Item 11 - Attachment F - Old Coach Golf Estates Specific Planl
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OLD COACH GOLF ESTATES
PIANNED COMMUNITY
POWAY, CALIFORNIA
CASE NO. SPEC!FIC PL<\N 89-01
Prepared for:
Environmental Developmen:, Ltd.
Security Pacific Plaza
1200 Third Avenue, Suite 1324
San Diego, California 92101
(619) 696-7355
Contact: Bruce Tabb, President
Prepared by:
Mk:hael Brandman Associates
4918 North Harbor Drive, Suite 205
San Diego, California 92106
(619) 726-2223
Contact: B&rry K Hogan, Director of Pbnning Sen•ices
May 7, 1990
TABLE OF CONTENTS
Section Pa~e
INTRODUCTION ....................................... I-1
A Background and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-1
B. Setting .......................................... I-1
C. Existing Conditions ................................. I-2
D. Legal Description .................................. I-2
II Lh....ND USE ELEMENT .................................. II-1
A Planning Objectives ................................ Il-1
B. Planning Concepts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-1
C. Golf Course Envelope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-2
D. Golf Course ..................................... II-2
E. Clubhouse . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
F. Preservation Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-4
G. Residential Neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . II-4
III TRh....""SPORTATION ELEMENT ........................... III-1
A Objectives ....................................... III-1
B. Existing Road System .............................. III-1
C. Proposed Roads .................................. III-2
D. Pedestrian System ................................. III-3
E. Golf Cart Paths ................................... Ill-3
F. Equestrian/Pedestrian Trails .......................... III-3
IV PUBLIC FACILITIES ELEMENT
A Water Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-1
B. Sewer Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-1
C. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-2
D. Police Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-2
E. Fire Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-3
F. Solid Waste Management . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-3
G. Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-3
H. Telecommunications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-3
I. Schoo ts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-4
Section
V
TAilLE OF CONTENTS (Continued)
P;i~e
COMMUNITY DESIGN ELEMENT ........................ V-1
A
B.
Overall Design Concepts and Guidelines ............... .
Design Concepts and Guidelines ..................... .
1. Land Use ................................ .
2. Streetscape Guidelines ....................... .
3. Entry Points .............................. .
4. Street Identification ......................... .
5. Equestrian and Pedestrian Trails ................ .
6. Mini-Park and Scenic Overlook ................ .
7. Lighting ................................. .
8. Architectural Guidelines ...................... .
9. Grading .................................. .
Y -1
V-1
V-2
V-3
V-3
V-5
V-5
V-5
V-6
V-6
V-9
VI RELATIONSHIP TO POWAY COMPREHENSIVE PLAN . . . . . . . VI-1
VII OVERALL IMPLEMEl\1TATION PLA.N ..................... VII-1
A Residential Development Requirements ................ VII-1
B. Golf Course Development Requirements .............. VII-12
C. Old Coach Golf Estates Architectural Review Committee .. VII-12
D. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . VII-13
APPENDIX
LIST OF EXIIlllITS
Follows
Exhibit Pa~e
Special Study . .\rea I-1
2 Development Concept Plan II-2
3 Sections II-3
4 Street Sections III-3
5 Equestrian and Pedestrian Trail Sketch IIl-3
•
6 Major Entry Sketch, Major Entry Plan V-4
7 Gated Entry Sketch V-4
8 Street Identification Monument Sketch V -5
9 Typical Lot Grading V-7
I. INTRODUCTION
A. BACKGROUND AND PURPOSE
This text and the accompanying graphics represent a portion of the application for general plan
amendment/zone change 90-0lA, Planned Community Specific Development Plan 89-01 and
Tentative Tract Map TIM 89-13.
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 designated 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:
• Old Coach Area: The Old Coach area should be oriented to rural residential land
uses or a resort recreational facility that would include a variety of residential and
recreational uses such as g?lf 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 Estates Planned Community.
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 apprm..imately
500 acres of undeveloped land, on the south by Espola Road, on the west by the development of
1-1
OLD COACH GOLF ESTATES PLANNED COMMUNITY
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AREA SHOWN DELINEATES
ONLY APPROXIMATE BOUNDARIES
CITY OF POWAY COMPREHENSIVE PLAN
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StoneRidge Estates, and on the east by Old Coach Estates and Mr. Ed Malone's Ranch.
Environmental Development, Ltd. owns and controls all of the 708 acres of land. The Old Coach
Golf Estates Planned Community details Lhe development plan for the 708 acres of land; its areas
for golf use. for housing, for creek preservation. for open space preservation, and the roadwav
network for access to and circulation within the property.
C. EAlSTING CONDTTTONS
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 rocl--y 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 ridge lines
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 lower +80 acres adjacent to Espola Road, is bisected by the San Diego Aqueduct.
D. LEGAL DESCRIPTTON
The site encompasses approximately 708 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 273-182-18, 19; 273-100-10, 11; 277-010-02, 05,
22, 23; 277-070-24. 27-31; 277-071-01, 02, 08, 09; 277-140-01, 06, 23, 24, 26.
1-2
OLD COACH GOLF ESTATES PL<\..~NED COMMUNITY
II LL\ND USE ELEMENT
A. PL.<\NNING OR.TECTTVES
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 27-hole championship golf course and
clubhouse; 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;
• 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 v.1thin
this text, the City and its citizens Mil be assured development of this Plan in the manner desired and
expected.
B. PLA.NNTNG CONCEPTS
The ccmcept for the Planned Community is to take advantage of the natural building areas which are
created v.1thin 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 27-hole championship golf course
within an envelope of approximately 30:) acres of land on one lot; surrounding the golf course are
156 large single-family estate lots. The concept is to have the majority of the homesites front on
the golf course or have views over the golf course. Viev-'S overlooking the golf course from the
adjacent existing single-family residential homes v.111 be enhanced.
Il-1
OLD COACH GOLF ESTATES PL..\NNED COMMUNITY
Flag lots, contour grading, smooth rounding of manufactured slopes. \'ariation 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 Clood control facility. The Plan provides for the
development of a major golf fairway, fairway numbe r 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 apprm-.-imately 300 gross acres of land and consists of one
continuous lot. Within the golf course envelope, identified on the Development Concept Plan (see
Exhibit 2), will be developed a 27-hole championship golf course, clubhouse, and driving range;
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 "'~II 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.
II-2
OLD COACH GOLF ESTATES PLANNED COMMUNITY
The golf course shall have 27 holes of golf and be of championship length and quality. i.e ..
approximately 7,000 yards for 18 holes and 3.400 for 9 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 tollerant
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 pro\~de for easy connection to a
supply of reclaimed wastewater at such 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 rooms, pro shop and parking, and the pro~sion for a
dri~ng range. Where possible, existing mature oak trees \viii 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 a" 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, and driving range. 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.
Il-3
OLD COACH GOLF ESTATES PLANNED COMMU?\TJTY
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LEGEND
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. MAJOR ENTRY
(SEE PLAN & SKETCH)
GATED ENTRY
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STREET
IDENTIFICA TIO N
MONUMEN'f
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EQUESTRIAN &
PEDESTRIAN TRAIL
(SEE SKETCH)
MINI PARK
SCENIC OVERLOOK
II CLUBHOUSE .
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EXISTING
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VEGETATION
DESIS,1',I TEAM
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GILLESPIE·DELORENZO, A.S.L.A. AND ASSOCIATES, It 1r,I..!, ;.:tmnM' C:NlYON 1\CJ/,:J•S\,/ITI:. !1(10,Sl\tl ,:nroo-ct.L1r-0R:lll\•:.ll l1M,1!"W!---5 I;!,.
\.'\1·10 PlANN~n
JACK BEVASH ASSOCIATES
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DYE DESIGNS
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THE MCINTYRE ·GROUP
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?lAr-lN!i~ CONSUL 'T /,NT
MICHAEL BRANDMAN /\SSOCJATES
.',.Ill) ;:on IU ,ur.ooJ\C1):Vt=--Sll!T( :O!,,S;.1J !,.SGO-O,l\r(Jl\r~/,•!C10r,•MO•Z2G·~!:!.!
OLD COACH GOLF ESTATES
p 0 w a y 51 C a I i f 0 r n i a
DEVELOPMENT CONCEPT PLAN
Old Coach
Golf Estates
805'
Road "F"
ct. Lot36
800'
Lot Line
Lot34
. .
. . . . . . . . . . . . . . ' . .
· · Natural Slope ·
700'
Property Line Tam O'Shanter Drive
I I I
Section B-B
Loi Line
Loi Line
Country Club
FairwJy 113
Stoneridge Country Club
I 02500() 1-IQISg
Sections A-A & B-B
Old Coach
Golf Estates
Road "A"
Property Line <t.
750'
700'
650'
Open
Space
Buffer
Lot Line
Lot25
Fairway #25
Section C-C
Section D-D
Espola Road
• All Grades Estimated
Subject lo Detailed
Grading Plan Studies
~
10250001-I0/B9
Sections C-C & D-D
Old Coach
Golf Estates
750'
700'
650'
600'
Boca Raton Lane
<t.
I
715'
··: . . ·. .. ..·· . :: .. •.:. .
t ·
-~•-·.
St Fairway #26
10250001,10/89
Section E-E
F. PRESERVATIO~ AREAS
There are two areas of preservation within the Planned Community. They are the riparian area
and certain steep hillside areas. The major po rtio n of the riparian area will be included as part of
the golf course lo t and designated as o pen space; the remainder of the riparian area, namely
Thompson Creek, will be designated as an open space lot and de dicated 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. RESIDENTUL NEIGHBORHOODS
The plan has two basic residential ne ighborhoods; the No rth Neighborhood and the South
Neighborhood Area. The minimum lot size proposed througho ut 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 mo re restrictive, as
shov.11 in Section VII A, herein. The neighborhoods have been designed to create small units of
micro-neighborhood thro ugh 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).
