
City Manager
July 7, 2020, Item #11
--Ch~
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City of Poway
zoning/ Location Map
Item: PDC20-001
... 0 5001,000
NORTH IL-j Feet
ATTACHMENT A July 7, 2020, Item #11-
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OLD COACH GOLF ESTATES
PLANNED COMMUNITY
POWAY, CALIFORNIA
CASE NO. SPECIFIC PLAN 89-01 Revised per Specific Plan Amendment 89-0lA dated March 13, 2007 Revised per Specific Plan Amendment 20-001 dated [TBD]
Prepared for: Environmental Development, Ltd. Security Pacific Plaza 1200 Third Avenue, Suite 1324
San Diego, CA 92101
(619)696-7355
Contact: Bruce Tabb, President
Prepared by:
Michael Brandman Associates 4918 North Harbor Drive, Suite 205
San Diego, California 92106
(619)226-2223
Contact: Barry K. Hogan, Director of Planning Services
May 7, 1990
ATTACHMENT 8 July 7, 2020, Item #11
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TABLE OF CONTENTS
Section Page
I INTRODUCTION ___________________________________________________________________________________________________________ _!-I
A.Background and Purpose ____________________________________________________________________________________ _I-1B.Setting __________________________________________________________________________________________________________________ I-1C.Existing Conditions ____________________________________________________________________________________________ J-2D.Legal Description _______________________________________________________________________________________________ __I-2
II LAND USE ELEMENT _________________________________________________________________________________________________ II-1
A.Planning Objectives ____________________________________________________________________________________________ II-1B.Planning Concepts ______________________________________________________________________________________________ II-1C.Golf Course Envelope ________________________________________________________________________________________ II-2D.Golf Course _________________________________________________________________________________________________________ II-2E.Clubhouse ___________________________________________________________________________________________________________ II-3F.Preservation Areas ____________________________________________________________________________________________ __II-4
G.Residential Neighborhoods ________________________________________________________________________________ II-4H.Resort Hotel II-4
III TRANSPORT A TI ON ELEMENT _______________________________________________________________________________ III-I
A.Objectives __________________________________________________________________________________________________________ III-1B.Existing Road System _______________________________________________________________________________________ III-1C.Proposed Roads _________________________________________________________________________________________________ III-2
D.Pedestrian System ____________________________________________________________________________________________ III-3E.Golf Cart Paths __________________________________________________________________________________________________ III-3F.Equestrian/Pedestrian Trails _____________________________________________________________________________ III-3
IV PUBLIC FACILITIES ELEMENT ____________________________________________________________________________ __IV-1
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A.Water Facilities _________________________________________________________________________________________________ IV-1B.Sewer Facilities _________________________________________________________________________________________________ IV-1C.Drainage _____________________________________________________________________________________________________________ IV -2D.Police Protection ---------------------------------------------------------------------------------------------_IV-2E.Fire Protection ________________________________________________________________________________________________ __IV -3F.Solid Waste Management _______________________________________________________________________________ __IV-3G.Energy ________________________________________________________________________________________________________________ IV-3H.Telecommunications ________________________________________________________________________________________ _IV-3I.Schools ______________________________________________________________________________________________________________ IV-4
July 7, 2020, Item #11
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LIST OF EXHIBITS
Follows Exhibit Page
I Special Study Area 1-1
2 Development Concept Plan 11-;?;J
3 Sections 11-3
4 Resort Hotel Concept 11-4
4� Street Sections III-3
�Q Equestrian and Pedestrian Trail Sketch III-3
61 Maj or Entry Sketch, Maj or Entry Path V-4
-7� Gated Entry Sketch V-4
&2 Street Identification Monument Sketch V-5
91.Q Typical Lot Grading V-7
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I.INTRODUCTION
A.BACKGROUND AND PURPOSE
This text and the accompanying graphics represent a portion of the application for general plan
amendment/zone change 90-01 A, Planned Community Specific Development Plan 89-
01, Tentative Tract Map TTM 89-13, Specific Plan Amendment 89-0lA, and Specific Plan
Amendment 20-001.
Planning for the Old Coach Golf Estates began prior to the incorporation of the City of Poway.
The Poway Comprehensive Plan designates this area as a Special Study Area (see Exhibit 1). The
Plan states:
"Special study areas should be designed in outlying areas to provide the necessary specific planning of appropriate land uses, public facilities, and financing mechanisms .... Land use changes in the outlying areas shall be required to prepare a specific plan of land use or a planned community development plan that discusses appropriate land uses, public facilities, financing mechanisms and the provisions for environmental quality based upon the following:
•0 Id Coach Area: The O Id Coach area should be oriented to rural residential land uses
or a resort recreational facility that would include a variety of residential andrecreational uses such as golf courses and equestrian centers."
