SPSP Vol 2 Jan 2011
CITY OF POWAY
DEVELOPMENT SERVICES DEPARTMENT
SOUTH POWAY SPECIFIC PLAN
DEVELOPMENT STANDARDS
Volume 2
CITY COUNCIL/REDEVELOPMENT AGENCY
DON HIGGINSON, MAYOR
JIM CUNNINGHAM, DEPUTY MAYOR
MERILEE BOYACK, COUNCILMEMBER
JOHN MULLIN, COUNCILMEMBER
DAVE GROSCH, COUNCILMEMBER
CITY MANAGER
PENNY RILEY
Comprehensive Update Adopted December 2002
Updated August 2004
Updated January 2011
TABLE OF CONTENTS
South Poway Specific Plan - Volume 2, Development Standards Page i
CHAPTER 1 - INTRODUCTION ................................................................................................ 1
CHAPTER 2 - DEFINITIONS ..................................................................................................... 2
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS .................................................... 6
I. STREET STANDARDS ..................................................................................................... 6
A. Scripps Poway Parkway ........................................................................................................ 6
B. Pomerado Road (Within The Plan Area) ............................................................................... 7
C. Commercial And Industrial Collector Without Medians ......................................................... 8
D. Commercial And Industrial Collector With Median ................................................................9
E. Commercial Industrial Street ............................................................................................... 10
II. PUBLIC USE AMENITIES ................................................................................................12
A. Recreational Trail Design Standards ................................................................................... 12
B. Bicycle System ..................................................................................................................... 14
III. GRADING STANDARDS .................................................................................................16
IV. LANDSCAPE STANDARDS ............................................................................................20
A. Introduction .......................................................................................................................... 20
B. Landscape Plan Submittal And Review Process ................................................................ 20
C. Water Conservation And Reclamation ................................................................................ 21
D. Irrigation ............................................................................................................................... 21
E. Planting ................................................................................................................................ 22
F. Slope Re-Vegetation ............................................................................................................ 23
G. Streetscape Program ........................................................................................................... 24
H. Site Development ................................................................................................................. 29
I. Hardscape ............................................................................................................................ 31
J. Maintenance – Property Management (Excludes LMD Areas) .......................................... 32
K. Sightline Restrictions ........................................................................................................... 35
V. UTILITY INSTALLATIONS ..............................................................................................36
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS ................37
I. INDUSTRIAL LAND USE DESIGNATIONS .....................................................................37
A. Industrial Park (IP) ............................................................................................................... 37
B. Light Industrial (LI) ............................................................................................................... 38
C. Light Industrial/Storage (LI/S) .............................................................................................. 38
II. PERMITTED AND CONDITIONAL USES INDUSTRIAL PARK, LIGHT INDUSTRIAL AND
LIGHT INDUSTRIAL/STORAGE ......................................................................................38
A. Conditional Uses .................................................................................................................. 38
B. Prohibited Uses .................................................................................................................... 38
C. Civic Uses ............................................................................................................................ 38
D. Use Matrix ............................................................................................................................ 39
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South Poway Specific Plan - Volume 2, Development Standards Page ii
III. SOUTH POWAY COMMERCIAL LAND USE DESIGNATION .........................................47
A. SOUTH POWAY COMMERCIAL .............................................................................................47
B. USE MATRIX ......................................................................................................................47
IV. INDUSTRIAL AND COMMERCIAL SITE/BUILDING DEVELOPMENT STANDARDS .....53
A. Architectural - Industrial ....................................................................................................... 53
B. Architectural – South Poway Commercial ........................................................................... 56
C. Site Utilization – Industrial And Commercial ....................................................................... 59
D. Parking Standards – Industrial And Commercial ................................................................ 68
E. Lighting Standards – Industrial And Commercial ................................................................ 72
F. Signage – Industrial And Commercial ................................................................................. 73
G. Poway Subarea Habitat Conservation Plan ........................................................................ 81
CHAPTER 5 - RESIDENTIAL DEVELOPMENT STANDARDS ................................................82
I. LAND USE DESIGNATIONS ...........................................................................................82
A. Open Space – 1 Dwelling Unit ............................................................................................. 82
B. Single-Family 2 .................................................................................................................... 82
C. Mobile Home Park (MHP) .................................................................................................... 82
D. Residential Apartment (RA) ................................................................................................. 83
II. DEVELOPMENT STANDARDS .......................................................................................83
A. Density ................................................................................................................................. 83
B. Poway Subarea Habitat Conservation Plan ........................................................................ 84
CHAPTER 6 - NATURAL OPEN SPACE .................................................................................85
CHAPTER 7 - WATER PARK FACILITY LAND USE DESIGNATION .....................................86
I. INTRODUCTION ..............................................................................................................86
II. LAND USE AND DEVELOPMENT STANDARDS ............................................................87
A. Architectural ......................................................................................................................... 87
B. Site Utilization ...................................................................................................................... 88
C. Grading Standards ............................................................................................................... 89
D. Landscaping Standards ....................................................................................................... 89
E. Circulation And Parking Requirements ............................................................................... 90
F. Lighting Requirements ......................................................................................................... 92
G. Signage Requirements ........................................................................................................ 93
H. Facility Operation ................................................................................................................. 94
I. Permitted Activities .............................................................................................................. 94
J. Planned Utilities And Public Facilities ................................................................................. 94
K. Environmental Review Compliance ..................................................................................... 94
CHAPTER 8 - MINERAL RESOURCE EXTRACTION AREAS ................................................96
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South Poway Specific Plan - Volume 2, Development Standards Page iii
CHAPTER 9 - CREEK ROAD ENCLAVE .................................................................................97
I. PROPERTY DESCRIPTION ............................................................................................97
II. SITE-SPECIFIC LAND USE AND ZONING ......................................................................97
III. DEVELOPMENT STANDARDS .......................................................................................98
A. Land Use And Development Standards .............................................................................. 98
IV. IMPLEMENTATION PROCEDURES ............................................................................. 106
V. AMENDMENT PROCEDURES ...................................................................................... 106
CHAPTER 10 - IMPLEMENTATION PROCEDURES ............................................................. 107
I. AMENDMENTS/ADJUSTMENTS TO THE SOUTH POWAY PLANNED COMMUNITY
DEVELOPMENT PLAN ................................................................................................. 107
A. Finding Of Substantial Conformance ................................................................................ 107
II. DEVELOPMENT REVIEW PROCEDURES .................................................................... 108
III. TENTATIVE MAP PROCEDURES ................................................................................. 108
IV. REZONE PROCEDURES AND CHANGES IN LAND USE DESIGNATIONS ................. 109
V. CONDITIONAL USE PERMIT (CUP) PROCEDURES .................................................... 110
VI. VARIANCES .................................................................................................................. 110
VII. NONCONFORMING USES, STRUCTURES AND PERFORMANCE STANDARDS ......... 111
VIII. ENVIRONMENTAL REVIEW ........................................................................................... 114
APPENDIX A - BUSINESS PARK STANDARD SAFETY CONDITIONS ............................... 115
APPENDIX B - CRITERIA FOR TEMPORARY OR PARTIAL OCCUPANCY OF
COMMERCIAL AND INDUSTRIAL BUILDINGS ........................................................... 118
APPENDIX C - SOUTH POWAY LAND USE PLAN ............................................................... 121
TABLE OF CONTENTS
South Poway Specific Plan - Volume 2, Development Standards Page iv
LIST OF FIGURES
Figure 1 Prime Arterial – Typical Section ............................................................................. 7
Figure 2 Major Arterial – Typical Section ............................................................................. 8
Figure 3 Commercial And Industrial Collector – Typical Section .......................................... 9
Figure 4 Commercial And Industrial Collector With Median – Typcial Section .....................10
Figure 5 Commercial And Industrial Street - Typical Section................................................11
Figure 6 Recreational Trail ..................................................................................................13
Figure 7 Recreational Trail Fence .......................................................................................13
Figure 8 Recreational Trail Underpass ................................................................................14
Figure 9 Bike Lane On 2-Lane Or Multi-Lane Highway .......................................................15
Figure 10 Visible Slope At Open Space Transition................................................................16
Figure 11 Contour Graded Slope ..........................................................................................17
Figure 12 Variable Slope Ratios ...........................................................................................17
Figure 13 “Rolled” Slope Edges ............................................................................................18
Figure 14 Earth Berm Design ...............................................................................................18
Figure 15 Parking Area Landscaping ....................................................................................29
Figure 16 Sightline Setback ..................................................................................................35
Figure 17 Sightline Setback Cross Section ...........................................................................35
Figure 18 Building Setback – Interior Parcel .........................................................................62
Figure 19 Building Setback –Corner Parcel ..........................................................................62
Figure 20 Building Setback – Parcel Abutting Scripps Poway Parkway ................................63
Figure 21 Interior Parcel – Parking And Landscape Setback ................................................ 64
Figure 22 Corner Parcel – Parking And Landscape Setback ................................................ 64
Figure 23 Parcel Abutting Scripps Poway Parkway – Parking And Landscape Setback ....... 65
South Poway Specific Plan - Volume 2, Development Standards Page 1
CHAPTER 1 - INTRODUCTION
This Volume of the South Poway Specific Plan document presents detailed
development standards for the planned community area. Area-wide circulation,
streetscape standards and landscaping requirements are discussed , and specific
development regulations for the Light Industrial, Industrial Park, South Poway
Commercial, Residential, Creek Road Enclave, Open Space, Mineral Resource
Extraction, and Water Park Facility areas are presented. This Volume also includes
a description of procedures for processing and review of proposed development
projects within the planned community area.