II-4
OLD COACH GOLF ESTATES PL.A..~NED COMMUNITY
III TR..\!'\SPORTATION ELEME~T
A, OBTECTJVES
The purpose of this Transportation Element is to outline the circulation requirements of the
Development Plan. The circulation system for the planning area links with and would amend the
Circulation Element currently delineated by the Poway Comprehensive Plan. The purpose of the
system is to provide safe and convenient access to the homesites proposed within the community
· without creating conflicts v.~th the basic operation of Old Coach Road and Espola Road. In addition,
two of the stubbed streets, Boca Raton Lane and Tam 'O Shanter Drive, would be used only for
emergency vehcle access, Indian Trail Lane would be vacated, and Del Paso would be extended for
access to 7 parcels.
B. E::X.tSTING ROAD SYSTEM
The Old Coach Planned Community area currently has access from Old Coach Road, Espola Road,
Del Paso, Tam O' Shanter, Indian Trail Lane, and Boca Raton. Espola and Old Coach Roads are
both shown on the City of Poway Circulation Element as master planned roadways with Espola Road
shmm as a major arterial west of Old Coach Road and a secondary arterial east of Old Coach Road;
Old Coach Road is shown as a Collector Road.
Regional access to this portion of the Poway area is provided via Interstate 15 from the Rancho
Bernardo Road/Espola Road exit and from the Pomerado Road exit. Currently Old Coach R oad is
paved to the Old Coach Estates homes for an apprm.'imate distance of 1 1(2 miles. Old Coach Way
intersects v.~th Old Coach Road approximately 3/4 of a mile north of the intersection of Old Coach
Road and Espola Road. Old Coach Way continues north and exits the site at the northern boundary
of the project.
III-1
OLD COACH GOLF ESTATES PLi\NNED COMMUNITY
C. PROPOSED ROADS
There are three types of roads planned for this site. They arc 1) Residential Collector. 2) Local
Feeder and 3) Pri\'ate Roads. Specific standards for the development and improvement of these
roads ·will follow the standards of the City of Poway, except for Old Coach Road. Specific standards
for Old Coach Road are to use a 40-foot road section for the travel area, with concrete curbing at
specific locations where the City Engineer determines it necessary for drainage; a hard shoulder of
10 feet on both sides of the roadway would also be installed. Sidewalks would not be required on
Old Coach Road, but an equestrian/pedestrian trail system v.1ll be used. Additional roadway width
and curbing would be used at the intersection of Old Coach Road with other streets. The Local
Feeder Roads and the Private Roads v.111 conform to the adopted street standards for the City of
Poway.
Old Coach Road, the only Residential Collector proposed for the site, is proposed to traverse along
its present general alignment. Old Coach Way has been relocated approximately 800 feet to the east
of its current location and meanders back to its present alignment as the road reaches the
northernmost boundary of the site. The realignment is necessary in order to accommodate the golf
course. Old Coach Road as a Residential Collector road on the Poway General Plan, is proposed
to terminate at approximately the Thompson Creek crossing. At this point, Old Coach Road would
become a private road serving only the residents of the Old Coach Golf Estates, Old Coach Estates
and the residents and property owners now ha\1ng their legal access from Old Coach Road. Old
Coach Road will not be designed as a through road to Highland Valley Road except for emergency
vehicles.
/>JI other roads v.1thin the site are proposed to be private roads since they do not serve any o ther
areas except those within the Planned Community. To enhance the safety and security of the
homeowners, access to the roads will be via controlled entry points. At those entry points there will
be a gate and an electronic control device. If there are design and grading challenges that cannot
be met to the satisfaction of the Departments of Safety Services and Engineering Services, some or
all of the gated entries will be eliminated. Maintenance of the private road system will be through
III-2
OLD COACH GOLF ESTATES ru~NNED COMMUNITY
the Old Coach Golf Estates Homeowners t<\ssociation. The public portion of Old Coach Road and
Espola Road will be maintained by the City of Poway. Street sections are shown on Exhibit 4.
D. PEDESTRIAN SYSTEM
Since all of the road system serving the homesites will be gate controlled entrances, and the streets
will be private. automobile traffic and speeds ·will be relatively low and controlled. It is proposed that
the private streets, along with equestrian/pedestrian trail system, will be the primary means of access
for the pedestrians within the development.
E. GOLF CART PATHS
Within the golf course there will be continuous paved paths for the golf carts. These paths will
traverse the entire golf course and provide safe and convenient access for the golfer seeking access
to the clubhouse and/or other parts of the development.
F. EOUESTRL..\N/PEDESTRIAN TRATLS
There are two kinds of trails provided within the development. One is the Regional Trail connecting
to the San Dieguito River Valley System on the west and the Blue Sl-y Trail on the southeast. The
other is the local feeder trail system connecting to the StoneRidge Trail on the north and the Lake
Poway Trail on the south. These trails will be developed in accordance with the adopted standards
for trails by the City of Poway. Exhibit 5 depicts a typical trail. There is a staging area proposed
near the intersection of Old Coach Road and Espola Road for the off loading of pedestrians and
equestrians alike.
III-3
OLD COACH GOLF ESTATES PLANNED COMMUNITY
Old Coach
~olf Estates
52'
General Utility & Access Easement
6' 26' 6'
13' 13'
cii cii
"O 'O :5 3
0 0 .c .c
Cl) A.C. Paving Cl)
~
Rural Collector (Private)
Old Coach Way & Road "A"
RN/
1 O'
Sidellk
Locatipn to
Satisf ction of
City gineer
....
A = 20·
B = 15'
C = 10'
Trail Easement
A= 8'
B = 8' Varies c = 6' Varies
Graded
Trail
A. Re::iional Trail with Two-Rail
Lod;1epole Fencing
B. Community Trail with Cable
Fencing
C. Local Feeder Trail
Slope Varies
--2-;-Max.
~
Trail Section
60'
40'
20' 20'
Varies P
~
40'
General Utility & Access Easement
6' 26' 6'
13' 13'
~
Rural Local (Private)
Road "B" -"N"
R/'N
1---Regional & Community
I Trail Easement
I
1-Two-Rail Lodgepole ! Fencing
Old Coach Road (Private Portion)
L----A:::tual Concrete Curb
Location to Meet
City's Approval
Typical Road,vay Cross Sections
Old Coach
nolfEstates
R/W
8'
R/W
8'
R/W 50' 100'
Scenic View
84' 8' Setback
42' 38'
I Fairway
±42' Varies
Espola Road
Rffl
100' 50'
Scenic View
84' 8' Setback
42' 38'
Fairway
±42' Varies
~ ~ 4' Meandering ~
• z Proposed Widening ~Cone. Sidewalk
Espola Road, Section F-F
Typical Roadway Cross Sections
. ,'
• \ l
''\ -----Sycamore T rees
;'l :
' ~ Enhance ·
P ine Trees ------I
\
Fe nci"ng-------:
Equestsrian & Pedestrian Trail
e q u e s t r ~ a n &.
p e d e s t r F a n t r a f I s k etch ( :· ,t ~ ' •
-. ' . ~,..,..
Rock Outcroppings ··
Riparia n Corrido r
IV PUBLIC FACILITIES ELEME~T
A. WATER F,A.CTLITTES
The Old Coach Golf Estates Planned Community is located within the Poway Municipal Water
District (PM\VD) which was incorporated into the City of Poway in 1980. The planned community
has a portion of it's lower area which the Metropolitan Water District Aqueduct traverses. Water
to the site is currently be provided via well water and a 20 inch line in Old Coach Road traversing
approximately 1500 feet northerly from Espola R oad. The e>..isting City of Poway Master Plan of
Water System Facilities establishes two water pressure zones in the community; one at the
southwestern portion of the site and the other served by the Espola-Old Coach Road pipeline.
Irrigation water for the golf course will be planned for ultimate reclaimed water. Agreements for the
provision of reclaimed water will be sought with the City of San Diego from their treatment pl~nt·--. ---north of the site as the primal)' source of irrigation water for the golf course. The secondary source
of water for irrigation of the golf course will be through water wells drilled onsite within the golf
course lot. The third source of water will be through the untreated Aqueduct water.
B. SEWER FA CIUTrES
Within the area of the site there are two pump stations, o ne located in the StoneRidge golf course
on Valle de Lobo and the other, Camino D e l Valle, located at the City's western boundary south of
Rios Road. The pump stations pump the sewage south and west via various roads to the Penasquitos
o utfall, where they join the City of San Diego lines. The effluent is eventually carried to the Point
Loma plant for treatment. The Plan proposes to use five lift stations and li individual sewer pumps
o n lots 106, 119, 120, 138, 140, and 144. The use of individual sewer pumps is stronly discouraged.
Every effort will be made to design the system to allow gravity 0ow from the homes to the public
sewer mains. Specifications for the individual pumps will be determined at the time of building
permit issuance. Specification of the public sewer lift stations v.ill be prepared by the project
developer's engineer to the satisfaction of the City Engineer, prior to Final Map approval.