This document represents the culmination of a long process of community participation and
interest in the Old Coach area. The document embodies the dictates of the Poway Comprehensive
Plan as does the accompanying maps. When adopted by the City Council this document along with
the tentative map, and resolution of approval will represent the desired development for the Old
Coach Golf Course Estates Planned Community.
On March 13, 2007, the City Council approved an amendment to the Old Coach Specific Plan (SP
89-0lA) to incorporate a 122.5-acre site and five additional residential lots within the specific plan
area boundaries. The addition of five residential lots increases the maximum number of residential
lots within the specific plan area boundaries from 156 to 161 and increases the total area from 708
acres to 830.5 acres.
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On [TBD], an amendment was prepared for the Old Coach Estates Planned Community to allow
for the development of a resort hotel with pool(s), spa(s) and related amenities with a maximum
of 140 rooms within the golf course envelope. The resort hotel will utilize the existing clubhouse
facilities as hotel amenities.
B.LOCATION
The property is located in the northern portion of the City of Poway. It includes approximately 1/2
mile of frontage along Espola Road directly east of the existing community of StoneRidge and
extends northward approximately 2 miles. The property is bounded on the north by approximately
500 acres of undeveloped land, on the south by Espola Road, on the west by the development
ofStoneRidge Estates, and on the east by Old Coach Estates and Mr. Ed Malone's Ranch.
Environmental Development, Ltd. Owns and controls all ofthe 830.5 acres ofland. The Old Coach
Golf Estates Planned Community details the development plan for the 830.5 acres ofland; its areas
for golf use, for housing, for resort hotel use, for creek preservation, for open space preservation,
and the roadway network for access to and circulation within the property.
C.EXISTING CONDITIONS
The site is primarily undeveloped with only a single-family home off Boca Raton Road and a water
tank site in the same area. The primary topographic characteristics of the site are two rocky peaks
of 900 AMSL, one located just inside the northeast corner of the site and the other located in the
south-central portion of the site which supports the Boca Raton reservoir. Bisecting these
ridgelines is a southeast to northwest trending valley formed by an intermittent stream, Sycamore
Creek. Relatively level area occurs in the center of the north half of the site. A second, relatively
level area occurs south of the reservoir and adjacent to Espola Road. the southern portion of the
site, i.e., the lowers ±80 acres adjacent to Espola Road, is bisected by the San Diego Aqueduct.
D.LEGAL DESCRIPTION
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The site encompasses approximately 830.5 acres of land. It is legally described as the portion of
Sections 18, 19 & 30, Township 13 north, Range 1 west, San Bernardino Baseline and a portion
of Sections 24 & 25, Township 13 south, Range 2 west, San Bernardino Baseline. More generally
described as, San Diego County Assessor Numbers 273-192-18; 273-100-10; 277-010-02, 05, 22,
23; 277-070-24, 27-31; 277-071-01, 02, 08, 09; 277-140-01, 06, 23, 24, 26; 277-071-05, 14, 15,
and 16 and 277-080-04.
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II LAND USE ELEMENT
A.PLANNING OBJECTIVES
The basic objectives of this Plan are to enhance the "magic" of the area through careful planning
and sensitive design for the location and development of a 18-hole championship golf course and
clubhouse; a resort hotel with up to 140 rooms within the golf course envelope; and a community
of high quality, detached, single-family homesites on large parcels of land located throughout the
site. The plan will provide:
•Dedication, preservation, and enhancement of the Sycamore Creek area;
•Preservation and enrichment of the existing communities of StoneRidge and Old
Coach;
•Enhancement of the financial base of Poway through increased assessed valuation
for the Redevelopment Agency and Transient Occupancy Taxes;
•Dedication and preservation, in perpetuity, of many of the surrounding steep
hillsides;
•A safe and attractive road system linking all elements of the community.
Through the requirements of the City's Comprehensive Plan and the additional regulations within
this text, the City and its citizens will be assured development of this Plan in the manner desired
and expected.
B.PLANNING CONCEPTS
The concept for the Planned Community is to take advantage of the natural building areas which
are created within the environmental constraints of the site, the routing of the golf course and the
general plan are applied. The plan relies upon the creation of a 18-hole championship golf course
within an envelope of approximately J00200 acres of land on one lot and a resort hotel with up to
140 rooms within the golf course envelope; surrounding the golf course are 161 large single
family estate lots. The concept is to have the majority of the homesites front on the golf course or
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have views over the golf course. Views overlooking the golf course from the adjacent existing
single-family residential homes will be enhanced.
