Ord 689
ORDINANCE NO 689
AN ORDINANCE OF THE CITY OF POWAY, CALIFORNIA,
APPROVING SPECIFIC PLAN 08-01
FOR AN AFFORDABLE HOUSING PROJECT LOCATED EAST OF MIDLAND ROAD
BETWEEN EDGEMOOR STREET AND ADRIAN STREET
ASSESSOR'S PARCEL NUMBERS 314-220-69 & 70
WHEREAS, Chapter 1747 (Specific Plan regulations) of Title 17 (Zoning
development Code) of the Poway Municipal Code provides for the requirements for the
initiation, preparation, and adoption of Specific Plans in accordance with Section 65450, et.
seq , of the California Government Code (Article 8, Specific Plans), and
WHEREAS, SP 08-01 is proposed by the Poway Redevelopment Agency and
Interfaith Housing Incorporated to establish development standards for an affordable
housing project located east of Midland Road, between Edgemoor Street and Adrian
Street; and
WHEREAS, SP 08-01 would provide regulatory concessions for the project, as
provided for under Section 17 08.200 of the Poway Municipal Code and State law, and as
described in the project staff report; and
WHEREAS, on October 17, 2008, the City Council approved the initiation of SP
08-01, and
WHEREAS, on February 3, 2009, the City Council held a duly advertised public
hearing to solicit comments from the public, both pro and con, relative to this application.
NOW, THEREFORE, the City Council does hereby ordain as follows.
Section 1. The City Council has considered the Environmental Initial Study (EIS),
Mitigated Negative Declaration (MND), and associated Mitigation Monitoring Program
shown as Exhibit A of this Ordinance The subject EIS and MND documentation are fully
incorporated herein by this reference The City Council finds, on the basis of the whole
record before it, that there is no substantial evidence the project will have a significant
impact on the environment, that the mitigation measures contained in the EIS and Exhibit
A hereof, will mitigate potentially significant impacts to a less than significant level, and that
the MND reflects the independent judgment and analysis of the City The City Council
hereby approves the MND and the associated Mitigation Monitoring Program attached to
this Ordinance as Exhibit A.
Section 2 The City Council hereby approves SP 08-01 as contained in Exhibit B
Section 3 This Ordinance shall not be codified
EFFECTIVE DATE This ordinance shall take effect and be in force thirty (30)
days after the date of this passage, and before the expiration of fifteen (15) days after its
Ordinance No 689
Page 2
passage, it shall be published once with the names and members voting for and against
the same in the Po way News Chieftain, a newspaper of general circulation published in the
City of Poway
Introduced and first read at a regular meeting of the City Council of the City of
Poway held this 3rd day of February 2009, and thereafter PASSED AND ADOPTED at a
regular meeting of said City Council held the 17th day of February 2009, by the following
roll call vote
AYES BOYACK, CUNNINGHAM, HIGGINSON, REXFORD
NOES NONE
ABSENT CAFAGNA
DISQUALlFIED- NONE
'0~ < -
ATTEST
Ordinance No 689
Page 3
EXHIBIT A
MITIGATION MONITORING PROGRAM
Interfaith Housing Incorporated
General Plan Amendment 08-03, Zone Change 08-01,
Specific Plan 08-01, and Development Review 08-05
Section 21081 6 of the Public Resources Code requires that public agencies "adopt a
reporting or monitoring program for the changes which it has adopted or made a condition
of project approval in order to mitigate or avoid significant effects on the environment. The
reporting or monitoring program shall be designated to ensure compliance during project
implementation" This Mitigation Monitoring Program has been prepared in accordance
with Section 210816 of the Public Resources Code.
Non-compliance with any of these conditions, as identified by City staff or a designated
monitor, shall result in issuance of a cease and desist order for all construction activities
The order shall remain in effect until compliance is assured Non-compliance situations,
which may occur subsequent to project construction, will be addressed on a case-by-case
basis and may be subject to penalties according to the City of Poway Municipal Code
When phasing of development has been established, it may be necessary for this
Monitoring Program to be amended, with City approval.
Topic Mitigation Measure Timing Responsibility
Noise Prior to occupancy the applicant shall Prior to Applicant
submit a study prepared by a qualified issuance of
professional which assesses interior a Building
noise, pursuant to City standards, for Permit
those units which face the street to
ensure that per Section 1708.230 of
the Poway Municipal Code that
interior noise levels do not exceed 45
dBA CNEL
Ordinance No 689
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EXHIBIT B
BRIGHTON PLACE
AFFORDABLE HOUSING
SPECIFIC PLAN 08-0 1
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Ordinance No 689
Page 5
BRIGHTON PLACE
SPECIFIC PLAN 08-0 1
LEGEND
I. INTRODUCTION 2
II. AUTHORITY AND SCOPE 2
III PROJECT DESCRIPTION 2
IV RELATIONSHIP TO THE POWAY GENERAL PLAN
AND MUNICIPAL CODE 3
V LAND USE AND DEVELOPMENT STANDARDS 3
VI IMPLEMENTATION PROCEDURES 6
VII ENVIRONMENTAL REVIEW 6
VIII AMENDMENT PROCEDURES 7
Figure 1 - SITE PLAN 8
Figure 2 - ELEVATIONS 9
Ordinance No 689
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I. INTRODUCTION
In 1992, the City of Poway began a process to identify sites that would assist the
City in meeting its local and regional share of affordable housing units. Staff first
established criteria for evaluating potential sites The criteria included proximity to
food stores, public transit and medical facilities The zoning of the parcel was not a
major factor in the site evaluation, and, as a result, selected parcels could be
residentially or commercially zoned. As such, the program also required that a
Specific Plan be created in association with a development plan on any of the
selected sites. The Specific Plan would detail, for a specific site, development
standards and density for the project.