IV-1
OLD COACH GOLF ESTATES PL..\. ~NED COMMUNITY
C. DRAINAGE
Most of the drainage of the site comes from three large east-west oriented drainage basins located
to the east of the site. The Oow is carried north and west through the site via Sycamore Creek to
drain into Lake Hodges, the San Dieguito River, and eventually the ocean by way of the San
Dieguito Lagoon. The major drainage feature of the site is the Sycamore Creek with Thompson
Creek as the tributary. There are other less significant, though important runoff areas which also
contribute to the site. The Plan provides for the maintenance of the Sycamore and Thompson Creek
areas via open space lots and open space easements. New bridges at the crossing of Old Coach Road
and the two creeks will be constructed. These bridges will be enhanced beyond their hydraulic
carrying capacity to function as design elements of the community along Old Coach Road.
. ......
Onsite drainage will be designed in such a manner as to collect and store the storm water for future_ -......___ -...... .
use as irrigation within the golf course. The design of the onsite system will be to the satisfaction '~
of the City Engineer and to the latest accepted and proven engineering standards for drainage design.
Standard storm drain facilities will be provided in conformance v.rith City requirements. Plans for
these facilities v.rill accompany the final engineering submittals.
D. POLICE PROTECTION
The City of Poway contracts with the County Sheriffs Department on an annual basis for police
protection. The site is served from an existing sheriffs station located near the intersection of Poway
Road and Pomerado Road: The average response time to the site is approximately 10 minutes.
Units do not regularly patrol the site due to its undeveloped condition, however, there are patrols
of the adjacent StoneRidge development. Access to the site v.rill be improved with the development
of the site. Entry to the community, through the electronically controlled gates, v.rill be via access
code or card provided by the developer and/or HOA
IV-2
OLD COACH GOLF ESTATES PLA.NNED COMMUNITY
E. FIRE PROTECTION
Fire protection in the community is currently provided vill Fire Station No. 2, located on Old Coach
Road within the boundaries of the site. With the provision of improved roads within the site, safe
and convenient access will be available for the community. It may be necessary for Fire Station No.
2 to expand their services to include paramedics upon the completion of the development. Currently
paramedic service from Poway comes from Station No. 1 on Community Road in south Poway.
F. SOLID WASTE 1'1ANAGEMENT
The City of Poway does not pro\~de solid waste collection service. Private collectors are issued
permits which allow the services to collect solid waste in the City. Laidlaw Disposal currently serves
the StoneRidge community. Waste collected by Sanitainer is disposed of at the Miramar Sanitary'
Landfill.
G. ENERGY
San Diego Gas and Electric has been advised of the development plans for the area. SDG& E 's
ability to serve future projects in their territory will depend upon the supply of fuel and other
essential materials and on their obtaining government authorization to construct the needed facilities.
In general, all gas and electric lines will be installed underground. In areas where there is a
substantial difference between the cost of overhead and underground main feeder lines, consideration
should be given to overhead lines in locations which are not visually obtrusive.
H. TELECOMMUNTCA TlONS
• Telephone: Currently, the site is surrounded on the east and west with service by
Pacific Bell. Specific service plans will be made during final engineering to assure
telephone ser\'ice to the community.
IV-3
OLD COACH GOLF ESTATES PLANNED COMMUNITY
1.
• Cahle Televisi0n: Cable Lelevision is currently being provided in the StoncRidge area
via Signal Master. Cox Cable also has provisions for service in the area. The cable
companies v.~11 be permitted Lo install their conduit system within the utility easements.
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 capacities of the middle
school and high school should not be exceeded.
IV-4
OLD COACH GOLF ESTATES PLA ... 7"~ED COMMUNITY
V COMMUNITI' DESIGN ELEMENT
A. OVERALL DESIGN CONCEPTS AND GllTDELINES
The overall design concept for the Old Coach Golf Estates is to create a golf oriented residential
community 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 eKpected that the grading will proceed over
the entire site for the installation of utilities and roads, final parcel grading, toge ther with finish
grading of certain streets, may proceed in phases together \\;th 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.
V-1
OLD COACH GOLF ESTATES PL.\NNED COMMUNITY
The golf course will be developed concurrently with a residential element. Since the co mmunity
consists of residential homesites as the primary order o f development, the guidelines are very specific
to the style and character desired by the developer with respe ct 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
• 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 sewer
pump 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 resident of the Planned Community .
. <\s 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 designed on the basis of minimum impact upon the to pography
and the environment. Tne 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 home.sites. The golf
course was laid out within an envelope that would afford the best viev.'S for 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 po tential 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
\'-2
OLD COACH GOLF ESTATES PLANNED COMMUNITY
is achieved through having only two street access points and no private ho me driveways. except for
Lot 1. Access to the residential lots will be spaced so as not 10 conllict with the smooth and efficient
now on the private streets. Access to the golf clubhouse will he across an allractive lake located
prior to the gate-controlled entrance to the rear (north) portion of the site.
2. Streetscape Guidelines
Other than the existing site landscaping, the streetscape proposed will create the "feel and character"
of the community. The intent of the Planned Community is to create a development which has the
highest quality of design and development within Poway and San Diego County. The site lends itself
to the stated intent through its existing landscape features and topographic conditions. The
streetscape concept is to provide a continuation of this existing character through the introduction
of a streetscape easement along all of the interior road systems within the development. There will
• be a 10-foot streetscape easement, which will be maintained by the Homeowners Association (HOA).
This area will be part of each of the residential lots but will be planted by the developer and
maintained by the HOA The planting will be "informal", i.e., the streets will not be lined up in a
row. but grouped to give a more natural look and to provide vistas into and from the residential
lots. In addition, there will be portions of the private Old Coach Road which will have raised
landscape medians in order to add interest as well as direct traffic flow.
In order to maintain the quality and elegant feel of the community, direct view and access from the
street to the residential garage doors will not be permitted. Garage doors will be lo~ated on the lots
so as to minimize visibility from the street. This can be accomplished through side access fa:-ages.
garage courtyards, and rear access garages.
3. Entry Points
There are three levels of entry points within the community; one at the intersection of Old Coach
Road and Espola Road, the second at the terminus of the public portion of Old Coach R oad
(approximately at the Thompson Creek crossing), and the third at two points off Old Coach Road
V-3
OLD COACH GOLF ESTATES PLANNED COMMUNITY
and one off Del Paso. The purposes of these entry points are to provide project identification, create
a sense of place or arrival, to make a statement as to the quality of the development, and to control
the access to the development.
The entry point at Old Coach Road and Espola Road is designed using many of the onsite features
of the site and features of the proposed community. The entry is composed of a double level curved
wall with a dark granite tile band, capped with stone. Native stones are used within the curved wall
introducing an informal arrangement of boulders which provide a foundation for a cascading water
fall and pond. Ornamental plantings of shrubs and colorful groundcover are proposed with the use
of specimen size sycamore, coast live oak and pine trees. A raised landscape median to separate
the traffic will have similar trees, shrubs, and groundcover. Setback from the double curved wall will
be two decorative pilasters made of the same material as the walls to aesthetically complement the
curved entry wall feature, and to announce the formal entry into the Old Coach Golf Estates
community. A graphic exhibit of this entry is shown on Exhibit 6.
The entry point at the terminus of the public portion of Old Coach Road, approximately at the
crossing of Thompson Creek, \),rill be a gate secured entrance to the north portion of the community.
The design of this entrance mimics the primary entry to the development; this design incorporates
the same wall, stone cap, granite tile band, pilasters, and landscape pallet but also has gates and a
guard house. The gated entry is located after the entrance to the golf course clubhouse and will
require a code or card to gain access. Residents of the Old Coach Estates and other existing
residents and owners will be given continued access through this point, subject to the same terms and
conditions as the residents of the Old Coach Golf Estates. A graphic exhibit of this entry is shov-m
on Exhibit 7.
The third level of entry are designed in the same manner as described above but without the guard
house. These entry points occur at the two private street accesses from Old Coach Road and the
extension of Del Paso.
V-4
OLD COACH GOLF ESTATES PL.\.NNED COMMUNffi'
Coast Live Oaks ·--
. '•; • <!, -i <-->
ine Trees .,
ma o r e n t r y s ketch
Landscaped Median· ' . . 1, ', ~-"I -~ ,.,j ....... 'i.. .. " .. . _·· .
a m ore Trees -·
rete Wal
~"'~ ,I ·¢' ,/
Qmn:f u
onume
~ cl:
>
.. -__,, _..,......----'-<., ;
,::,/,.~.
✓ -~~-~ .v~-.-/ __ .,;. ,. ----.:--..
•/ ., ;~ .~/ . ~"~~1-111,4.'..l. ~ ~ . ~ ...... :: -·'"'"-----~---~~:·=:~· -\~-__ ·.·
Old Coach Road
-:,.Sycamore Trees
Pine Trees
·, Ornamental Plantings
Rock Outcroppings
Trees
re Trees
I Live Oak
-Concrete Wall
" ,~ -~Ornamental
otings
-· ,,,,,,;,/'/' .•
., ... /,,.
,,,,,,.-
O)d Coach. Road
/
G
m a j o r e n t r y p
Sycamore Trees
Pine Trees -·--·-Decorative Iron Gates --------;
Stone Wall Cap
Rock
:,
Colorful Groundcover
g a t e d e n t r y s k e t c h
.. ...
. . . . •.
-; Plantings
. \ .