When the provisions of this Specific Plan differ from those of the Poway Zoning
Development Code, the provisions contained herein take precedence. When the
specific plan is silent, the regulations applicable elsewhere in the City shall apply.
South Poway Specific Plan - Volume 2, Development Standards Page 2
CHAPTER 2 - DEFINITIONS
For the purposes of this Specific Plan, certain words, phrases, and terms used in this
Specific Plan shall have the meaning assigned to them by this Chapter. When the
definitions in this Chapter differ from those of the Poway Zoning Development Code, the
definitions contained herein take precedence. When the Specific Plan is silent, the
definitions contained in the Poway Zoning Development Code shall apply.
“Automotive and Light Truck Repair – Minor” means activities that include, but are
not limited to: automotive and light truck repair, the retail sales of goods and services for
automotive vehicles and light trucks (less than six thousa nd pounds), and the cleaning
and washing of automotive vehicles. Uses typically include, but are not limited to:
brake, muffler and tire shops and automotive drive-through car washes. Heavier
automobile repair such as transmission and engine repair are n ot included.
“Automotive and Truck Repair – Major” means activities that include, but are not
limited to: heavy automobile and truck repair such as transmission and engine repair,
the painting of automotive vehicles, automotive body work, and the instal lation of major
accessories.
“Contractor’s yard” means a use providing for the outdoor storage, sales, rental or
distribution of vehicles, equipment or supplies or for the dispatching of service vehicles
used in construction activities. Typical uses include building contractor‟s yard, heavy
equipment sales or rental yard or similar use.
“Electric generating facility” shall mean a structure, apparatus or feature
incorporating machinery or equipment, designed to produce electricity for power
consumption by more than one user.
“Fleet storage” means storage or parking of one or more vehicles used regularly in
business operations where the parking of vehicles constitutes the principal use on the
site. Typical fleet storage uses include taxi fleets, mobile catering trucks, storage or
delivery truck fleets. Excluded are sales/rentals of vehicles.
Grading, Contour. "Contour grading” means a grading concept designed to result in
earth forms and contours, which resemble natural terrain characteristics, with generally
curving, non-linear slope blanks having variations in the slope ratios of the horizontal
and vertical curves.
"Home improvement and specialty building supplies" means a retail service
engaged in providing retail sale, rental, service or related repair and installation of home
improvement products including building materials, paint and wallpaper, carpeting and
floor covering, decorating, heating, air conditioning, electrical, plumbing and mechanical
equipment, roofing supplies, yard and garden supplies, home appliances, and similar
home improvement products.
South Poway Specific Plan - Volume 2, Development Standards Page 3
“Logo” means a graphic symbol or emblem, which conveys a recognizable meaning,
which symbol or emblem may include script (words) provided that such script is
contained entirely within the boundaries of the symbol or emblem. Script alone, or
outside of the boundaries of the symbol or emblem, whether registered as a trademark
or not, is not included within the meaning of the term logo.
Office, administrative. “Administrative Office” means an office for professionals
such as lawyers, architects, engineers, designers, accountants or others who through
training are qualified to perform services of a professional nature and where no storage
or sale of merchandise exists. Also included in this definition are corporate
headquarters, branch offices and data storage centers.
Office, contractor. “Contractor office” means a business primarily engaged in
construction activities with only incidental storage of materials, indoors only, and
incidental parking of vehicles as an accessory use to a permitted use on the same
premises. Excluded are building materials yards, equipment sales/rental yards and
contractors‟ yards.
“Premise” means a building or unified complex of buildings on one lot or on two or
more contiguous lots under common ownership or management.
"Recyclables" are discards or waste materials that are collated, separated or
processed and used as raw materials or products. Typically, recyclables would include
domestic waste such as beverage containers and newspaper, cardboard, high -grade
paper, plastics, textiles, light industrial wastes, or other similar mate rials. Recyclables
are not intended to include chemicals, toxic water, heavy industrial waste, petroleum,
construction waste, unsorted garbage, heavy metals, or other similar materials as
determined by the Director of Development Services
"Recycling” means the series of activities by which materials that would otherwise be
disposed of are collected, separated or processed and used in the form of raw
materials.
"Religious institution" means a seminary, retreat, monastery, conference center, or
similar use for the conduct of religious activities, including accessory housing incidental
thereto, but excluding a private educational facility.
“Research and development” means a use engaged in study, testing, design,
analysis and experimental development of products, processes, or services, including
incidental manufacturing of products incidental to the main purpose of the primary use.
“Resource extraction, processes and sales” means removal or recovery by any
means whatsoever of sand, gravel, soil, rock, minerals, mineral substances or organic
substances other than vegetation, from water or land on or beneath the surface thereof,
exposed or submerged.
South Poway Specific Plan - Volume 2, Development Standards Page 4
School, Business or Trade. "Business or trade school" means a use providing
education or training in business, commerce, language or other similar activity or
occupational pursuit and not otherwise defined as a home occupation, college or
university, or public or private educational facility.
School, Elementary and High. "Elementary and high school" means an institution of
learning which offers instruction in the several branches of learning and study required
to be taught in the public schools by the Education Code of the state of California. High
schools include junior and senior.
School, Private. "Private school" means any building or group of buildings the use of
which meets state requirements of primary, secondary or higher education and which
use does not secure the major part of its funding from any governmental agency.
“Software manufacturing” means the preparation, production or manufacture of
programs for use on computers or other similar devices. This use includes, but is not
limited to, the transfer of those programs to tape, discs, diskettes or other media, plus
packaging and shipping of those products.
“Transit facility” means bus stops, bus terminals, transfer points or depots without
vehicle repair or storage.
Utility, Private or Public. "Private or public utility" means any closely regulated
agency that, under public franchise or ownership, or under certificate of convenience
and necessity, provides the public with electricity, gas, heat, steam, communication, rail
transportation, water, sewage collection or other similar service.
"Utility services" means establishments engaged in the generation, transmission
and/or distribution of electricity, gas or steam, including water and irrigation systems
and sanitary systems used for the collection and disposal of garbage, sewage and other
wastes by means of destroying or processing materials.
"Vehicle" means a self-propelled device by which persons or property may be moved
upon a highway, except not including a device moved by human power or used
exclusively upon stationary rails or tracks.
Vehicle, Recreational. "Recreational vehicle" means a vehicle towed or self-
propelled on its own chassis or attached to the chassis of another vehicle and designed
or used for temporary dwelling, recreational or sporting purposes. The term
"recreational vehicle" shall include, but shall not be limited to, travel trailers, pick-up
campers, camping trailers, motor coach homes, converted trucks and buses, and boats
and boat trailers.
“Warehouse” means a building used primarily for the storage of goods or materials.