This Specific Plan has been prepared to comply with the guidelines of the affordable
housing program. It addresses a plan to construct a 77-unit apartment affordable
working families housing development with a permitted density of 194 dwelling
units per acre
II. AUTHORITY AND SCOPE
Section 65450, et seq. of the California Government Code enables local
governments to adopt Specific Plans for the systematic implementation of their
General Plans. The Code requires that Specific Plans be consistent with the
agency's General Plan. It is the intent of this Specific Plan to define appropriate
land uses and development standards necessary to ensure that the development of
the subject parcels is transitional, compatible, and sensitive to the surrounding
standards
III. PROJECT DESCRIPTION
The project is a joint proposal by the City of Poway Redevelopment Agency and
Interfaith Housing Incorporated, a non-profit housing developer, to develop a
77-unit apartment affordable housing project on 3 97 acre of a 407 acre site located
east of Midland Road between Edgemoor Street and Adrian Street.
The site was previously comprised of two contiguous vacant parcels (1 07 and 3
acres, respectively) that have been merged and have a combined size of
approximately 4 07 acres The site is bordered on the south by Edgemoor Street,
Poinsettia Mobile home Park to the east, Adrian Street and a commercial office
building to the north, and the Old Poway Village shopping center to the west. The
former alley on the west side of the property has been improved to a public street
named Brighton Way
Ordinance No 689
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A General Plan Amendment 08-03 and Zoning Change 08-01 were approved
resulting in the land use and zoning of the 3 97 acre portion of the site being
changed to Residential Apartment (RA) The 0 1 acre OS-R portion of the 1 07 -acre
parcel was not changed.
The project involves construction of 77 two-story apartment units in 12 buildings,
131 parking spaces (78 of which will be covered with a carport), a 2,780-square-foot
community building for the use of residents, and a 237-square-foot laundry room.
This Specific Plan includes regulatory concessions, as provided for under the
Poway Municipal Code and State Law that are described in detail in Section V
IV. RELATIONSHIP TO THE POWAY GENERAL PLAN AND MUNICIPAL CODE
Specific Plan 08-01 has been prepared in accordance with the governing City
General Plan and Ordinances, and State Law pertaining to specific plans. The
development of the subject property shall be consistent with the objectives and
policies of the Poway General Plan, constituent elements, and development
standards of the RA zone found in Chapter 17 08 of the Poway Municipal Code,
except as modified pursuant to this Specific Plan
V. LAND USE AND DEVELOPMENT STANDARDS
This section presents site-specific development standards for the subject properties.
The land use and development standards are divided into two sections. The first
section lists land uses permitted on the property The second section discusses
specific site and building standards.
Development and redevelopment of the site shall follow the guidelines set forth in
this document. Where the Specific Plan is silent, the Residential Apartment (RA)
standards found in Chapter 1708 of the Poway Municipal Code shall take
precedence
A. LIST OF PERMITTED AND CONDITIONAL USES
Section 1708100 of the Poway Municipal Code provides a list of permitted and
conditional uses offered in the Residential Apartment zone
B GENERAL REQUIREMENTS
The purpose of this section is to provide guidance with regard to the site
characteristics of the property
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Site Desiqn
The site plan contained in Figure 1 incorporates the creative use of open space,
sidewalks, and landscaping. Design features, such as interior courtyards,
walkways, and shared recreational and common areas help create a cohesive
neighborhood effect. The availability of the Community Building, the play areas,
and the proximity to the Old Poway and Aubrey Parks will assist in meeting the
recreational needs of the project.
Requlatorv Concessions
Poway Municipal Code, Section 1708.200 provides that in any residential zone
wherein the creation of new multifamily affordable housing is proposed for
construction in the RA zone, the City shall grant one of the following development
incentives to be determined most appropriate by the City'
1 A reduction in site development standards which may include any of the
following:
a. Minimum parking ratios,
b Required setbacks,
c. Minimum square footages,
d One required recreational amenity
2. A reduction or substitution of construction materials or modification of
architectural design requirements that lessen building costs overall.