-----:•)a;~~ or
Community Theme Monument
Wall
4. Street Identification
Street identification within the community will be through a monument style type of signing (see
Exhibit 8). The sign will be located out of the line of sight for the intersection but within easy
viewing for the driver. The sign will be approximately 4 feet in height and will have a two level
wall arrangement. The wall will be similar in design to the entries with the use of the stone wall cap
and the granite tile band. Landscaping will consist of specimen size oak and pine trees with the use
of native rocks and colorful groundcover. The street name will be in an easily readable typeface and
made of a durable material, and lighted. The maintenance of the street signs will be the
responsibility of the HOA
5. Equestrian and Pedestrian Trails
There are two levels of trails within the community. There is the Regional Trail, running along Old
Coach Road and portions of Sycamore Creek to connect with the San Dieguito Regional Park Trail
on the west end and connecting to the Blue Sky Trail on the east end. There is the Old Coach Trail
connecting with the Espola Trail on the south and leading to the Stoneridge Trail on the north. The
trails within the community have been design to be complementary to the other features of Old
Coach Golf Estates. \\'hen the trails are located along the side of the roads, there will be
landscaping and a two or three rail fence between the trail and the travel lane. The
pedestrian/equestrian will walk/ride on the native ground, graded to the standards for trails for the
City of Poway. The trails will be maintained by the City of Poway.
6. Mini-Park and Scenic Overlook
·A mini-park and scenic overlook are located within the southern portion of the site. The purpose
of the mini-park is to provide an area for the residents to use for primarily passive activities. \\'hile
there will be a grassy area available, it will not be large enough to encourage a full range of games,
but of such a size to permit the playing of catch or other similar activities. The mini-park will have
V-5
.OLD COACH GOLF ESTATES PLANNED COMMUNITY
Stone Wall Cap ----·
Rock Outcro _ ing
Colorful Groundcover -----.
s t r e e ft m d
m 0 n u m e n tl
,,J ·-. .
,-1._? · Y---7 ~ ·"C"··-Oak Trees
"<-1 ~ ""?~-. <4
1l •. f e n i
s k e
,,;·· ...
;-·. ,"' 0 ..• -~
-"-<:.oc_--,,..,
w
ff C a
t C h
t
· --Pi ne Trees
Concrete W a l l
Name
I 0 n
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 pri\'ate 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 the lighting
proposed for the interior of the project will be incorporated within the street sign monument, and
maintained by the HOA
S. Architectural Guidelines
This section contains design concepts and guidelines related to architectural form, massing, aesthetics.
and materials. To give the homeowner 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-6
OLD COACH GOLF ESTATES PUNNED COMMUNITY
• Site Desi~n Principles: Buildings within the community should be designed to respond
to each respective site's characteristics. as well as the functional needs of the owner.
Views. both of the site and from the structure are important characteristics to be
considered in the initial design studies.
In reviewing each residential site plan, the Architectural Review Committee will
consider such criteria as:
Site topography and protection of steep slopes.
View orientation and view protection of adjacent properties.
Access to the proposed residence.
Natural site amenities such as rock outcroppings, trees, and natural drainage
channels.
• Grading: Buildings should be designed to fit into the pregraded pad provided by the
developer. The pad has been created in such a manner as to fit into the topography
and to maximize views of the golf course. Modifications to the pad grading to
increase or reconfigure the pad should be done with sensitivity to the same criteria.
Terraced split-levels, to accommodate homes, gardens, etc. to reduce lot coverage
should be encouraged. Contour grading should be used to restore slopes to a more
natural configuration and appearance. Typical lot grading is shown on Exhibit 9. In
those cases where proposed individual lot grading exceeds 50 cubic yards, 1 foot of
fill and/or 2 feet 6£ cut; a grading plan must be processed through the City of Poway
Engineering Services Department.
•
•
Natural drainage channels should be preserved. If changes to the natural channels
are proposed, it shall not cause downstream damage. In those cases where proposed
individual lot grading exceeds 50 cubic yards, 1 foot of fill, and/or 2 feet of cut, ·a
Grading Plan shall be processed through the City of Poway Department of
Engineering Services.
Architectural Character: All proposed buildings are subject to approval by the
Architectural Review Committee prior to submittal to the City of Poway for
development review and building permits. The design of the buildings should
minimize continuous, unbroken flat wall surfaces. Features such as patios, balconies,
terraces, room extensions, dormers, pop-outs, etc., and other means by which the
first and second stories of the homes can be varied are suggested. The community
does not have a particular architectural style which is desirable. The intent is to
present a varied, yet compatible, architectural mix of the highest order compatible with
the beauty of the site.
Building Materials: Standard building materials commonly used in residential
development are acceptable within this community. Building materials normally found
in the development of industrial and commercial development, such as reflective glass,
e,.,-posed steel, aluminum, polished and reflective metal are unacceptable. Materials
V-7
OLD COACH GOLF ESTATES PL.\.NNED COMMUNITI'
such as wood. decorative metals such as copper. adobe. stucco, brick, stone. or a
combination of these materials used in an aesthetic manner are acceptable.
• Roofs: Because much of this site is either viewed from the lots within the
development and/or from the adjacent development, it is important that the design
of the roofs for the homes be carefully and aesthetically done. Appropriate roof types
are: gable, hip, and shed. In cases where it can be shown that there are limite d views
from adjacent development to the Oat portion of the roof, flat roofs. mansard, and
gambrel roofs are acceptable.
Roofing materials shall be Oat, barrel or "S" clay or simulation tile, simulated slate
tile, wood shake or shingle, decorative metal, or heavy composition. Natural colors
such as the terracotta of clay, the grey, black, brown, tans are permitted. Variegation
of color within the same color range is encouraged but not to the point of creating
a checkerboard roof pattern. Roof materials and colors within the Old Coach Golf
Estates Development shall vary, be compatible and complementary to adjacent
structures, and shall be subject to Development Review by the City of Poway.
• Walls and Fences: The open feel of the community shall be preserved by permitting
•
•
-only visually open fencing within the front setback area. At the boundary of the
streetscape easement a fence or wall, no higher than 6 feet in height, may be erected.
However, the fence or wall shall have the upper 3 feet visually open. Pilasters and/or
posts to support the fence or wall up to 6 feet in height are permitted. The
Architectural Review Committee may permit variations in the above standards where
site conditions warrant changes and when found to he compatible with the surrounding
builing conditions.
Where aesthetically appropriate, sideyard and rearyard fencing/wall shall be
constructed in such a manner as to step with the change in contours of the land in
even increments so that the tops of the fence,lwall remain level. Fences/walls should
be offset to provide relief and areas for planting.
Lighting: In general, outdoor lighting must be directed downward and screened so
as not to be visible from any adjoining property or street. Exterior lighting fixtures
shall be compatible with the architectural design of the buildings which they serve.
Solar Panels: Solar collector panels for solar hot water should be integrated into the
roof design, if attached to the roof. Installations which require angles of degree
greater than the roof slope should be avoided. Freestanding panels should be
designed to be compatible with the site plan of the residence, integrated into the
landscaping by the use of earthen berms or natural slopes. All panels sho uld be dark
in color and non-reflective.
V-8
OLD COACH GOLF ESTATES PLi\NNED COMMUNITY
Old Coach
Golf Estates
Private Road
I
I
I
I ,----~-' . I I I I I
I
I I
I
I
I
I
I I L.
I
I
I
I
I
I
I
I
'·
Proposed Building
Pad Area
· .....
102SO:XJ1-10189
Typical Lots A
Old Coach
J-olf Estates
Private Roa
:z:~~
Proposed Building
Area
Open Space
Easement
I
10250::J::J ·, · 10/89
Typical Lots B
Old Coach
J-olf Estates
Proposed Building
Pad Area
102sooo1.101ss
Typical Lots C
9. Grading
Grading, in all cases, will comply with the City of Poway Grading Ordinance and grading standards.
\\'here there is blasting of rock anticipated, a pre-blast survey will be performed in accordance with
the City standards and policies. Alternative grading techniques will be employed in order to minimize
the extent of blasting. Burial of excess rock from the blasting and grading operation shall be
permitted in the area of the golf course envelope. The lots have been designed to follow the
contours of the existing topography and to minimize grading. The applicant will provide a minimum
12,000 square foot graded pad area for each lot. Individual lot grading by future owners may exceed
the initial grading but in no case shall there be grading within the open space easements identified
on the tentative map. Grading within the site will be limited to those areas of slope which are less
than 45 percent, except where it is unavoidable in order to permit reasonable street access to a
development area. A 2:1 lot depth to width ratio has generally been followed as the standard for the
,1ots. Widths and depths have been varied to reduce or substantially limit a uniform appearance. In
some cases, single loaded streets will be used to minimize grading and to enhance view potential.
The siting of homes will be varied to give a more natural appearance. Fill and cut slopes will be
rounded and contour graded to have more of a natural appearance. · Driveways to the pads will be
designed in such a way as to limit and/or minimize excessive cuts and fills. All exposed graded slopes
greater than 3 feet in vertical height will be landscaped and irrigated for erosion control.
V-9
OLD COACH GOLF ESTATES PLANNED COMMUNITY
,1 REL.c\. TIONSIHP TO POWAY COMPREHENSIVE PL..\N
The Old Coach Golf Estates Planned Community is the planning link between the City's
Comprehensive Plan and the tract map and planned community application submitted to the City for
the review and approval prior to development. The Planned Community . as required by the zone
(see Appendix A) establishes the specific rules. regulations and guidelines by which all of the
development of the Old Coach Golf Estates Planned Community must follow. Such items as building
height and the ability of the City to provide services, may not be abrogated.
f\ssociated v.ith this Planned Community is a Draft Environmental Impact Report (EIR), prepared
by a consultant to the City. that provides information relative to the effect that the proposed Planned
Community v.ill have upon the environment. Together, the Planned Community and the EIR are
the basis by which the goals, objectives and policies of the Comprehensive Plan are translated into
a reality for the Old Coach Golf Estates Planned Community. The Poway Comprehensive Plan
designates this area as a Special Study Arca (sec Exhibit 1 ). The Plan states:
"Special study areas should be designated 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:
• O ld Coach Area: The Old Coach area should be oriented to rural residential land
uses or a resort recreational facility that would include a variety of residential and
recreational uses such as golf courses and equestrian centers."