South Poway Specific Plan - Volume 2, Development Standards Page 5
“Warehouse and distribution” means a use engaged in storage, wholesale and
distribution of manufactured products, supplies or equipment, including accessory
offices or showrooms, and including incidental retail sales, but excluding bulk storage of
materials that are inflammable or explosive or that create hazardous or commonly
recognized offensive conditions, and where the products, supplies or equipment that are
distributed from the facility are not used or consumed on the premises.
“Warehouse-style retail merchandising business” means a large retail structure or
establishment under one roof where durable goods, food and grocery items or similar
items are offered for sale in an open warehouse display context.
“Wireless communication facility” means a facility that transmits and/or receives
electromagnetic signals, including antennas, monopoles, and/or accessory structures
and related equipment.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 6
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
This Chapter presents area-wide development standards for streets, grading,
landscaping, and utility installations
I. STREET STANDARDS
The following are the standards for all streets within the South Poway Planned
Community
A. SCRIPPS POWAY PARKWAY
1. Width: 106 foot right-of-way
2. Character: Primary arterial, six lanes with landscaped
median. Maximum grade 7%. Minimum curve
radius 1800 feet. Design speed 55 mph.
3. Access: Access limited to signalized intersections
4. Sidewalk: Five (5) feet wide on one side, within a General
Utility Easement (G.U.E.).
5. Lighting: Low pressure sodium, 180-watt, luminary
height maximum 30 feet, maximum 300 feet on
center and alternating sides per City
specifications.
6. Signage: Directional and park entry signs shall be to City
specifications and comply with the sign
standards contained in this Chapter. Street
name signs shall be to City specifications.
7. Parking: Prohibited at all times posted and enforced by
the City.
8. Utilities: All utilities will be underground and within
designated easements except major electrical
transmission lines as approved by the City.
Electrical and telephone distribution lines will
be installed below grade.
9. Landscaping: Within median and General Utility Easement
(G.U.E.) beyond sidewalks.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 7
44’44’
38’38’
106’
18’
10’10’
R/WR/W
**G.U.E.G.U.E.
*6’ Bicycle Lane
sidewalks
2%2%
NTS
FIGURE 1 PRIME ARTERIAL – TYPICAL SECTION
B. POMERADO ROAD (Within the Plan Area)
1. Width: 106 foot right-of-way
2. Character: Major arterial, four lane width. Maximum
grade. Seven percent, minimum curve radius
1800 feet. Design speed 55 mph.
3. Access: Controlled, limited private driveways.
4. Sidewalk: Five (5) feet wide on one side, within the
General Utility Easement (G.U.E.)
5. Lighting: Low pressure sodium, 180-watt, luminary
height maximum 30 feet, maximum 300 feet on
center and alternating sides per City
specifications.
6. Signage: Directional and park entry signs shall be to City
specifications and comply with the sign
standards contained in this Chapter. Street
name signs shall be to City specifications.
7. Parking: Prohibited at all times posted and enforced by
the City.
8. Utilities: All utilities will be underground and within
designated easements except major electrical
transmission lines as approved by the City.
Electrical and telephone distribution lines shall
be installed below grade.
9. Landscaping: Within median and right-of-way beyond
sidewalks.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 8
FIGURE 2 MAJOR ARTERIAL – TYPICAL SECTION
C. COMMERCIAL AND INDUSTRIAL COLLECTOR WITHOUT MEDIANS
Width: 65/77 foot right-of-way (wider right-of-way shall only
apply to Community Road to accommodate a bicycle
lane).
Character: Industrial/commercial collector, four lanes with center
turn lane. Maximum grade 8%, minimum curve radius
500 feet, 45 mph design speed.
Access: Private driveways allowed.
Sidewalk: Five (5) feet wide on one side, within the General
Utility Easement.
Lighting: Low pressure sodium, 180-watt, luminary height
maximum 30 feet, maximum 300 feet on center and
alternating sides per City specifications.
Signage: Directional and park entry signs shall be to City
specifications and comply with the sign standards
contained in this Chapter. Street name signs shall be
to City specifications.
Parking: Prohibited at all times; posted and enforced by the
City.
Utilities: All utilities will be underground and within designated
easements except major electrical transmission lines
as approved by the City. Electrical and telephone
distribution lines will be installed below grade.
Landscaping: Within GUE if sidewalk is not required.
53’53’
34’34’
106’
10’10’
R/WR/W
N.T.S.
* 6’ Bicycle Lane
(Pomerado Road)
sidewalks
2%2%
9’9’
Center Line
**
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 9
FIGURE 3 COMMERCIAL AND INDUSTRIAL COLLECTOR – TYPICAL SECTION
D. COMMERCIAL AND INDUSTRIAL COLLECTOR WITH MEDIAN
1. Width: 77 foot right-of-way
2. Character: Industrial/commercial collector “Type B”, four
lanes with landscaped median, maximum
grade 8%. Minimum curve radius 500 feet, 45
mph design speed.
3. Access: Signalized at Metate Lane, no private
driveways allowed.
4. Sidewalk: Five feet wide on one side, within the general
utility easement.
5. Lighting: Low pressure sodium, 180-watt, luminary
height maximum 30 feet, maximum 300 feet on
center and alternating sides per City
specifications
6. Signage: Directional and park entry signs shall be to City
specifications and comply with the sign
standards contained within Chapter 4. Street
name signs shall be to City specifications.
7. Parking: Prohibited at all times posted and enforced by
the City.
12’
26’
65’/77’10’10’
R/WR/W
*6’ bicycle lane
Community Road only
2%2%
32’32’
26’
sidewalk
G.
U
.
E
G.
U
.
E
turn
lane**
N.T.S.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 10
8. Utilities: All utilities will be underground and within
designated easements except major electrical
transmission lines as approved by the City.
Electrical and telephone distribution lines will
be installed below grade.
9. Landscaping: Within median and G.U.E. if sidewalk is not
required.
FIGURE 4 COMMERCIAL AND INDUSTRIAL COLLECTOR WITH MEDIAN –
TYPCIAL SECTION
E. COMMERCIAL AND INDUSTRIAL STREET
1. Width: 49 foot right-of-way.
2. Character: Industrial/commercial collector, two lanes.
Maximum grade 8% (10%, may be allowed
subject to approval of the Director of
Development Services). Minimum curve
radius-200 foot, 25 mph design speed.
3. Access: Private driveways allowed.
4. Sidewalk: Five feet wide on one side, within the General
Utility Easement (G.U.E.).
5. Lighting: Low-pressure sodium, 180-watt, luminary
height maximum 30 feet, maximum 300 feet on
12’
26’
77’10’10’
R/WR/W
* 6’ bicycle lane
Community Road only
2%2%
32’32’
26’
sidewalk
G
.
U
.
E
G
.
U
.
E
median
**
N.T.S.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 11
center and alternating sides per City
specifications.
6. Signage: Directional park and entry signs shall be to City
specifications and comply with the sign
standards contained within Chapter 4. Street
name signs shall be to City specifications.
7. Parking: Prohibited at all times; posted and enforced by
the City.
8. Utilities: All utilities will be underground and within
designated easements except major electrical
transmission lines as approved by the City.
Electrical and telephone distribution lines will
be installed below grade.
9. Landscaping: Within median and G.U.E. if sidewalk is not
required.
16 ‘
49 ‘5’5’
R/WR/W
2%2%
24 ‘24 ‘
16 ‘
sidewalk
G.
U
.
E
G.
U
.
E
NTS
FIGURE 5 COMMERCIAL AND INDUSTRIAL STREET – TYPICAL SECTION
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 12
II. PUBLIC USE AMENITIES
All recreational trails within the South Poway Planned Community shall be
constructed per City of Poway Guide to Landscape Requirements, recreational
trail design standards. The width of trails shall be as indicated in the following
recreational trail design standards.
A. RECREATIONAL TRAIL DESIGN STANDARDS
1. Width: Variable three to eight feet of improved bed
width depending upon topography, soil
stability, presence or absence of biological
resources and other environmental factors.