3 Other regulatory incentives or concessions proposed by the developer or
the City which could include
a. Direct financial incentives,
b Provisions of publicly owned land,
c. Waiver of fees or dedication requirement.
Regulatory concessions for this project are as follows
" ',~ig !fi~[ffi1Sf;(~ ,'ti' . 'ffi ." . . . . . .
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Onsite Parking 190 spaces 131 spaces
(2.5 spaces per unit) (1 7 spaces per unit
Distance Between Buildings 15 feet minimum 13 feet minimum
Private Storage Space 250 cubic feet 118 cubic feet minimum
Street Side Yard Setback on Brighton 20 feet minimum 0-7 5 feet minimum
Way
Front Yard Setback on Edgemoor 20 feet minimum 15-foot minimum
Street
Project Recreational Amenity Swimmin Pool No Swimming Pool
Landscape Planters in Parking Area One every 8-10 spaces Substitute Tree Wells
Ordinance No 689
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Architectural Desiqn
Development in the project area shall reflect architectural styles that incorporate
design components and architectural elements that are consistent with the design
guidelines of the Old Poway Specific Plan The basic design elements of scale,
proportion, context, and color that reference and blend with the environment shall
be carried throughout the project.
All development shall conform to the goals, objectives, policies, standards, and
regulations of this Specific Plan, the Old Poway Specific Plan, the General Plan,
The Paguay Redevelopment Plan, and all other applicable codes, including the
Poway Municipal Code and Building Code
The building design should incorporate articulation of exterior walls and multi-
planned, pitched roofs. The use of recessed doorways and windows, pop out wood
accents around the windows, extended roof eaves, and balconies or false balconies
are encouraged to enhance the depth and appearance of the buildings. Rear and
side building fayades should be designed to be consistent with the architectural
style of the building and the design of the primary fayade
Building illumination and architectural lighting shall be indirect in nature, and shall
complement and accent the design of the building. Site lighting shall be designed to
eliminate the intrusion of glare onto adjacent properties and to minimize or eliminate
the amount of light that remains on during the night. Lighting should also
emphasize walking areas so as to clearly identify the pedestrian walkways and
direction of travel
EnerQV Efficiencv
Every effort shall be made to build and operate the project in an energy efficient
manner This includes the use of high efficiency mechanical equipment and
lighting, additional insulation, the careful monitoring of lighting, heating and air
conditioning, and the maximum use of solar access to warm the buildings and the
westerly breezes and open windows for cooling.
Utilitv Location
All utility services, including electricity, telephone, and gas, shall be located below
ground. All utility transformers should be located near property boundaries, away
from the main entrance and building entry areas, as well as away from the adjacent
residential neighborhoods Every effort will be made to locate all utility vaults and
boxes away from the main entrance or where highly visible from Midland Road All
cabinets and boxes shall be screened and designed to blend with the buildings and
landscaping
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Affordability
. Seventy-six of the 77 housing units within the Development shall be made
available to Very Low income households, all at an affordable rent. One, non-
rent restricted, market-rate unit shall be reserved to be occupied by the onsite
property manager
. For the purposes of this Specific Plan, "Very Low Income Household" shall mean
a household earning not greater than fifty percent (50%) of the San Diego
County area median income, adjusted for household size, as set forth by
regulation of the California Department of Housing and Community
Development, pursuant to Health and Safety Code Section 50105, or successor
statute.
. The housing units within the project shall be subject to the rent restriction and
affordability requirements of this Specific Plan in perpetuity
. The monthly rental amount for the housing units to be rented to Very Low
Income Households (less reasonable utility allowance) shall not exceed one-
twelfth (1/12) of thirty percent (30%) of San Diego County area median income
fora family of a size appropriate to the Housing Unit (as defined in Health and
Safety Code Section 50053)
. For the purpose of this Specific Plan, "rent" shall mean the total of monthly
payment by the resident of a Housing Unit for use and occupancy of the Housing
Unit and facilities associated therewith, including a reasonable allowance for
utilities for an adequate level of service, as defined in 25 California Code of
Regulations, Section 6918
VI. IMPLEMENTATION PROCEDURES
The development of the land within the boundaries of this Specific Plan area shall
follow normal City of Poway procedures with regard to Development Review,
Conditional Use Permits, and the subdivision of land Development of an affordable
housing project will require approval of a Development Review permit.
VII. ENVIRONMENTAL REVIEW
Staff conducted an onsite environmental investigation and prepared an
Environmental Initial Study for the proposed project, and determined that the
approval of the project could have a potential significant environmental impact in the
areas noise However, mitigation measures incorporated into the design of the
project have reduced the potential impacts to a level of insignificance A Mitigated
Negative Declaration was approved
Ordinance No 689
Page 11
VIII. AMENDMENT PROCEDURES
Any amendment, whether City-initiated or private, to Specific Plan 08-01, shall be
processed in accordance with the Specific Plan regulations of the Poway Municipal
Code and shall be, if approved, adopted by City Council Ordinance
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