In the preparation of the Poway Comprehensive Plan, a Planned Community Zone was written
specifically for the purpose of implementing the Special Study Areas. The stated Purposes of the
Planned Community zone are to :
• Promote and protect the public health, safety, and welfare.
• Implement the objectives and policies of the General Plan.
YI-1
OLD COACH GOLF ESTATES PL<\.NNED COMMUNITY
J
• Safeguard and enhance environmental amenities and the quality of development.
• Attain the physical. social, and economic ad"antages resulting from comprehensive and
orderly planned use of land resources.
• Lessen congestion and assure convenience of access; to secure safety from fire, llood,
and other dangers; to provide for adequate light, air sunlight, and open space; to
promote and encourage conservation of scarce resources; to prevent overcrowding of
land and undue concentration of population; to facilitate the creation of a convenient,
attractive, and harmonious community; to attain a desirable balance of residential and
employment opportunities; and to expedite the provision of adequate and essential
public services.
• Facilitate development within the City in accordance with the General Plan by
permitting greater llexibility and encouraging more creative and imaginative designs
for major urban development projects subject to large-scale community planning.
• Promote more economical and efficient use of the land while providing a harmonious
variety of housing choices and commercial and industrial activities, a high level of
urban amenities, and preservation of natural and scenic qualities of open space.
• Provide a process for initiation, review, and regulation of large-scale comprehensively
planned urban communities that affords the maximum llexibility to the developer
within the context of an overall development program and specific, phased
development plans coordinated with the provision of necessary public services and
facilities.
According to the City attorney for the City of Poway, this plan does not come under the dictates of
Proposition FF, adopted by the voters of the City of Poway in 1988. This Planned Community does
not propose any development which could not have been approved prior to Proposition FF and does
not propose any increase in the density or intensity of the land use for the area, as designated on the
Land Use Map and te>.1 for the City of Poway,
VI-2
OLD COACH GOLF ESTATES PLANNED COMMUNITY
VII OVERALL IMPLEMENTA TIO!\ PL..\N
In general, the normal procedures of the City of Poway with regard lo development review,
conditional use permits, and variances will apply with some modifications as noted below. This
section also outlines the procedure for approval by the Architectural Review Committee prior to the
approval by the City of Poway. The following pages represent the regulations by which the Old
Coach Golf Estates Planned Community must adhere. These regulations act and function with the
full force and effect that a zoning regulation has and further act with the full force and effect of the
General Plan of the City of Poway. The regulations presented herein are in compliance with the
Poway Comprehensive Plan, both the General Plan and the Development Code and specifically the
Planned Community regulations of the Development Code (see Appendix A).
A, RESIDENTUL DEVELOPMENT REQUIREMENTS
The requirements for the development of residential dwellings on the homesites within this Planned
Community shall be the requirements of the RR-C zone of the City of Poway as modified herein.
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" indicate prohibition:
A. Residential Uses
1.
2.
Single-family dwellings
Two family dwellings
Guest dwellings or
accessory living
quarters.
VII-1
p
X
p
OLD COACH GOLF ESTATES PL..\NNED COMMUNITY
4. Second single-family C
dwelling on the same lot
as an existing single-family
dwelling (See Section I 7.08.190)
5. Mobilehomes on individual X
lots, and permanent
foundations which are certified
under the National Mobilehome
Const. and Safety Standards Act of
1974 and which were constructed after
Oct. 1976.
6. Group residential, X
including but not limited
to, boarding or rooming homes,
dormitories, retirement homes.
7. Multiple dwellings
a. Rental X
b. Condo Conversions X
B. Agricultural Uses
1. All types of horticulture p
2. Animal grazing and raising X
commercial or noncommercial,
only when said property is vacant
and 1 acre or greater in size.
3. 4-H or FFA animal raising X
and/or keeping.
4. The wholesaling of products X
raised on the premises.
VII-2
OLD COACH GOLF ESTATES PL.\NNED COMMUNTTY
5. Keeping of equine animals p
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 p
accordance with Section 17.00.000
of the Poway Development Code and
specified lots in the CC&Rs.
7. Keeping of poultry and adult p
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 X
commercial stables.
9. Kennels, commercial X
10. Kennels, noncommercial X
11. The keeping of wild, exotic X
or non-domestic animals.
12. Large Animal Hospital X
13. Keeping of beehives:
a. 1 to 3 beehives 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
VII-3
OLD COACH GOLF ESTATES PLA.NKED COMMUNITY
I
in single-family detached
dwellings:
a. Six or fewer children p
including those who
reside at the facility.
b. Seven to twelve C
children 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 C
children including those
who reside at the facility.
2. Convalescent Homes X
3. Churches, convents, X
monasteries and other
religious institutions.
4. Educational Institutions X
public or private 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.
6. Private recreational C
facilities, including but not
VII-4
OLD COACH GOLF ESTATES PLANNED COMMUNI1Y
.I
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.
D. Home Occupations
1. Home occupations subject p
to the provisions of
Section 17."lB of the
Poway Development Code.
E. Accessory Uses
1. Accessory structures and p
uses located on the same
site as a permitted use.
2. Accessory structures and C
uses located on the same
site as a Conditional Use.
3. Unlighted private recreational p
courts, 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).
VII-5
OLD COACH GOLF ESTATES PLANNED COMMUNI1Y
I
Private recreational
courts, including lighting but not
limited to, tennis, paddle tennis,
and other tLses determined to be
similar by the Planning Services
Director and the Old Coach Golf
Estates Homeovmers Association
(See Section 17.30).
F. Temporary Uses
1. Temporary uses as prescribed
in Section 17.26 of the
Poway Development Code.
PROPERIT DEVELOPMENT STANDARDS
C
p
Prior to the construction of any building or structure on any lot within the Old Coach Golf Estates,
an Architectural Review is required pursuant to Section V of this Specific Plan. The following
property development standards shall apply to all land and buildings other than accessory buildings.
A. General Requirements
The following requirements are minimum unless otherwise stated.
1. Density-maximum
units per net acre.
~ Net lot area
(in sq.ft.)
3. a. Lot width
(in feet)
1.0
1 acre
110
VIl-6
OLD COACH GOLF ESTATES PLANNED COMMUNIIT
4.
5.
6.
7.
8.
.. 9.
10.
11.
b. Cul de-sac or
odd-shaped lot
width (in feet)
c. Flag lots
Lot depth (in feet)
Front yard setback
Side yard setback
each side (in ft.)
Side yard setback
street side (in ft.)
Rear yard set back
Lot coverage,maximum
Building and struc-
lure height (in feet)
Parking spaces in
a garage.
30
20
150
40
20
20
50
35%
35 feet or 2 stories, whichever is less
2
B. Special Requirements
1.
2.
Street setbacks shall be measured from the ultimate street right-of-way or the
maximum required street width if said street or proposed street is to be private.
Each lot or parcel on a cul-de-sac, curved street or dead-end street shall meet the
minimum lot width requirement at the required front setback of the zone except for
RC and RA zones. (See example below.)
VII-7
OLD COACH GOLF ESTATES PLANNED COMMUNI'IY
3.
4.
5.
6.
Flag lots shall meet the minimum lot width requirement at the terminatio n of the !lag.
(See example below.)
The flag portion of a flag lot shall not be counted toward the minimum lot area
requirement.
Lot coverage shall include all buildings, structures, and accessory buildings and
structures. Patio covers, open on three sides, pools, spas and freestanding open air
gazebos and patios shall not count toward the lot coverage requirement.
Conversions of existing garages into habitable space is permitted only when replaced
with the equivalent covered parking that was provided at the time the dwelling was
constructed.
7. Driveways shall have a maximum slope of 25 percent. Where the percent of slope
is less than 15 percent the surfacing requirement may be 2 inches of A C. Where
the percent of slope is greater than 15 percent the surfacing requirement shall be 6
inches of P. C. C. The minimum driveway width shall be at least 12 feet but no more
than 30 feet.
8. Driveway and other concrete or asphalt concrete areas available for parking shall not
exceed 50 percent of the required front yard area, unless it is required by State Fire
Code and architecturally integrated into the development of the site and structure.
PERFORMANCE STANDARDS
A The following performance standards shall be met:
1. Air conditioners. antennas. heating. cooling ventilating equipment, and all other
mechanical, lighting or electrical devices shall be so operated that they do not disturb
VIl-8
OLD COACH GOLF ESTATES PLANNED COMMUNITY
2.
3.
4.
the peace, quiet, and comfort of neighboring residents and shall be screened, shielded,
and/or sound buffered from surrounding properties and streets. All equipment shall
be installed and operated in accordance with all other applicable ordinances. Heights
of said equipment shall not exceed the required height of the zone in which they are
located.
Required front and street side yards shall be landscaped and shall consist
predominantly of trees, plant materials, ground cover, and decorative rocks, except
for necessary walks, drives, and fences. All required landscaping shall be permanently
maintained in healthy and thriving condition, free from weeds, trash, and debris.
For second sin2le-family units located on the same lot as an existing single-family
dwelling, the following standards must be met:
a. The lot shall be no less than two times the minimum net area required.
b. The lot shall not be further divisible by deed restriction or other means
acceptable to the City of Poway and the Old Coach Golf Estates Homeowner
Association
c. The second unit shall be attached to the main residence by a sound structural
means approved by the Architectural Review Committee and the Poway
Building Division.
d. The second unit shall not exceed one story in height unless it is contained
within or in addition to a two-story structure.
e. The second unit shall not encroach into the yard setback area and no variance
shall be granted for encroachment into the setback.
f. The second unit shall be similar in construction, materials, and appearance to
the main structure.
g. One additional onsite covered parking space shall be provided.