2. Character: Generally isolated from vehicular traffic. No
surface treatment required. Grades will be as
follows:
0 – 5%: optimum grade
5 – 10%: distance not to exceed 500 feet
10 – 15% distance not to exceed 250 feet
15 – 20%: distance not to exceed 100 feet
3. Access: From public right-of-way only. Vehicular
access to be prohibited. Trails shall be posted
to this effect. Gates at access points shall limit
access of vehicles.
4. Landscape: Re-vegetation of disturbed areas to match
adjacent vegetation.
5. Lighting: None required except where trail is within a
street right-of-way.
6. Signage: Per City of Poway Guide to Landscape
Requirements.
7. Fencing: As required when traversing areas of sensitive
biological resources, when bisecting or
bordering private property, and concrete
drainage channels. See City of Poway Guide
to Landscape Requirements, Recreational Trail
Design Standards.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 13
N.T.S.
FIGURE 6 RECREATIONAL TRAIL
N.T.S.
FIGURE 7 RECREATIONAL TRAIL FENCE
Pressure treated logs to be located on the
uphill side of trail where friar’s formation
causes sloughing. Secure with Rebar (36”
min.) as required.
Fencing required
w
h
3’ - 8’ improved bed
width
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 14
N.T.S.
FIGURE 8 RECREATIONAL TRAIL UNDERPASS
B. BICYCLE SYSTEM
1. Width: All bikeways shall be constructed to City of
Poway standards.
2. Character: Bike lanes will be striped and no vehicular
parking will be permitted. 10% maximum
grade unless street grade is greater.
3. Access: From public right-of-way.
4. Landscape: Will vary according to landscape standards for
adjacent properties.
5. Lighting: None required except where trail is within
street right-of-way.
6. Signage: Per CALTRANS Highway Design Manual,
Section 7-1000, Bikeway Planning and Design
Standards.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 15
6” Solid White Stripe
5’
min.
5’
min.
Motor Vehicle Lanes 6’ min.
bike
lane
6’ min.
bike
lane
N.T.S.
Parking
Prohibited
FIGURE 9 BIKE LANE ON 2-LANE OR MULTI-LANE
HIGHWAY –TYPICAL SECTION
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 16
III. GRADING STANDARDS
All grading for rural residential development (RR-A and RR-C) within the South
Poway Planned Community shall comply with the Grading Ordinance of the
City of Poway. All grading associated with mining activities shall be done in
accordance with applicable permits. All grading for single-family residential,
industrial, commercial, and water park facility development within the
South Poway Planned Community shall comply with the Grading Ordinance for
the City of Poway with the following modifications:
A. Artificial slopes with high community visibility located in areas of transition
to natural open space should have a natural, undulating look rather than a
manufactured appearance. The tops and toes of major slopes should be
rounded and contoured where feasible. Where natural and graded areas
meet, manufactured slopes shall be blended and contoured to meet the
natural terrain.
FIGURE 10 VISIBLE SLOPE AT OPEN SPACE TRANSITION
Blend manufactured
slope to natural slope
Contour grade slope
to meet natural grade
Pad
Round or undulate
artificial slope where
feasible
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 17
B. Use contour grading, varying slopes when possible, to create a more
natural appearing slope.
2:1 2:1
3:1
2:1
FIGURE 11 CONTOUR GRADED SLOPE
C. When soil conditions permit, the use of variable slope ratios is
encouraged, particularly at collector and major street entries to
development areas sitting above the streets. The toes of slopes along
parkways should be flattened to the extent feasible.
FIGURE 12 VARIABLE SLOPE RATIOS
2 X H
Slope Height
(H)
3
1
1
2
1
3
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 18
D. The edges of the slopes should be “rolled” to create a natural appearance.
FIGURE 13 “ROLLED” SLOPE EDGES
E. All grading operations should take into account the potential for erosion
and settling. During construction, measures shall be taken to control
runoff from construction sites. Filter fabric fences, heavy plastic earth
cover, gravel berm or lines of straw bales are a few of the materials, which
should be considered. Grading shall be phased so that prompt re -
vegetation or construction can control erosion. Where possible, only
those areas, which will later be resurfaced, landscaped or built on should
be disturbed.
F. Earth berms should be rounded and natural in character.
Rounded at Top and
Toe of Slope
FIGURE 14 EARTH BERM DESIGN
G. All planted areas (except architectural planters) should be graded with a
two-percent minimum slope.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 19
H. Retaining walls may encroach into finished slopes where it is deemed
necessary for project design by the Director of Development Services and
upon approval of the City Council. Retaining walls shall meet the following
design standards:
1. Retaining walls located within front yard or street side yard
setbacks shall not exceed 48 inches in height.
2. Retaining walls located within the lot interior shall not exceed six
feet in height.
3. When retaining walls, which exceed 48 inches in height, adjoin
parking lots, driveways, or walkways, a landscape planter with a
minimum width of five feet shall be provided between the paving
and wall. Parking space “overhang” shall not encroach into the
required five-foot planted area.
4. Retaining walls shall be constructed of aesthetically pleasing
materials such as split-face block, slump-stone block or tilt-up
concrete panels detailed to match the building. The Director of
Development Services may approve other materials. Plain
concrete masonry block may be used if the Director determines that
it is on the interior of a lot and there is limited visibility from the
street and off-site.
5. Retaining walls shall be sited so as to limit their visibility from
existing residential and commercial areas outside the South Poway
Business Park. Retaining walls shall not be located in or above the
slopes located around the perimeter of the Business Park.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 20
IV. LANDSCAPE STANDARDS
A. INTRODUCTION
The City of Poway Guide to Landscape Requirements (latest edition)
govern the design and installation of most landscape improvements in the
South Poway Planned Community. The standards outlined in this section
address the unique character and development pattern of the area. The
intent of the landscape standards is to ensure consistent, high quality site
development within planned community throughout the long-term building
program.
The organization of this section will follow that of the Guide to Landscape
Requirements. The scope has been limited to presenting those
requirements that are unique to the South Poway Planned Community.
General requirements contained in the Guide to Landscape Requirements
are not repeated in this document. For instance, there are no parking lot
landscape standards contained in this section.
B. LANDSCAPE PLAN SUBMITTAL AND REVIEW PROCESS
All landscape plans for developments within the Planned Community must
be reviewed and approved by the City‟s Development Services
Department prior to installation. The City of Poway Guide to Landscape
Requirements contains an outline of the plan submitta l and review
process.
In many areas of the Business Park, landscape improvements will be
governed by Master Associations of property owners. In some cases
Architectural Committees have been formed to review site development
and landscape plans. If so, landscape plans shall be submitted to the
appropriate committee in addition to the plan submittal required by the City
of Poway Development Services Department.
Where Associations or Architectural Committees have jurisdiction,
applicants shall submit written evidence that plans have been submitted to
the appropriate committee, prior to approval by the City.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 21
C. WATER CONSERVATION AND RECLAMATION
1. Water Conservation. The City of Poway encourages the design
and installation of water-efficient landscapes. Low-water-use plant
materials, including native plants where appropriate, should be
specified in most landscaped areas. Irrigation design should utilize
automatic controllers and other water efficient equipment, and
minimize water waste such as runoff and over spray.
2. Water Reclamation. An important infrastructure element in the
South Poway Planned Community is the reclaimed water
distribution system. Most areas in the Business Park are dual-
plumbed for both potable and reclaimed water delivery. Reclaimed
water systems will be charged with potable water until planned
regional water reclamation facilities begin operation. The use of
reclaimed water for irrigation shall follow all requirements of the City
of Poway Water Reclamation Ordinance and County of San Diego
Department of Environmental Health.
D. IRRIGATION
Several Master Associations of property owners within the Business Park
maintain large common areas. These extensive landscaped areas are
well suited to take advantage of central computer cont rol of large irrigation
systems. Although centralized computer control is not a requirement
presently, water management practices in the future may be facilitated by
such systems. Designers should consider the expansion capabilities of
irrigation systems during the design phase, and plan for such items as
extra wire sleeves under streets, extra wires for sensors and other
monitoring devices such as radio remote control.
The City of Poway is planning to provide for the future transfer of
reclaimed water for use in irrigation of landscaped areas in the Business
Park. All irrigation equipment shall be marked and/or color -coded for use
with reclaimed water. All use areas for reclaimed water shall be posted
with precautionary signs to warn the public when re claimed water
becomes available.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 22
E. PLANTING
1. Planting Design. Planting design should take into consideration
environmental factors within the Business Park, which will affect
the health and growth of plant material. These factors include
soils, wind and sun exposure, irrigation water (potable or
reclaimed) and temperature.
