Ord 716ORDINANCE NO. 716
AN ORDINANCE OF THE CITY OF POWAY, CALIFORNIA,
APPROVING SPECIFIC PLAN AMENDMENT (SPA) 10 -02
FOR THE BRIGHTON PLACE AFFORDABLE HOUSING PROJECT
LOCATED IN OLD POWAY
ASSESSOR'S PARCEL NUMBERS: 314 - 220 -69 & 70
WHEREAS, Chapter 17.47 (Specific Plan (SP) Regulations) of Title 17 (Zoning) of the
Poway Municipal Code provides the requirements for the initiation, preparation, amendment, 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 was proposed by the Poway Redevelopment Agency and Interfaith
Housing Incorporated to establish development standards, regulatory concessions, and
affordability levels for the Brighton Place affordable housing project located east of Midland Road,
between Edgemoor Street and Adrian Street; and
WHEREAS, the affordability level unit count was subsequently modified to receive the
Federal Tax Credits necessary to fund the project and included in the project's Financing Plan;
and
WHEREAS, SPA 10 -02 was initiated by the City Council on November 9, 2010, to modify
the affordability level unit count in the Specific Plan be consistent with the affordable unit count
identified in the Brighton Place Financing Plan; and
WHEREAS, on March 1, 2011, 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 OF THE CITY OF POWAY DOES ORDAIN AS
FOLLOWS:
Section 1: A Mitigated Negative Declaration was approved for the Brighton Place
development on February 3, 2009. The environmental document, that
included the addition of mitigation measures to reduce the project impacts to
a level less than significant, adequately addresses the potential
environmental impacts of the proposed project. No additional environmental
review is required.
Section 2 : The City Council hereby approves SPA 10 -02 as contained in Exhibit A.
Section 3 : This Ordinance shall not be codified.
Ordinance No. 716
Page 2
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 passage, it shall be
published once with the names and members voting for and against the same in the Poway 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 1 st day of March 2011, and thereafter PASSED AND ADOPTED at a regular meeting of said
City Council held the 15th day of March 2011, by the following roll call vote.
Don Higginson, Mayo
ATTEST:
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Linda . Troyan, MMC, City Clerk
Ordinance No. 716
Page 3
STATE OF CALIFORNIA )
) SS.
COUNTY OF SAN DIEGO )
I, Linda A. Troyan, MMC, City Clerk of the City of Poway, do hereby certify,
under penalty of perjury, that the foregoing Ordinance No. 716 was duly adopted
by the City Council at a meeting of said City Council held on the 15th day of March 2011, and that it
was so adopted by the following vote:
AYES: BOYACK, GROSCH, MULLIN, CUNNINGHAM, HIGGINSON
NOES: NONE
ABSENT: NONE
DISQUALIFIED: NONE
Linda A. Troyan, MMC, City Clerk
City of Poway
EXHIBIT A
BRIGHTON PLACE
AFFORDABLE HOUSING
SPECIFIC PLAN AMENDMENT 1 0-02
BRIGHTON PLACE
SPECIFIC PLAN AMENDMENT 10• 02
LEGEND
INTRODUCTION
II. AUTHORITY AND SCOPE
III. PROJECT DESCRIPTION
IV. RELATIONSHIP TO THE POWAY GENERAL PLAN
AND MUNICIPAL CODE
V. LAND USE AND DEVELOPMENT STANDARDS 3
VI. IMPLEMENTATION PROCEDURES 6
VII. ENVIRONMENTAL REVIEW 6
VIII. AMENDMENT PROCEDURES 7
Figure 1 — SITE PLAN
Figure 2 — ELEVATIONS
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 19.4 dwelling units per acre.
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 4.07 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.
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 Amendment 10 -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 forthe 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 17.08 of the Poway Municipal Code shall take precedence.
A. LIST OF PERMITTED AND CONDITIONAL USES
Section 17.08.100 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.
Site Design
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.
Regulatory Concessions
Poway Municipal Code, Section 17.08.200 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:
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:
Onsite Parking
190 spaces
2.5 spaces per unit
131 spaces
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
Wa
20 feet minimum
0 -7.5 feet minimum
Front Yard Setback on Edgemoor
Street
20 feet minimum
15 -foot minimum
Project Recreational Amenity
Swimming Pool
No Swimming Pool
Landscape Planters in Parking Area
One eve 8 -10 spaces
Substitute Tree Wells
Architectural Desian
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 fagades should be
designed to be consistent with the architectural style of the building and the design of the
primary fagade.
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.
Enerav Efficienc
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.
Utility 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.
Affordability
■ Forty -six of the 77 housing units within the Development shall be made available to
Very Low- Income households and 30 housing units for 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 %) and "Low- Income Household" shall
mean earning between fifty percent (50 %) and eighty percent (80 %) 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 %) times fifty percent (50 %), or for Low - Income Households one - twelfth (1 /12)
of thirty percent (30 %) times sixty percent (60 %) of San Diego County area median income
for a 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.
VIII. AMENDMENT PROCEDURES
Any amendment, whether City- initiated or private, to Specific Plan Amendment 10 -02, 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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