All utility connections shall be designed to coordinate with the architectural elements
of the site so as not to be exposed except where necessary. Pad-mounted transformers
and/or meter box locations shall be included in the site plan with any appropriate
screening treatment. Power lines and overhead cables shall be installed underground.
VII-9
OLD COACH GOLF ESTATES PLANNED COMMUNllY
\
5.
6.
The noise level emanating from any residential use or operation shall not exceed 60
dBA CNEL for the RR, RL and R-1 zones and 65 dBA CNEL for the RC and RA
zones, as the acceptable outdoor noise exposure level when measured at the property
line. The interior noise levels shall not exceed 45 dBA CNEL for all residential uses.
Ener2Y conservation buildings shall be located on the site to provide adjacent buildings
adequate sunlight for solar access. All new construction and remodeling shall be
preplumbed for solar hot water heating. Buildings shall be designed to minimize
energy consumption requirements, and may include, but not necessarily be limited to,
the following conservation measures:
a. Cogeneration;
b. South facing windows;
c. Eave coverage for windows;
d. Double glazed windows;
e. Earth berming against exterior walls;
f. Green houses; and
g. Deciduous shade trees.
ACCESSORY STRUCTURES
A Accessor:y buildings and structures. Accessory buildings and structures, attached or detached,
used either wholly or in part for living purposes, shall meet all of the requirements for
location of the main structure, except as herein provided.
1. Accessory buildings or structures that are attached to the main building shall be
allowed to encroach into the required rear yard setback up to one-half (1/2) of the
distance.
2. A detached accessory structure shall meet the setback requirements of the main
building for the front and street side yard areas.
3. A detached accessory structure may be located within an interior side yard or rear
yard; provided, that such structure is located no closer than 5 feet to an interior side
or rear lot line and is at least 10 feet from the main structure.
Vll-10
OLD COACH GOLF ESTATES PLANNED COMMUNITY
I
B.
C.
Canopies, patios and breezeways, canopies, patios, and breezeways, attached to the main
building or connecting the main building with a detached accessory building, may extend into
a required rear or interior side yard provided that portions of such structures extending into
the yard:
1. Shall not exceed 15 in height or project closer than 5 feet to an interior side yard or
rear lot line.
2. Shall be entirely open on at least three sides for patios and canopies except for
necessary supporting columns. A roof connecting main building and an accessory
building shall be open on two sides.
Other Structures, porches, steps, architectural features, such as eaves, awnings, chimneys,
balconies, stairways, wing walls or bay windows may project not more than 4 feet into any
required front or rear yard area, nor into any required side yard area more than one-half of
said required side yard.
WALLS AND FENCES
A In any required front yard or side yard adjacent to a street, a solid wall or solid fence shall
not exceed 36 inches in height , except as herein provided.
B. A wall or fence not more than 6 feet in height may be maintained along the interior side
or rear lot lines. A 6-foot wall or fence may extend into a required front yard or side yard
adjacent to a street when the upper 50 percent of the wall or fence is wrought iron, or open
decorative fencing. Solid pilasters 6 feet in height is permitted.
C. A wall or fence adjacent to a driveway or street providing vehicular access to an abutting lot
or street shall not exceed 36 inches in height within 15 feet of the intersection of said
driveway and the street right-of-way. Corner cut-offs may be required in special
circumstances for safety and visibility (see examples below).
PICTURE
VII-11
OLD COACH GOLF ESTATES PLANNED COMMUN11Y
SIGNS
No sign or outdoor advertising structure shall be permitted within the Specific Plan except as
provided herein and in accordance with the Poway Sign Ordinance, whichever is more restrictive.
GOLF COURSE DEVELOPMENT REQUIREMENTS
The requirements for the development of the golf course shall follow generally accepted standards
for the development of golf courses. Specifically, the grading for the golf course shall be in
accordance with the concept plan presented herein. Final grades of the golf course must be within
1 foot of the grading plans presented to the City prior to the issuance of a grading plan or as-built
drawings will be provided upon completion of the golf course. Onsite conditions during the grading
process may require field changes in the design of the golf course in order to avoid excessive rock,
accommodate drainage, preserve vegetation, etc. ·In those cases, the City Engineer and the Planning '
Director shall have the authority to jointly approve field design modification of the golf course up
to a change in grade of a maximum of 20 feet when processed as a construction change, in
compliance with this Specific Plan, the EIR, and the City's Grading Ordinance. In all cases, grading
of the golf course shall not abrogate the dictates of this Planned Community, the golf course concept,
or good engineering practices.
C. OLD COACH GOLF ESTATES ARCHITECTURAL REVIEW COMMIITEE
The developer shall establish an Architectural Review Committee to guarantee the quality of design
of the homes proposed within the community and to ensure that the placement of the homes on the
lots conform to the Development Concept Plan and text. Approval of all building plans for homes
and accessory structures shall be given by the Review Committee prior to submittal to the City of
Poway for development review and building permits. Accessory structures shall include such things
as detached garages, guest homes, cabanas, tennis courts, swimming pools and spas, gazebos,
maintenance buildings and the like.
VII-12
OLD COACH GOLF ESTATES PLANNED COMMUNITY
D. CONDITIONS OF APPROVAL
1. Review and approval of the clubhouse site plan, architecture, landscaping,~
parking, hours of operations, and other related items and uses, shall be subject~
City of Poway Development Review process and subject to the Conditional Use Permit
requirements delineated in the Poway Development Code as they exist today and as
they may be amended later.
· 2. · Construction of the golf course may commence upon the approval of a bulk grading
-plan. Specific final grading plans will be submitted as as-builts, upon completion of
the construction of the golf course. The golf course grading shall substantially conform
to the conceptual grading plan presented as part of this Planned Community.
3. All requirements of the City of Poway Sign Ordinance, Subdivision Ordinance, and
Grading Ordinance shall apply.
4. Regulations for the development of homes shall comply fully with the requirements
of the Rural Residential C Zone as detailed in Appendix B.
5. Requirements not delineated in the Poway Development Code or the General Plan
for the City of Poway shall be established by this PC text and carry the full force and
effect of the law.
6. Amendments to this PC text and PC Development Plan shall follow the amendment
procedures set forth in the Specific Plan Ordinance for the City of Poway, and any
amendments thereof.
7. The Old Coach Golf Estates project shall be developed in full compliance with the
frevisions of the following City documents:
a. City of Poway resolution certifying the Final Environmental Impact Report (SCH
#90010015) for the Old Coach Golf Estates Project.
b. City of Poway resolution approving General Plan Amendment GPA 90-0lA
c. City of Poway ordinance approving Zone Change ZC 90-0lA
d. City of Poway resolution approving the Old Coach Golf Estates Planned Community
Specific Plan SP 89-01.
e. City of Poway resolution approving Tentative Tract Map 89-13.
VII-13
OLD COACH GOLF ESTATES PLANNED COMMUNI1Y
J
f. City of Poway approval documents and/or entitlements which may be subsequently
adopted by the City with regard to the subject project.
8. Within 30 days following the City's approval of the above noted documents, the developer
shall submit for City review and approval Specific Plan 89-01, addended to comply with
the conditions of approval, including, but not limited to, modifications to Specific Plan
text/development concept plan, and the tentative map. Conditions of approval of the
Specific Plan and tentative map shall be included in the addended Specific Plan text.
Once the addended submittals are approved by the City, the developer shall provide the
. ,-
City one reproducible original of the Specific Plan text and map graphics, and one copy-·
of the text in Word Perfect format for the IBM computer.
9. A copy of the Covenants, Conditions and Restrictions (CC&Rs) and/or Articles of
Incorporation of the Homeowners Association and Architectural Review Committee (if
adopted) shall be subject to review for compliance with conditions herein, to the
satisfaction of the City Attorney and Director of Planning Services, and shall be filed with
the Secretary of State, the County Recorder, and the City Clerk prior to building permit
issuance. The CC&Rs shall incorporate, by reference, the approved Specific Plan 89-01
and shall specifically identify all development guidelines, conditions, and requirements that
apply to individual lots.
10. The Old Coach Golf Estates Planned Community final map(s) shall be limited to a
maximum of 156 numbered lots for single-family residential development and one
numbered lot for the golf course, for a total of 157 numbered lots. All residential lots
shall be no less than 1 net acre in size. All open space areas shall be identified on the
final map{s) as lettered lots separated from the numbered lots.
11. The Old Coach Golf Estates Planned Community shall be subject to Ordinance No. 283
passed by the voters of the City of Poway on November 8, 1988, and adopted by the
Poway City Council on December 7, 1988. Ordinance No. 283 enacted Proposition FF,
and said ordinance added, in part, the following provisions to the Poway General Plan and
Zoning Development Code concerning the Old Coach Planned Community.
VII-14
OLD COACH GOLF ESTATES PLANNED COMMUNITY
General Plan
Objective 18. Special Study Areas
Once established by the City Council, the residential density of the Old Coach Area
shall not be increased unless the voters approve such a change.
Policy 18.a.
No change to the Old Coach Planned Community Development Plan or the Poway
Municipal Code which would increase the residential density or increase the
commercial or manufacturing use within the Old Coach Planned Community shall
be adopted unless and until such change is approved by ordinance adopted by the
voters of the City at a special or general election, or approved first by the City
Council and then adopted by the voters in such an election.