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Flag lots, contour grading, smooth rounding of manufactured slopes, variation of lot width and
depth, and single-loaded streets are all employed throughout the Plan to minimize grading and to
design a community which is sensitive to the terrain. The Plan provides for preservation of the
riparian area and also ensures that the creek works as a flood control facility. A resort hotel with
up to 140 rooms within the golf course envelope is provided for with the Plan. The Plan provides
for the development of a major golf fairway, fairway number 22, adjacent and parallel to Espola
Road and a 50-foot landscaped scenic setback from the curb to meet the requirements of the
Comprehensive Plan for Scenic Highways while providing an attractive entrance to the project.
The Plan also provides for the preservation, in perpetuity, of certain steep hillsides through open
space easements along the rear portions of the lots within the northern and southern portion of the
site, irrevocably offered to the City for dedication. A Conceptual Development Plan is shown in
Exhibit 2.
C.GOLF COURSE ENVELOPE
The golf course envelope contains approximately 200 gross acres of land and consists of one
continuous lot. Within the golf course envelope, identified on the Development Concept Plan (see
Exhibit 2), 1t11ill be developed a 18-hole championship golf course, clubhouse, and-driving range;
and a resort hotel with up to 140 rooms will be developed; additionally there will be two major
areas of preservation, i.e., the riparian and certain hillside areas.
D.GOLF COURSE
The golf course is designed to be compatible with the protection and enhancement of Sycamore
Creek. No portion of the creek will be used as part of any of the fairway or the immediate rough
area, however, there is one golf hole which will tee across the creek, and will require a single creek
crossing. The fringe or transition areas of the creek will be blended with some of the rough areas
of the golf course. This will be accomplished through sensitive design and with the consultation
of a biologist during construction of the course and in compliance with local, state, and federal
regulations.
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The golf course shall have 18 holes of golf and be of championship length and quality, i.e.,
approximately 7,000 yards for 18 holes, with approximately a par 72 for the 18 holes of golf. The
landscaping of the golf course will be with salt tolerant and drought tolerant ground cover and
plant material. The irrigation design for the golf course shall use the latest proven techniques for
water conservation and shall be so designed as to provide for easy connection to a supply of
reclaimed wastewater at such a time as one becomes available in the future.
The design of the golf course shall occur within the golf course envelope shown on Exhibit 2. The
golf course design shall take into account the accommodation of a clubhouse with meeting rooms,
a restaurant and bar, a snack shop, locker room, pro shop and parking, and the provision for a
driving range and a resort hotel with up to 140 rooms within the golf course envelope. Where
possible, existing mature oak trees will be retained in place or replaced on a one for one basis. The
landscaping of the golf course will enhance the site through the installation of suitable trees and
groundcover. Lots 1-4, located on the east side of Old Coach Road, immediately north of Espola
Road, will be used as the Project Growing Grounds for the golf course and the site. The Project
Growing Grounds will not be permitted to operate as a wholesale or retail commercial nursery.
Upon termination of this use the site will be used as four single-family estate parcels.
E.THE CLUBHOUSE
Within the golf course envelope a building site will be utilized for the development of a clubhouse,
parking lot, �riving range, and a resort hotel with up to 140 rooms within the golf course
envelope as referenced in Section H. The clubhouse will be designed to be compatible with the
residential architecture of the estate homes expected to be built in the area. The design of the
clubhouse will go through the Old Coach Estates Architectural Review Committee and the City of
Poway Development Review procedure prior to the issuance of a building permit. The clubhouse
may include a restaurant/bar, meeting rooms, locker rooms, pro shop, snack shops, and other
related facilities normally found in a golf clubhouse. The parking standards used for the clubhouse
will be those of the Poway Development Code, Off-Street Parking Requirements.
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F.PRESERVATION AREAS
There are two areas of preservation within the Planned Community. They are the riparian area and
certain steep hillside areas. The major portion of the riparian area will be included as part of the
golf course lot and designed as open space; the remainder of the riparian area, namely Thompson
Creek, will be designated as an open space lot and dedicated to the City of Poway. The steep
hillside areas will take the form of undisturbed and disturbed, but revegetated open space. Each
will be dedicated as open space easements along the rear portions of the single-family parcels. In
the case of the open space easements, that portion of the residential lot will be irrevocably offered
in dedication to the City of Poway as open space. The open space area will be identified by a low
lying, marker system, so that it is clear to the homeowner where their "use area" ends.