2. Soils. Most of the Business Park consists of soil derived from a
geologic formation known as Stadium Conglomerate. This
formation is fairly widespread in Poway, Mira Mesa, Scripps Ra nch
and La Mesa. The soil is predominantly coarse cobble (1” - 6”)
intermixed with fine sand and clay. Drainage and fertility are poor.
Specimen trees should be installed with perforated pipe and gravel
“breather tubes.” Supplemental nitrogen is usually required as a
soil amendment.
3. Water. Much of the landscaped area will be irrigated with reclaimed
water in the future. It is likely that this water source will contain
higher levels of dissolved salts and nitrogen than treated potable
water. Plants should be selected which are tolerant of increased
soil salinity. Applications of fertilizer must be monitored and
adjusted to compensate for the nutrients in reclaimed water.
Regular soil testing of existing landscapes will indicate when
leaching of salts in the soil is required, or when adjustments in
fertilizer type or application are necessary.
4. Temperature and Exposure. Much of the developable area within
the South Poway Planned Community is located on the mesa top.
Because of the higher elevation, cold air drains away into
surrounding low areas called “cold-air basins.” Plants, which are
frost sensitive, should not be planted in low -lying areas, which trap
cold air. On the mesa top, such frost -sensitive plants may perform
adequately. However, winds can be stronger throughout the higher
and more open areas on the mesa. Trees, which are weak -
wooded and susceptible to wind damage, should be avoided.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 23
F. SLOPE RE-VEGETATION
All species utilized in slope re-vegetation shall be low-water-use, drought-
resistant species capable of surviving on little or no supplemental watering
for limited periods of time. Each seed mix should contain one or more
nursery crop species such as Plantago indica to provide quick vegetative
cover until the slower germinating species have sprouted. Nitrogen fixing
legumes such as rose clover may also be included in some of the seed
mixes to provide valuable nitrogen for progressive plantings.
The development of the South Poway Planned Community will create
large slopes, which require re-vegetation. These slopes fall within three
categories. Category One consists of exterior slopes adjacent to
undisturbed area that should be re-vegetated with a native plant palette
compatible with the vegetation of the adjacent areas. Because of the type
of plant material on these slopes, permanent irrigation is not desirable. A
temporary irrigation system will provide supplemental water to aid in
establishing the plantings. Category Two consists of those slopes, interior
or exterior, which will be affected by future construction. The planting for
these slopes will include native species capable of surviving with no
supplemental irrigation. Category Three consists of those interior slopes,
which will not be affected by future construction. The plantings for these
slopes will be permanent and will not be limited to native plant species. A
permanent irrigation system will be required to maintain an attractive
appearance.
1. Exterior Slopes: Permanently Planted and Temporarily Irrigated .
There are five basic “native” vegetation types occurring within
South Poway, which are suitable for re-vegetation of slopes. The
five types are Southern Coastal Sage Scrub, Mixed Chaparral,
Southern California Grassland, and Coastal Sage Scrub/Grassland
Ecotone. The selection of the slope plant material cannot be made
until the final location and configuration of the new slope are known
and the respective adjacent vegetation type is determined. Site
specific planting will require appropriate species to be selected
subject to the approval of the Development Services Department.
Plantings shall be from seed and container stock.
2. Temporary Slopes: Temporary Plantings - No Irrigation Required.
These slopes will likely be destroyed when building construction
begins. In order to minimize wind and erosion, and to maintain a
visually pleasant environment prior to actual building construction,
newly created temporary slopes should be hydroseeded. Irrigation
will not be required. These areas will not contain trees or large
shrubs to facilitate removal when construction occurs.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 24
3. Interior Slopes: Permanent Plantings with Irrigation . These interior
slopes, created by rough grading operatio ns, will not be affected by
future site construction. A permanent automatic irrigation system is
required and slopes shall be planted with containerized stock and
hydroseeded according to the City of Poway Guide to Landscape
Requirements.
G. STREETSCAPE PROGRAM
1. Industrial, Commercial and Water Park Facility Streetscape:
a. Street Trees:
i. Tree palette: As approved by the Development
Services Department.
ii. Minimum size: 15 gallon (5 gallon for Eucalyptus
species).
iii. Maximum size: 24-inch box.
iv. Spacing: An average spacing of 30 feet on
center.
v. Location: Street trees shall be planted a
minimum of six (6) feet to a
maximum of fifteen (15) feet from
the back of curb. Street trees
may be planted on slopes.
b. Landscaped Setbacks:
i. Twenty-five (25) feet minimum width measured
perpendicular from back of curb except along Scripps
Poway Parkway. The landscape setback area may
be split between the private property owner and a
Landscape Maintenance District provided separate
irrigation systems are installed.
ii. The entire area between street curb and the setback
line shall be landscaped except for vehicular access
and pedestrian and bicycle routes.
iii. Landscape design shall provide for continuity and
logical transitions between contiguous sites.
iv. Streetscape setback areas shall provide one (1)
twenty-four (24)-inch box tree per fifty- (50) lineal feet
of street frontage (excluding driveways) in addition to
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 25
the street tree requirements as stated. Frontage with
slopes in excess of five (5) feet vertical height or
along Scripps Poway Parkway shall be governed by
the slope re-vegetation standards contained in the
City of Poway Guide to Landscape Requirements.
c. Landscaped Manufactured Slopes:
i. Re-vegetation and erosion control standards shall
apply to all slopes within the streetscape setback
areas.
ii. Slope plantings within the setback areas do not
preclude the requirements for street tree plantings.
iii. Planting and irrigation design for the graded level
areas between back of curb or edge of paving and the
top or toe of slope shall create continuity with
adjacent slope planting.
iv. Planting for the graded level areas between back of
curb or edge of paving and the top or toe of slope
shall be installed with the slope plantings unless
future construction is likely within these areas.
v. Tree plantings shall be set back from intersections per
sight line standards (see Section IV, subdivision K of
this Chapter).
2. Scripps Poway Parkway:
a. Street Trees:
i. Tree palette: As approved by the Development
Services Department.
ii. Minimum size: 15 gallon (5 gallon for Eucalyptus
species).
iii. Maximum size: 36-inch box.
iv. Spacing: Average spacing of 1 tree per 30
lineal feet: 20% of trees to be
24-inch box or larger.
v. Location: Trees shall be planted a
minimum of six (6) feet back of
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 26
curb to a maximum of fifteen (15)
feet. Trees may be planted on
slopes.
b. Landscape Setbacks:
i. 50-foot minimum width measured perpendicular from
back of curb. The landscape setback may be split
between the private property owner and a Landscape
Maintenance District provided separate irrigation
systems are installed. Freestanding signs may be
located within this 50-foot minimum setback but must
observe a minimum 35-foot setback measured
perpendicular from back of curb (see Chapter 4,
Section IV, subdivision F for sign location
requirements).
ii. The entire area between street curb and the setback
line shall be landscaped except for paved
bicycle/pedestrian paths.
iii. Planting and irrigation design for all areas along
Scripps Poway Parkway shall provide for continuity
and logical transitions between contiguous sites.
iv. Tree plantings shall be set back from intersections per
sightline standards (see Section IV, subdivision K of
this Chapter).
c. Landscaped Manufactured Slopes:
i. All slope plantings along the Scripps Poway Parkway,
exclusive of the entry corridors, shall be per City
landscape guidelines;
ii. Plant palette for trees on the landscaped
manufactured slopes along Scripps Poway Parkway,
shall be compatible with the street tree plantings.
3. Site Entry/Accent Planting:
a. Street Trees:
i. Tree palette: As approved by the Development
Services Department.
ii. Minimum size: 24-inch box.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 27
iii. Maximum size: Not applicable.
iv. Spacing: One (1) tree per 500 square feet;
20% of trees to be 24-inch box or
larger.
v. Location: Trees shall be planted a
minimum of six (6) feet back of
curb. Street trees shall not be
planted on slopes.
b. Landscaped Setback
i. Varies - see site utilization development standards.
ii. Tree plantings shall be set back from intersections per
sight line standards (see Section IV, subdivision K of
this Chapter).