Zonine Development Code
Section 17.20.130.H.
In order to preserve the very low density and intensity of development in the Old
Coach Planned Community, no property located within the Old Coach Planned
Community shall be rezoned to a zone, nor shall the Poway Municipal Code or the
Old Coach Planned Community Development Plan be amended in such a way which
would increase the residential density or increase the commercial or manufacturing
use permitted within the Old Coach Planned Community until and unless such
rezoning or amendment is approved by ordinance adopted by the voters of the City
at a special or general election, or first approved by the Poway City Council and then
adopted by the voters of the City at a special or general election.
12. Deed Restrictions. A deed restriction shall be recorded on each lot to the benefit of each
other lot in this subdivision which states that no General Plan Amendment, Zone Change,
tentative subdivision map or other discretionary land use decision shall be adopted with
respect to the property which would increase residential density or intensity of use or
would permit an industrial or commercial use other than that as permitted by the Rural
Residential zoning in effect on the property on November 8, 1988, unless and until such
action is approved by ordinance adopted by the voters of the City at a special or general
election.
VII-15
OLD COACH GOLF ESTATES PLANNED COMMUNI1Y
The developer shall cause to be included as part of each deed of sale, a covenant for each
parcel of property sold, the restrictions that: (a) Each lot as shown on the approved
tentative and final tract maps for the Old Coach Golf Estates shall be restricted to the
use of one single~family dwelling unit and shall exclude any form of commercial. business.
professional, industrial or multi-dwelling use except for those commercial or business uses
normally associated with residential use and as permitted herein, and related specifically
to the golf course as designated in the Planned Community Plan; (b) The covenant shall
be binding upon all heirs, assigns, or successors in interest and shall run with the land; (c)
The covenant shall be for the benefit of each and every individual lot owner or his heirs,
assigns, or successors; and ( d) each Deed of Sale shall contain this covenant.
VII-16
OLD COACH GOLF ESTATES PL.~1\KED COMMUNITY
APPENDIX A
rnAPl'ER 17. 20 PC -PU\NNED a:l+1UNI'IY WNE
17.20.010 PURPOSE
The Planned Ccrrmunity Zone is included in the Oeveloprent regulations
to achieve the folloong p.rrp:,ses.
A.. To prarote and protect the p.iblic heal th, safety, and ....elf are.
B. To irrplerrent the objectives and p:,licies of the General Plan.
C. To safeguard and enhance envirorurental am:nities and the quality
of developrent.
D. ·To attain the physical, social, and econanic advantages resulting
fran ccmprehensive and orderly planned use of land resources.
E. To lessen congestion and assure convenience of access; to secure
safety fran fire, flood, and other dangers; to provide for
adequate light, air, sunlight, and open space; to prooote and
encourage conservation of scarce resources; to prevent
overcra,.,ding of land and undue ooncentration of p::>pulation; to
facilitate the creation of a o:,nvenient, attractive, and
harm:,nious ccmnunity; to attain a desirable balance of residential
and employment cpportuni ties; and to expedite the provision of
adequate and essential p.lblic services.
F. To facilitate developrent within the City in accordance with the
General Plan by permitting greater flexibility and encouraging
nore creative and imaginative designs for rrajor urban developrent
projects subject to large-scale ccmnunity planning.
G. To prarote nore econanical and efficient use of the land while
providing a ha.nronious variety of rousing choices and cx:rrrrErcial
and industrial activities, a high level of urban areni ties, and
preservation of natural and scenic qualities of open space.
H. To provide a process for initiation, review, and regulation of
large-scale canprehensively planned urban ccmnunities that affords
the rraxi.mum flexibility to the developer within the a:mtext of an
over all developnent program and specific, p-1ased developrent
plans a:x,rdinated with the provision of necessary p.iblic services
and facilities.
17. 20. 020 USE Rm.JI.ATIONS: PC WNE
A. Allowable use in each Planned Carmuni ty Zone shall be as
established by a Oeveloprent Plan Text approved by the City
Council. The Developrent Plan Text rray incorporate uses by
reference to specific base zone provisions, or rray establish
specific use lists with definitions pertaining thereto.
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CITY OF POWAY COMPREHENSIVE P LA N
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.J
17. 20. 020 USE REX:;UIATIONS: PC ZONE ( cont. )
B. Existing uses within the Planned Camtunity Zone at the tiire of its
establishITent shall be ~ allowable and incorp:>rated in the
Developrent Plan, unless terminated, discontinued, or changed
p.rrsuant to a specific tiire schedule incorp:>rated in the
Developrent Plan Text.
C. Unless otherwise provided by the Developrent Plan Text, p..tblic
utility facilities and p..tblicly-or,,med facilities shall be
allowable subject to a Conditional Use Permit.
D. Unless otherwise provided by the Developrent Plan Text, acc,::,_ssory
uses or facilities shall be subject to the sarre use regulation
provisions as the principal use or facility.
E. Unless specified as subject to a Conditional Use Penni t, each
allowaole use in the Planned Cormunity zone shall be subject to
Developrent Review.
F. Heme Occupations p.irsu.ant to Chapter 17.28 shall be allO'N'able in
each Planned Camrunity.
17.20.030 PROPERTY DEVEWPMENI' srANDARDS: PC ZONE
General Requirerrents
A. A Planned Camrunity Zone shall incluie a mini.mun area of 300
contiguous acres, under single ""1t1ership or otherwise subject to
unified planning, by persons, corporations, or other entities.
Property c,,,med by p..tblic utilities, local districts or local
governrrents will oot be counted toward the 300 acre mininrum, rut
may be used as a connector of single c,,,mership.
B. A Planned Camruni ty Zone may be established with or without a
Developrent Plan in accordance with the procedures set forth in
Chapter 17.46 through 17.52.
1. In the event the City Council establishes a Planned Comrunity
Zone without a Develoµrent Plan, ther uses, property
developrent standards, performance standards and the like
shall be those of the Residential Rural A (RR-A) zone ( see
Section 17.08.090 through 17.08.230) unless the previous
zoning is different: then the uses, property developrent
standards, performance standards and the like shall be those
of the previous zone.
2. In the event the City Council establishes a Planned Cormuni ty
Zone with a Developrent Plan it shall be subject to the
iollawing provisions:
C I TY
a. Provide for the develoµrent of a carprehensively planned
urban a:mnuni ty within the zone that is superior to
developrent otherwise allowable under alternate
regulations.
418
OF POWAY COMPREHENSIVE P LA N
17.20.030 GENERAL REX)UIREMENl'S (cont.)
b. Provide for developrent within the zone in a manner
consistent with the General Plan and with related
developrent and growth p::,licies of the City.
c. Provide for the construction, improvement, or extension of
trans?)rtation facilities, p..i.blic utilities, and p..i.blic
services required by developrent with the zone.
C. There shall be no minimum area, width, or depth requirem:mt for
individual lots, except as established by a ~veloprent Plan, a
Conditional Use Permit, or ~veloprent Review.
D. There shall be oo minimum yard requirenent for individual lots
except as established by a ~veloprent Plan, a Conditional Use
Pennit, or by ~veloprent Review.
E. There shall be oo minimum usable open space requirarent for
individual lots, except as established by a ~veloprent Plan, a
Cooditinal Use Permit, or by ~veloprent Review.
F. There shall be a maximum height of 35 feet or bK> stories,
whichever is less, b.lt and no coverage requirenent for incli vidual
lots, except as established by a ~veloµrent Plan, a Conditional
Use Pennit, or by ~veloprent Review.
G. The !T'aXi.nun number of dwelling units within a Planned camu.mity
Zone shall not exceed the ability of the City to provide services
in accordance with the General Plan and applicable local
ordinances; provided that the distribution of uni ts within the
Zone and the rraximum residential density on any individual site or
within designat....od p:>rtions of the Zone shall be governed by the
~veloprent Plan, Conditional Use Pennit, or ~eloprent Review.
In the event the General Plan does not establish a maxinrum
residential density for said site, the City Council shall
determine the appropriate density b:lsed a1 detaile:i review of the
~eloprent Plan and Text and the provisions of this section.
17.20.040 SPECIAL REQUIREMENI'S
A. The Planned Cotmunity Zone and all uses therein shall be designed
and developed in a nanner conpatible with and a:xnplenentary to
existing and p:>tential developrent in the general vicinity of the
zone. Site planning oo the i;eri.rreter shall provide for the nutual
protection of the zone and surrounding property fran p:,tential
adverse influences •
B. All p.iblic streets within or abutting the developrent shall be
dedicated and improved to City specifications for that particular
classification of street. Private streets within the developrent
shall be irrevocably offered for dedication and naintained for
their intended p.irp.:)Se by neans acceptable to and enforceable by
419
CITY OF POWAY COMPREHENSIVE P LAN
17. 20. 040 SPEx:IAL REX;>UIREMENI'S (cont. >
the City. Consideration of other forms of access, such as
pedestrian ways, courts, plazas , driveways , horse trails, bike
trails, or open parking lots offered for dedication rray be made at
the tine of the Developrent Plan and Text consideration as a 1TEans
of rreeting requirercents for ope.n space or park dedication
requirercents.
17.20.050 PrnFORMANCE srANDARDS: OC ZONE
A. All developnent within a Planned Cormunity Zone shall relate
hanroniously to the topography of the site, shall rrake suitable
provi.sion for the preservation of water a:>Urses, drainage areas ,
~ed areas, rough terrain, and similar natural features, and
shall otherwise be so designed ina.snu.lch as EX)Ssible, to use and
retain natural features and amenities to the best advantage.