G.RESIDENTIAL NEIGHBORHOODS
The plan has two basic residential neighborhoods; the North Neighborhood and the South
Neighborhood Area. The minimum lot size throughout the entire development is 1 acre with the
largest lot over 11 acres in size. The regulations for the development of homes on these lots will
generally follow the requirements of the Rural Residential C Zone, but more restrictive, as shown
in Section VII A, herein. The neighborhoods have been designed to create small units of micro
neighborhood through the extensive use of cul-de-sac streets. Views to the site from the adjacent
StoneRidge Estate development will be preserved and/or enhanced through careful grading and
sensitive siting of future homes (see Exhibit 3).
H.RESORT HOTEL
One resort hotel with up to 140 hotel rooms may be developed within the golf course envelope,
subject to an application and approval of a conditional use permit and development review in
accordance with the California Environmental Quality Act, and review and approval by the City
Council. The resort hotel will be limited to two stories or less, less than 3 5 feet in height, and less
than 100,000 square feet of gross floor area. The resort hotel shall be developed within a
previously disturbed and developed area of the golf course. Architectural treatments and themes
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shall be compatible and consistent with the golf clubhouse and community structures. Review by
the Architectural Review Committee is not required prior to submittal to the City for development
review. Access from the Clubhouse to the resort hotel and amenities shall be taken from the
existing golf cart or vehicle pathway. The access shall meet City standards for a fire access road.
Parking, landscape, lighting and architecture shall meet PMC requirements and guidelines within
the General Plan. A hotel may include pool(s), spa(s) or other related facilities normally found in
a resort hotel. No hotel use will be allowed in the areas of preservation. Resort hotel operations
are prohibited from well water use. No visually significant trees shall be removed consistent with
the EIR. All other applicable Specific Plan regulations, policies and guidelines within this Specific
Plan shall be adhered to, except as otherwise noted in this paragraph.
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RESORT HOTEL CONCEPT SKETCH
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•Cable Television: Cable television is currently being provided in the StoneRidge
area via Signal Master. Cox Cable also has provisions for service in the area. The
cable companies will be permitted to install their conduit system within the utilityeasements.
I.SCHOOLS
The community lies within the jurisdiction of the Poway Unified School District. The property is
located within the attendance boundaries of the following existing schools: Chaparral Elementary
School on Tannin Drive, Twin Peaks Middle School on Tierra Bonita north of Twin Peaks Road,
and Poway High School on Espola Road at Titan Way. The current capacity of the schools are
operating at or above capacity, however, with the opening of the new Bernardo Heights Middle
School and the new Bernardo Heights High School, both now under construction, design
capabilities of the middle school and high school should not be exceed.
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V COMMUNITY DESIGN ELEMENTS
A.OVERALL DESIGN CONCEPTS AND GUIDELINES
The overall design concept for the Old Coach Golf Estates is to create a golf resort-oriented
residential community with visitor-serving use of the highest quality. Views of the golf course
from the residential parcels are maximized while providing reasonable areas on each lot for the
location of specifically designed custom homes and associated facilities. The Development
Concept Plan shown in Exhibit 2, graphically depicts each of the elements of the Plan which give
the character and quality to the development. The Plan is conceptual in nature and subject to
refinement through the building design and final engineering process; some of the features will be
adjusted and refined to suit each particular location and condition, pad areas may be adjusted
slightly and reconfigured based upon the final soils report. With respect to the golf course grading
and development, it is inherent in this kind of work that the golf course architect and/or
representative maintain full-time supervision during the grading operation in order to assure
compliance with the approved plans. Careful and modest adjustments and refinements will occur
to accommodate onsite conditions which are difficult to fully anticipate in the conceptual design
of the course; the integrity of the golf course design will be preserved and enhanced as a result of
these refinements.
B. DESIGN CONCEPTS AND GUIDELINES
The following design concepts and design guidelines will regulate the development of the
community. The guidelines presented in this section are intended to ensure an aesthetically
pleasing, well integrated development of the highest quality. While it is expected that the grading
will proceed over the entire site for the installation of utilities and roads, final parcel grading,
together with finish grading of certain streets, may proceed in phases together with the
development of the custom homesites. Minor additional grading by individual lot owners may
occur on some parcels in order to fit their particular home design and appurtenant features to the
specific site.