4. Median Landscape:
a. Plant Palette: As approved by the Development
Services Department.
b. Minimum size: Groundcovers: flats
Shrubs: 1 gallon
Trees: 15 gallon
c. Maximum size: Groundcovers: 1 gallon
Shrubs: 5 gallon
Trees: 36-inch box
d. Spacing: Trees - Average of 1 per 30 feet
on center, 20% of trees to be 24-
inch box or larger.
e. Location: All median areas where minimum
median width is ten (10) feet or
greater. Trees shall be planted a
minimum of four feet from back
of curb. Shrubs shall be located
within a planting area so that
when mature spread is achieved
they will not encroach over the
median curb. Minimum distance
from curb shall vary by species.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 28
f. Irrigation: All median plantings shall be
flood irrigated with bubbler heads
or drip irrigated. Standard shrub
and lawn spray heads will not be
allowed.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 29
H. SITE DEVELOPMENT
All or part of the standards may be applicable to the precise site plan for any
given development.
1. Landscaped Setback Area: Refer to streetscape standards
previously discussed.
2. Vehicular Entrances: Vehicular entrances and
pedestrian access points should
be identified or accented with
groups of specimen trees.
3. Parking Areas:
a. Within industrial, commercial and water park facility
developments a minimum of one tree shall be provided for
every three parking stalls as shown in Figure 15 below. This
requirement may be waived by the Director of Development
Services for truck storage yard areas, loading, maneuvering
and dock areas provided such areas are adequately
screened from adjacent developments and roadways.
FIGURE 15 PARKING AREA LANDSCAPING
b. Tree wells or islands maybe used for tree planting.
c. Parking lots within front or exterior side yards shall be
landscaped or screened (with berm or walls) in such a
manner as to shield or screen parking areas from views of
the respective streets. Use grouped or linear masses of
shrubs and trees with growth potential and habits sufficient
to meet this requirement.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 30
4. Interior “On-Site” Areas Exclusive of Front Setbacks:
a. Trees shall be planted with an average minimum ratio of one
tree per 500 square feet of landscaped area: twenty percent
(20%) of trees shall be 24” box size or larger.
b. Palm trees should be limited to small-scale accent plantings
and not used as theme or parking lot trees.
5. Undeveloped Site Areas: Undeveloped site areas designated for
future use and expansion should be maintained in a weed and
debris-free condition, and should be landscaped in the same
manner as temporary slopes.
6. Outdoor Storage Areas: Planting should be used to soften
screening for outdoor storage (see Chapter 4, Section IV,
subdivision C.8.).
7. Loading Areas: Planting should be used to soften the walls and
fencing used to screen loading areas (see Chapter 4, Section IV,
subdivision C.6.).
8. Telephone, Electrical Service and Other Utilities: Transformers,
terminal equipment, etc., that exceeds a width, he ight or depth
dimension of greater than thirty-six inches shall provide adequate
site distance from driveways and streets and shall be visually
screened from view to the satisfaction of the Director of
Development Services by any of the following, or combination
thereof:
a. Be visually screened from view architecturally or by a
decorative block wall;
b. Be visually screened by increasing the setback of the
equipment from the street right-of-way to minimize its
prominence when viewed from the street;
c. Be visually screened by use of landscaping with adequate
clearances as required by the utility company.
9. Landscape Elements Related or Integral to Building Architecture:
The use of planters with draping vines, perennials, annuals, etc.,
along with shrubs and small trees (where feasible) at vertical
building surfaces, decks, terraces, balconies, etc. is strongly
encouraged.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 31
I. HARDSCAPE
1. Landscape Materials: Landscape areas may include such features
as boulder groupings, organic mulch, gravel, or decomposed
granite. However, organic much, gravel, or decomposed granite
areas should in no case exceed five percent of the required
landscaped area unless otherwise approved in order to prevent too
large an area from being devoted to inert ground cover. Plant
material should predominate in landscaped areas. Additional
features, such as raised planters, curbs, wheel stops, bollards and
headers and other devices should be utilized to protect the planted
areas from damage by pedestrian, automobile or other types of
vehicular traffic.
2. Wheelchair Ramps: Wheelchair ramps and other provisions for
disabled persons should be provided as required by the State of
California and/or the City of Poway.
3. Furnishings:
a. Street furniture, benches, mailboxes, seat/walls, etc, should
reflect an overall design them and be integrated with the
architecture and landscape grading.
b. Furnishings, including signs, mailboxes and graphics, for any
given development should be selected or designed and
constructed according to the architectural and standards of
said development.
c. The placement of furnishings shall avoid blocking sight
distance from driveways and streets.
4. Fences and Walls: Fences and walls should be designed to
complement the architectural and landscape character and should
be placed such that sight distances from driveways and streets are
not impeded. The following materials are prohibited for use in walls
or fences:
a. Corrugated metal
b. Fiberglass
c. Mica plaster
d. Unpainted, brightly polished metals
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 32
5. Paving Materials:
a. All paving materials should be appropriate for their use and
provide safe, well-drained, slip resistant surfaces.
b. Paving material patterns and colors should be appropriate to
and harmonious with related architectural character, colors,
etc. and should anticipate the scale of space and intensity of
use where the paving occurs.
6. Landscape Lighting:
a. Landscape lighting should be held to a minimum, especially
on sites where buildings or structural elements are washed
with light.
b. Colored lights should not be use.
c. Outdoor spaces intended for intensive night activities should
be illuminated to an appropriate level with shielding and /or
cut off limits.
d. Dark skies requirements as outlined in Section 17.10.150 H
of the Poway Municipal Code shall be observed.
J. MAINTENANCE – PROPERTY MANAGEMENT (EXCLUDES LMD
AREAS)
These maintenance standards should be followed subsequent to
landscape installation.
1. Landscape Appearance:
a. All planting areas should be maintained in weed and debris-
free condition. Dead plants shall be replaced as part of
routine maintenance.
b. Plantings damaged by vandalism, automobile, etc., or
natural events should be restored, replaced, corrected, etc.
within thirty days after damage has been sustained.
2. Growth Control and Training:
a. Lawn and ground cover areas should be trimmed and/or
mowed regularly.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 33
b. Trees should be trimmed or pruned as needed to develop
strong and healthy trunk and branch systems appropriate to
their function in the landscape. Tree maintenance and
pruning shall be in accordance with “American National
Standard for Tree Care Operations” latest edition (ANSI
A300). Trees shall not be topped and pruning shall not
remove more than 25% of the trees‟ leaf surface.
c. All plant growth that falls within the scope and jurisdiction of
these landscape development guidelines will be controlled
so that the plant material will not:
i. Interfere with the installation, maintenance, repair or
functioning of any public utilities.
ii. Restrict pedestrian, bicycle, vehicular or equestrian
circulation in their respective circulation corridors or
routes.
iii. Restrict any crucial sight lines related to the safe
operation of moving vehicles at street intersections,
etc.
iv. Create any slope instability, or damage heavy
construction footing, pavement, etc.
3. Cultivation:
a. All plantings are to be maintained in a healthy growing
condition by means of conscientious programs of
fertilization, cultivation, corrective pruning, etc, in accordance
with generally accepted horticultural and arboricultural
practices.
b. Trees and shrub stakes, ties, and guy wires shall be
regularly inspected and adjusted to avoid damage to the
plant materials and to preclude potential safety problems.
Tree stakes should be removed after two growing seasons.
4. Irrigation:
a. All planted areas shall be watered sufficiently to promote
vigorous growth of all plant materials.
b. Irrigation systems shall be maintained in good working order.
Cleaning and adjustments to the systems should be a part of
regular maintenance activities.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 34
c. Operation of irrigation systems shall be performed in an
efficient, water-conserving manner. There shall be no run-
off, over spray or low-head drainage from the irrigation
system.
5. Plant Replacement: All plant materials, which die or fail to exhibit
healthy growth, shall be replaced in quantity, kind and size as
governed by the original landscape installation plan.