B. All exterior lighting shall be constructed in accordance with
Sections 17.17.08.200 (K), 17.10.150 CH), and 17.12.150 (Fl.
Mechanical and electrical equiprent, inclu:iing air conditioners,
antennas, PJl1PS, heating or C'OOling or ventilating equiprent,
exterior lighting, or si.cru:lar equiprent shall be located and
operated in a rtanner so as ~t to unreasonably disturb the peace,
qui.et, and canfort of neighboringresidents. Excluding
roof-m::>unted solar collector panels and decorative exterior
lighting, all such equiprent and devices shall be screened frcm
view fran any abutting street, and shall oot be located in a
street yard.
c. All areas for storage of rraintenance equiprent, and all service
areas inclu:iing refuse storage and collection facilities, shall be
enclosed by a fence, wall, and/or landscape screen.
D. All uses within a Planned Camrunity Zone shall provide off-street
parking and loading facilities p.rrsuant to O'lapter 17. 42. The
applicant may apply for and receive cdninistrati ve relief frcm
Chapter 17. 42 at the tine of Developrent Plan Tentative
consideration by the City Council -hen verified proof has been
sumbitted through specific examples of existing projects and/or
expert testi.m::>ny that supports reduced parking standards or
stalls.
E. The prop::>sed rreans for assuring continuing existence, rraintenanc:e
and cperation of the various a:JmOn elercents and facilities.
F. Additional site developrent regulations and perfonnance standards
applicable to individual uses or to designated EX)rticns of a
Planned Cormunity Zone nay be e5t:..blished by the Developrent Plan,
Coooitional Use Pennit, or Developrent Review approval p.irsuant to
the Developrent Plan.
420
CITY OF POWAY COMPREHENSIVE P LA N
17.20.060 PRE-APPLICATION PRo::::EDORE
A. Prior to sut:mitting an application for a Develop-rent Plan in a
Planned Cormuni ty Zone, or for a Planned Comtuni ty Zone,
applicant or prospective developer shall hold preliminary
a:msultations with the Director of Planning Services and other
City officials to obtain information and guidance before entering
into binding a:mnitments incurring substantial expense in the
preparation of plans, surveys, and other data. Such preliminary
cx:,nsultations should be relative to a conceptual developrent plan
which includes, but is not limited to, the following:
1. Propose:l land uses to be developed within the zone .
2. Developrent cqncepts to be employed.
3. Schematic maps, illustrative material, and narrative
sufficient to describe the general relationships between
uses, and the intended design dlaracter and scale
principal features.
land
of
4. A preliminary ti.rte schedule for developrent, inclu:iing
quantitative data, such as p:,pulation, housing units, land
use acreage, and other f3a,ta sufficient to illustrate phasing
of developrent and potential impact oo p.lblic service
requirerrents .
B. Following initial preliminary consultations p.irsuant to this
section, the Director nay require sul:mi.ssion of a housing narket
analysis, satisfactory to the Director of Planning Services
dem:mstrating the need for rousing by price range and number of
dwelling uni ts. Such analysis may be requested as a part of the
review procedure, may be made a requirerrent for sul::mission of an
application for a Developrent Plan in a Planned Ccrrmunity Area,
Planned Ccmnunity Zone, or rray be requested as part of the
environrrental assessmant or EIR.
C. Following initial preliminary consultations p.irsuant to this
section, the Director rray require sul::mission of a a::mne.rcial
and/or industrial rra.rket analysis satisfactory to the Director of
Planning Services for any proposed shopping center or major
ccmrercial and/or industrial uses, showing the need for such uses
in the location requested and the inadequacy of existing zoned
sites to rreet this need. The rrarket analysis shall inclooe, b.lt
not be limited to, the following:
1. Determination of p::>tential trade area.
2. Determination of p:>tential emplo~nt area.
3. Estimates of existing and future p:,pulation of the trade area.
4. Estimates of existing and future employm:nt.
421
CITY OF POWAY COMPREHENSIVE P LAN
17 .20.060 PRE-APPLICATION PROCEDURE (cont.)
5. Detennination of existing and p::,tential effective buying
power in the trade area.
6. Detennination of the net p::,tential custare.r buying p::,~r for
the proposed a::mnercial develofX!Eilt.
Such analysis nay be requested as part of the review procedure,
and nay be nade a requirement of subnission of an application for
a Developrent Plan in a Planned Camruni ty Area, Planned cannuni ty
Zone, or 1t0.y be requested as part of the environmental assessrrent
or EI.R.
D. Following initial preliminary consultation E=Ursuant to this
section, the Director nay require presentation of the ronceptual
developrent plan to the City Council. Such presentation shall be
for information purp:,ses only, and shall be in oodition to
subsequent p_iblic review requirenents p.rrsuant to an application
for a Planned camrunity Zone and sul:mission of a Developrent Plan.
17.20.070 DEVELOPMENT PLAN
The Developrent Plan which nay be sul::mitted with an application for a
Planned Camtuni ty Zone or subsequent to the adoption thereof shall
include the following:
A. A boundary survey map of the property and a calculation of the
gross larrl area within the prop:,sed zone. A tentative sub:Hvision
nap rray be substituted if the applicant proposes to sub:ii vide the
property.
8. A t.opographic nap and. general grading ooncept plan with specific
sections for sensitive areas, as detennined by the Directors of
Planning and Public Services for the property and. oojacent land
within 100 feet of the property, shown at contour intervals not to
exceed 2 feet for natural slopes over 2 percent or less. For
natural slopes over 2 i:ercent contour interval shall not exceed 5
feet.
C. Maps and supporting tabulations showing the current General Plan
land use designation, the current zoning classification, and the
current larrl use within the prop::,sed zone and oo oojacent sites
within 500 feet. The location of structures and other significant
improverents shall be shown.
D. A larrl use plan identifying areas within the proposed zone and
uses to be developed therein, supp::,rted by proi;>osed or projected
acreage, ~oulation, h:::msing units, employrrent, and such related
planning and developrent data as the Director of Planning Services
nay require.
422
CITY OF POWAY COMPREHENSIVE P LA N
17.20.070 DEVELOPMF.Nl' PLAN Ccont.l
E. A developnent plan indicating the general µ1a5ing or anticipated
schedule. Said plan shall indicate the total p,asing of the
Planned Camumity and areas to be developed in p,ases and the
anticipated tine schedule for beginning of construction and for
canpletion of each phase of develoµrent. Said plan shall inclooe
a pro rata share of arreni ties, parks, and open space. 'nlis is a
generalized schedule and nay be adjusted according to narket
ronstraints as the Ccmnunity develops.
F. A circulation plan, showing existing and proposed p.lblic and
private streets, p:rlestrian ways, trails, and related
transportation access or circulation features required to serve
the proposed developrent. 'n1e circulation plan shall be supported
by schematic.
17.20.080 ADOPITON OF ZONE AND/OR DEVELOFMENI' PLAN
A. An application for a Planned Carmunity Zone and/or Developrent
Plan shall be subject to review and approval in the sane nanner as
prescribed in Chapters 17.46 through 17.52.
8. Each Planned Ccmnunity Zone established shall be indicated on the
Zoning Map by the letter "FC" followed by a reference number
identifying the Zone. ~ Developrent Plan as m:x:lified and
approved by the City Council, is inC'Orporated into th.is
ordinance.
C. An application approved for a Planned Camlunity Zone without a
Developnent Plan shall regulate developnent in accordance with the
Residential Rural A (RR-A) uses, property developrent standards,
performance standards and the like until such ti1te as adoption of
a Developrent Plan. 'nle adoption of the Developrent Plan will
repeal and replace the provisions of the Residential Rural A, or
other previous zones.
17.20.090 AMENCMEN'I'S 'ro DEVELOPMENI' PLAN
A. A Developrent Plan rray be arrended in the sarne nanner as provided
by Chapter 17.46 through 17.52 for a change of zone ooundaries or
for a change in the regulations applicable with a zone. l>inen~t
of a Developrent Plan shall be subject to the same findings as
prescribed for initial enactrrent of a Planned Ccrmtunity Zone and
adoption of the Develoµrent Plan applicable to the Planned
Comrunity Zone.
8. An anerrln'ent to a Develoµre.nt Plan rray be initiated by the City
Council. An arrendnent may also be initiated by the applicant for
the Planned Ccxrmuni ty Zone or a successor thereto, provided such
applicant or successor has, at the ti.Ire of application for an
amendment, a continuing controlling interest in developrent or
rranagerrent of uses within the Planned Ccmnunity Zone.
423
CITY OF POWAY COMPREHENSIVE P LAN
I -·
17. 20 .100 REVTEW OF OEVE!DfMENI' PRCx;RESS
A. The Director of Planning Services shall review each Planned
carmuni ty zone annually, and shall sul::rni t a rep:,rt to the City
Council containing the following:
1. A sumnary of the developrent status within the zone and an
assessnent of progress during the year toward o:cnpletion of
develo{'.Jl'erlt authorized by the Developrent Plan inclooing
adherence to developrent schedules and IX'lasing.
2. A statemant of any changes in land use and econanic
developrent trends, rousing market indicators, ccmnercial and
industrial developrent rates, or programs for provision of
public facilities and services vi.'hich, in the opinion of the
Director, vary significantly fran those upon vi.'hich the
Developrent Plan were based, and vi.'hich could affect adversely
continued progress toward o:cnpletion of developrent within
the zone.
B. A copy of the annual rep:,rt of the Director shall be provided to
the applicant and to such other interested parties or successors
as deerred appropriate by the Dir~tor.
424
CITY OF PO WA V COMPREHENSIVE P LAN
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