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The golf course will be developed concurrently with a residential element, followed by
development of visitor-serving uses as part of a future resort hotel with up to 140 rooms within the
golf course envelope. Since the community consists of residential homesites as the primary order
of development, the guidelines are very specific to the style and character desired by the developer
with respect to community level elements and to specific lot level improvements.
1.Land Use
There are seven land uses within the Old Coach Golf Estates development. They are as follows:
•Golf Course/Clubhouse and related facilities•Resort Hotel and related facilities•Custom Single-Family Parcels and Individually Designed Homes•Public Uses such as the fire station and the water tank site•Trails, both regional and local•Project Growing Grounds•Quasi-Public uses such as the mini park, the scenic overlook, and the sewerpump stations
All of the land uses within the community are secondary to the single-family residential. Each of
the land uses listed above are to provide some form of service to the residential of the Planned
Community. As stated within the Poway Comprehensive Plan, " ... The Old Coach area should be
oriented toward rural residential land uses or a resort recreational facility that would include a
variety of residential uses such as golf courses and equestrian centers."
The land plan for the community was defined on the basis of minimum impact upon the topography
and the environment. The road network is private and has four gated entries, two off Old Coach
Road, one on Old Coach Road, and one on Del Paso. The road network was planned to minimize
grading of the site and located in areas best suited to serve the residential homesites. The golf
course was laid out within an envelope that would afford the best views from the homesites while
creating a quality championship golf course having challenging play and beauty. The intent of the
design of the development was to avoid, as much as possible, areas identified as environmentally
sensitive, such as the riparian area, and maximize the potential of the site for views of the valley,
the golf course, and the surrounding hillsides. Minimal access off the public portion of Old Coach
Road
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a trail for jogging or walking and will incorporate native open space and the tank site within its
boundaries.
The scenic overlook will take access from the private road and intersect with the extension of the
Regional Trail. The path to the overlook will not be paved and no motorized vehicular access,
other than for maintenance purposes, will be permitted. The scenic overlook, at 835 AMSL, will
be in the open space Lot A.
Maintenance of the mini-park will be through the HOA, while the maintenance of the scenic
overlook will be through the City of Poway.
7.Lighting
Lighting within the community will be of two kinds, one will be the street lighting along Old
Coach and Espola Roads, and the other will be lighting at the private street intersections. The
lighting along the public portion of Old Coach and Espola Roads will be the City standard, while
lighting proposed for the interior of the project will be incorporated within the street sign
monument, and maintained by the HOA.
8.Architectural Guidelines
This section contains design concepts and guidelines related to architectural form, massing,
aesthetics, and materials. To give the homeowner and resort hotel developer enough flexibility,
the guidelines are conceptual in nature and allow a variety of options. These guidelines, though
conceptual, should be followed as closely as possible to ensure that the intended community design
quality is implemented and maintained.
An Old Coach Golf Estates Architectural Review Committee shall be established by the applicant.
The committee shall consist of representatives of the applicant with the purpose and intent of
implementing the guidelines established herein and within this entire text. V-622 of 31 OLD COACH GOLF ESTATES PLANNED COMMUNITY July 7, 2020, Item #11
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PERMITTED AND CONDITIONAL USES
The following uses shall be permitted; uses where the symbol "P" appears and uses subject to a
Conditional Use Permit where the symbol "C" appears in the column beneath each zone
designation; the symbol "X" indicates prohibition:
A.Residential Uses
1.Single-family dwellings p
2.Two family dwelling X
3.Guest dwellings or p
accessory living quarters.
4.Second single-family C
dwelling on the same lot
as an existing single-family
dwelling (See Section 17 .08.190)
5.Mobilehomes on individual
Lots, and permanent
Foundations which are certified
Under the National Mobilehome
Const. and Safety Standards Act of
197 4 and which were constructed
after Oct. 1976.
6.Group residential, including but not
limited to, boarding or rooming X
homes, dormitories, retirement
homes.
7.Multiple dwellings
a.Rental X X
VII-5
23 of 31 OLD COACH GOLF ESTATES PLANNED COMMUNITY July 7, 2020, Item #11
X
EXCERPTS ONLY
b.Condo Conversions
B.Agricultural Uses
1.All types of horticulture
2.Animal grazing and raising
commercial or noncommercial, only
when said property is vacant and 1
acre or greater in size.
3.4-H or FF A animal raising and/ or
keeping.
4.The wholesaling of products raised
on the premises.
5.Keeping of equine animals in
accordance with Section 17.32.010
of the Poway Development Code
and specified lots in the CC&Rs.