6. Drainage Devices
a. All landscape drainage devices shall be maintained in good
operating condition.
b. All drainage swales, channels, etc. shall be maintained to
conduct water without blockages or obstructions.
7. Graffiti: Any graffiti shall be removed within 48 hours of its
appearance.
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 35
K. SIGHTLINE RESTRICTIONS
1. Intersections shall have sightline setbacks as shown below:
FIGURE 16 SIGHTLINE SETBACK
2. No trees shall be allowed within the sightline setback area.
3. Shrubs, walls, fences and signs or any other structure (excluding
traffic control, directional signs) shall not exceed a vertical height of
30 inches above closest curb.
FIGURE 17 SIGHTLINE SETBACK CROSS SECTION
50’
50’
Face of Curb
Sightline Setback
N.T.S
30" 30”
CHAPTER 3 - AREA-WIDE DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 36
V. UTILITY INSTALLATIONS
A. Transformer, terminal equipment, etc. shall be located contiguous to
sidewalks, not in the sidewalks, unless below grade.
B. All utility equipment, pull box covers, meter covers, etc. shall be located
perpendicular to adjacent site improvements (curbs, walks, etc.)
C. All above-grade utility equipment that has a width, height or depth
dimension of 36 inches or greater shall comply with the screening
requirements contained in Chapter 3, Section IV, subdivision H. 8.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 37
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL
DEVELOPMENT STANDARDS
This Chapter presents site-specific development standards for industrial and
commercial developments within the South Poway Business Park. The first three
portions of this section establish permitted and prohibited uses within the industrial and
commercial areas. Following these discussions, specific site and building standards are
presented for architecture, site utilization, landscaping, parking, lighting and signage.
The South Poway Specific Plan incorporates major industrial employment areas to
implement the Poway Comprehensive Plan goals for industrial development. The
development plan reserve appropriate areas for industrial use and prevents intrusion of
residential and other inappropriate types of development into industrial areas. The
development plan also protects adjacent residential and commercial areas from
objectionable influences and hazards (noise, dust, truck traffic, etc.). The planned
community will provide significant employment opportunities in Poway and provide a
needed balance within the City, which up to this time, has been developed primarily with
residential and commercial land uses.
The land use designations for property within the Specific Plan Area shall be as shown
on the South Poway Specific Plan Land Use Map included as part of this document.
The Land Use Map shall be updated as necessary by th e Director of Development
Services as amendments to the land use designations are approved.
I. INDUSTRIAL LAND USE DESIGNATIONS
The South Poway Specific Plan permits a range of land uses within two industrial
categories: Industrial Park (IP) and Light Industrial (LI).
A. INDUSTRIAL PARK (IP)
The purpose of the Industrial Park category is to provide an environment
for, and conducive to, the development and protection of modern, large -
scale administrative facilities, research institutions, and specialized
manufacturing organizations, all of a non -nuisance type. Such permitted
uses shall not cause objectionable noise, smoke, odor, dust, noxious
gases, vibration, glare, heat, fire hazards, or other objectionable materials
to emanate from the property. This land use designation is to provide for
an aesthetically attractive working environment with attractive buildings,
extensive landscaping, ample employee parking and other amenities
appropriate to an employee-oriented activity.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 38
B. LIGHT INDUSTRIAL (LI)
The Light Industrial category is intended to promote the development of
attractive comprehensively planned industrial uses that will help to provide
the City with a sound and diverse industrial base. The uses in this
category would be developed with less restrictive parking requirements
than in the IP areas because of generally lower employment density.
C. LIGHT INDUSTRIAL/STORAGE (LI/S)
The Light Industrial/Storage (LI/S) category is intended to promote the
same type and level of developments allowed under the Light Industrial
(LI) category with the exception that outdoor storage may also be allowed
with the approval of a conditional use permit. It is intended that LI/S
properties be grouped in proximity to one another and that outdoor
storage areas be screened from view from the public street and from
outlying areas if located on a perimeter lot near a downhill slope.
II. PERMITTED AND CONDITIONAL USES INDUSTRIAL PARK, LIGHT
INDUSTRIAL AND LIGHT INDUSTRIAL/STORAGE
A. CONDITIONAL USES
Certain industrial, service and accessory uses are considered to be
conditional uses, or minor conditional uses, in the IP and LI areas and will
be permitted uses subject to the City of Poway‟s requirements for
obtaining a Conditional Use Permit.
B. PROHIBITED USES
The IP and LI categories are intended to provide for well-planned, efficient
industrial development. Residential, certain types of commercial and other
inappropriate uses are specifically prohibited. Certain industrial uses are
prohibited in order to eliminate noxious or hazardous uses and to restrict
industrial and related uses, which would generate large numbers of
automobile trips, especially during peak traffic periods.
C. CIVIC USES
In order to develop an efficient pattern of industrial development, certain
public and semipublic uses will be permitted within the IP and LI areas.
Trails, transit stops and certain public uses and public utility facilities will
be permitted as shown in the use matrix.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 39
D. USE MATRIX
(Amended by Ordinance No. 581, Adopted June 24, 2003)
(Amended by Ordinance No. 604, Adopted August 3, 2004)
The following uses shall be permitted where the symbol “P” appears, shall
be permitted subject to a Conditional Use Permit where the symbol “C”
appears, shall be permitted subject to a minor conditional use permit
where the symbol “M” appears and shall be prohibited where the symbol
“X” appears. All activities shall occur completely within an enclosed
building unless the use is on a property designated Light
Industrial/Outdoor Storage and all appropriate permits have been
obtained.
TABLE 1 - INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX
USE IP LI or
LI/S
A. MANUFACTURING
1. Agricultural packinghouses, metal forging,
fireworks/explosives, refining, rendering, hazardous
chemicals/materials manufacturing, tire retreading, recapping,
and manufacturing, mobile home manufacturing, paint
manufacturing, stockyards or slaughter of animals.
X X
2. Custom Manufacturing. Activities typically include, but are not
limited to: manufacturing, processing, assembling, packaging,
treatment or fabrication of custom made products. These
types of business establishments do not utilize raw materials
for their finished products, but rather, may utilize semi-finished
type of manufactured materials for their custom made-to-order
products. The finished products from these business
establishments are ready for use or consumption. Such uses
may include, but are not limited to: jewelry; household
furniture; art objects; apparel products; small instruments
(musical, electrical or photographic); stationery, and related
products; signs and advertising displays; stained glass
products; leather products; and assembly of bicycle parts.
The uses do not produce odors, noise, vibration or
particulates that would adversely affect uses in the same
structure or on the same site.
P P
3. Light Manufacturing. Activities typically include, but are not
limited to: labor intensive manufacturing, assembly, fabrication
or repair processes that do not involve large container truck
P P
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 40
TABLE 1 - INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX
USE IP LI or
LI/S
traffic or the transport of large-scale bulky products. The new
product may be finished in the sense that it is ready for use or
consumption or it may be semi-finished to become a
component for further assembly and packaging. Such uses
may include, but are not limited to: electronic microchip
assembly; printing, publishing, and allied industries; candy
and other confectionery products; bottled or canned soft
drinks and carbonated water; apparel and other finished
products; paper board containers and boxes; drugs; small
fabricated metal products such as hand tools, general
hardware, architectural and ornamental metal work and toys,
amusement, sports and athletics goods. The activities do not
produce odors, noise, vibration, hazardous waste materials, or
particulates that would adversely affect other uses in the
structure or on the same site.
4. Medium Manufacturing. Activities typically include, but are not
limited to: manufacturing, compounding of materials,
processing, assembly, packaging, treatment or fabrication of
materials and products that require frequent large container
truck traffic, or the transport of heavy, bulky items. The new
products are semi-finished to be a component for further
manufacturing, fabrication, and assembly. Such uses may
include, but are not limited to: canned food; textile products;
furniture and fixtures; converted paper and paper board
products; plastic products made from purchased rubber,
plastic or resin; fabricated metal products made from sheet
metal; electrical and electronic machinery, equipments and
supplies; and office, computing, and accounting machines.
These activities may produce noise, odors, vibrations,
illumination or particulates that affect the persons conducting
business in the vicinity.