6.Keeping of small animals in
accordance with Section 17 .00.000
of the Poway Development Code
and specified lots in the CC&Rs.
7.Keeping of poultry and adult rabbits
for noncommercial purposes in
accordance with Section 24.11 .400
of the Poway Development Code
and specified lots in the CC&Rs.
8.Riding academies and commercial
stables.
9.Kennels, commercial
10.Kennels, noncommercial
11.The keeping of wild, exotic or non-
domestic animals.
12.Large Animal Hospital
VII-5
p X
X
X
p
p
p
X
X
X
X
X
24 of 31 OLD COACH GOLF ESTATES PLANNED COMMUNITY July 7, 2020, Item #11
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13.Keeping of beehives:
1 to 3 beehives X a. X b.4 or more beehives X
14.The raising of earthworms.X C.Public & Semi-Public Uses
1.Day nurseries, day care schools and
nursery schools in single-family
detached dwelling:
a.Six or fewer children including p
those who reside at the facility.
b.Seven to twelve children C
including those who reside at the
facility, in accordance with the
requirements of Section
17.48.010 of the Poway Zoning
Ordinance.
C.Greater than 12 children C
including those who reside at the
facility.
2.Convalescent Homes X
3.Churches, convents, monasteries and X
other religious institutions
4.Educational Institutions public or private X
schools not including art, business or
trade schools and colleges.
5.Public Facilities, including but not C
limited to, City headquarters, libraries,
parks, public offices, sub-stations,
reservoirs, pumping plants, and similar
installations.
VII-5
25 of 31 OLD COACH GOLF ESTATES PLANNED COMMUNITY July 7, 2020, Item #11
.
EXCERPTS ONLY
6.Private recreational facilities, including C
but not limited to, country clubs, tennis
and swim clubs, golf courses,
racquetball and handball. Limited
commercial uses which are commonly
associated with and directly related to
the primary use are permitted.
7.Hotels C
D.Home Occupations
1.Home occupations subject to the p
provisions of Section 1 7 .28 of the
Poway Development Code.
E.Accessory Uses
1.Accessory structures and uses located on p
the same site as a permitted use.
2.Accessory structures and uses located on C
the same site as a Conditional Use.
3.Unlighted private recreational courts,p
including but not limited to, tennis,
paddle tennis, and other uses determined
to be similar by the Planning Services
Director and the Old Coach Golf Estates
Homeowners Association (See Section
17.30).
4.Private recreational courts, including C
lighting but not limited to, tennis, paddle
tennis, and other uses determined to be
similar by the Planning Services
Director and the Old Coach Golf Estates
VII-5
26 of 31 OLD COACH GOLF ESTATES PLANNED COMMUNITY July 7, 2020, Item #11
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Homeowners Association (See Section
17.30).
F.Temporary Uses
1.Temporary uses as prescribed in Section
17 .26 of the Poway Development Code.
VII-5
p
27 of 31 OLD COACH GOLF EST A TES PLANNED COMMUNITY July 7, 2020, Item #11
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July 7, 2020, Item #11
July 7, 2020, Item #11
AGREEMENT OF UNDERSTANDING
City Council for the City of Poway, hereinafter referred to as 'City' and f: {lle v--tt, -S {__( __ j L �7?. , hereinafter referred to as 'Proponene 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(s) B 7'7-)'70-- Zl j' (); 17--I7 /.- .3 f . 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.
Base-d ·upon· the above�mentioned facts, City will ·grant Propcn1ent a hearing prior to
filing any application for development upon the following understanding:
Dated:
30 of 31
a.City will render no decision with regards to any development proposal or partthereof.
b.City will receive no evidence, specific in nature, in support of a particulardevelopment plan.
c.City will make no representations that will obligate the City to render a decisionin favor of or against any development proposal or part thereof Proponent maysubsequently submit.
d.If any development proposal is subsequently submitted, Proponent will proceedat its sole and exclusive risk with the understanding that City has made no
:
rep'._esentafons upon which Propone-nt
�
may rely.
I --I 1 -") i'\� -' -� Proponent" ____ _ Signature
ATTACHMENT E July 7, 2020, Item #11
___ ?------
Old Coach Golf Estates Specific Plan (OCGESP) is available on file in the Office of the City
Clerk and also available on line:
https:/ /docs. pow ay. o rg/We b Link/Browse. as px? id= 14 7 663&d bid =0&re po= Cityof Poway
31 of 31 ATTACHMENT F July 7, 2020, Item #11