X P
B. OFFICE PROFESSIONAL, DESIGN AND RESEARCH
Administrative and Office. Activities typically include, but are not
limited to: executive management, administrative, or clerical uses of
private, profit-oriented firms other than public utility firms. Uses
typically include, but are not limited to: corporate headquarters,
branch offices, and data storage centers.
P X
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 41
TABLE 1 - INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX
USE IP LI or
LI/S
1. Contractor‟s offices with no storage of equipment or trucks.
P X
2. Professional and Design Services. Activities typically include,
but are not limited to: the provision of advice, design,
information or consultation of a professional nature. Uses
typically include, but are not limited to: architects, engineers,
lawyers, accountant and advertising offices, and a planning or
educational research service. Excluded are dental, medical,
and chiropractic offices.
P X
3. Research Services. Activities typically include, but are not
limited to: research, design, analysis, development and/or
testing of a product. Uses typically include, but are not limited
to: testing laboratories, acoustical chambers, wind tunnels,
and mainframe computer services. Such uses do not promote
odors, noise, vibration or particulates that would adversely
affect uses in the same structure or on the same site.
P P
C. WHOLESALE STORAGE AND DISTRIBUTION
1. Auction houses.
X C
2. Bulk oil/fuel storage tanks.
C C
3. Light Wholesale, Storage and Distribution. Activities typically
include, but are not limited to: wholesaling, storage and
warehousing services and storage and wholesale to retailers
from the premises of finished goods and food products,
excluding hazardous materials, fuels or chemicals. Activities
under this classification shall be conducted in enclosed
buildings and occupy fifty thousand (50,000) square feet or
less of building space.
P P
4. Medium Wholesale, Storage and Distribution. Activities
typically include, but are not limited to: wholesale, storage,
and warehousing services; moving and storage services;
storage and wholesaling of finished goods and food products
from the premises to retailers; and distribution facilities for
large-scale retail firms, and excluding hazardous materials,
fuels or chemicals. Activities under this classification shall be
conducted in enclosed buildings and occupy greater than fifty
X P
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 42
TABLE 1 - INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX
USE IP LI or
LI/S
thousand (50,000) square feet of building space. Included are
multi-tenant and speculative buildings with over fifty thousand
(50,000) square feet of warehouse space.
5. Public Storage. Activities include mini-warehouse with or
without ancillary recreational vehicle storage, for the rental or
lease of small-scale, enclosed storage units, and/ or parking
spaces, primarily to individuals rather than firms or
organizations. Activities to store household items, other than
storage operations, are not allowed on the premises. W here
twenty-four hour on-site surveillance is necessary, a
caretaker‟s residence may be permitted when approved with a
conditional use permit.
X P
6. Outdoor storage, including, but not limited to, contractors‟
yards provided the land use designation is Light
Industrial/Storage (LI/S).
X C
7. Storage of fuels and hazardous chemicals shall be permitted
subject to City of Poway regulations where such storage is
necessary to support the primary use on-site. No
warehousing or distribution of fuel or hazardous chemicals
shall be permitted except as otherwise permitted in this
section.
P P
8. Truck or automobile fleet storage.
M M
9. Warehousing or distribution of hazardous materials/
chemicals, fuels, warehoused and distributed as packaged
when received.
X C
10. Wholesale bakeries.
X P
D. MATERIALS RECOVERY FACILITIES
1. Asphalt concrete batch plants (except as temporary uses as
described in Volume One and as otherwise permitted herein).
X X
2. Cement products, ready-mix plants, asphalt batch plants as
temporary uses as called out in the Gravel Resources section
of the South Poway Planned Community Development Plan
P P
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 43
TABLE 1 - INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX
USE IP LI or
LI/S
(Volume 1).
3. Temporary sand and gravel aggregate processing facilities for
processing materials during rough grading operations.
M M
E. CIVIC USES
1. Bicycle trails, pedestrian/jogging trails and staging areas,
public transit stops.
P P
2. City governmental services and facilities such as fire stations,
fire fighting training towers, police stations and other facilities.
P P
3. Cogeneration plants producing 2 mega-watts or less.
P P
4. Day care center.
C C
5. Other governmental services and facilities.
C C
6. Public utility electric transmission and distribution substations.
X P
F. COMMERCIAL USES
1. Automotive and truck repair –major, provided all activities and
storage occur within an enclosed building unless the property
has a land use designation of Light Industrial/Storage (LI/S)
X C
2. Building material/lumber yards, contractors‟ yards, provided
the property has a land use designation of Light
Industrial/Storage (LI/S)
X C
3. Commercial uses except for Industrial Support Services for up
to 10 percent of the gross floor area of each building, or Retail
Outlets as an accessory use for up to 25 percent of the gross
floor area of each building.
X X
4. Commercial laundries.
X P
5. Industrial Support Services. These support services shall not
occupy a freestanding structure, shall be oriented away from
the major public right-of-way, and shall support the primary
P P
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 44
TABLE 1 - INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX
USE IP LI or
LI/S
tenant of the building or be local-serving uses. The permitted
support services include; data processing services; office
furniture and office equipment display, sales and service;
cleaning and dying works, laundry and dry cleaners; certified
public accountants, tax accountants, engineers, surveyors,
drafting, blueprinting and photocopying, commercial printers,
office supply establishment, including stationer, addressing,
secretarial and telephone answering services; pharmacies
(sale of drugs, medicine and medical supplies only); medical
appliance sales; restaurants; and travel bureaus.
6. Music recording/rehearsal studios.
X P
7. Recreation vehicle, motorcycle, off-road vehicle, and
watercraft sales and ancillary service (not including
automotive vehicle sales).
X C
8. Sales, rental, or repairs of prefabricated structures provided
the property is designated Light Industrial/Storage (LI/S).
X C
9. Trade schools (all activities shall occur within an enclosed
building).
P P
10. Wireless communications facility:
a. Monopole
C C
b. Roof mounted, greater than six feet in height or no
screening provided.
C C
c. Façade-mounted to an existing building or water
reservoir or roof-mounted less than six feet in height
and screened from view. Subject to the approval of a
Minor Development Review Permit pursuant to Chapter
17.52 of the Poway Municipal Code.
P P
G. RECREATIONAL USES
1. Athletic and health club.
X C
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 45
TABLE 1 - INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX
USE IP LI or
LI/S
2. Indoor recreational uses within a building of 5,000 square feet
or less, (except athletic and health clubs) such as batting
cages, archery ranges and marksman ranges.
M M
3. Indoor recreational uses within a building of over 5,000 square
feet (except athletic and health clubs).
C C
4. Sports facilities and parks.
C C
5. Golf practice facility/micro golf course.
X C
6. Outdoor amphitheater
X X
H. RESIDENTIAL AND INSTITUTIONAL USES
1. Churches
X X
2. Clubs and lodges
X X
3. Convalescent care facilities
X X
4. Hospitals
X X
5. Hotels or motels and similar uses offering lodging to guests
X X
6. Mobile home parks
X X
7. Residential dwellings
X X
8. School, public or private (excluding trade school)
X X
I. ACCESSORY USES
1. The following on-premise accessory uses shall be permitted
as shown below:
a. In-plant cafeteria, gymnasium/showers and day care
facilities which are only intended to serve employees and
others affiliated with the primary uses of the premises.
P P
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 46
TABLE 1 - INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX
USE IP LI or
LI/S
b. Retail Outlets for research, development, manufacturing
or warehouse uses where such retail use is accessory to
the primary industrial use and does not exceed 25 percent
of the gross floor area of each building. These retail
outlets shall not occupy a freestanding structure and shall
support the primary tenant of the building.
P P
c. Pushcarts for sale of such items as coffee, ice cream, hot
dogs and popcorn located on private property.
M M
d. Gas regulators and communications equipment buildings
developed in accordance with development plans
approved for the parcel
P P
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 47
III. SOUTH POWAY COMMERCIAL LAND USE DESIGNATION
The South Poway Specific Plan permits a range of commercial land uses within
one commercial category.
A. SOUTH POWAY COMMERCIAL
The South Poway Commercial (SPC) zone is primarily intended for
commercial office uses, but various retail services are also permitted.
Although the primary focus of the commercial areas is to serve the office
and retail needs of employees within the South Poway community and
travelers on the Scripps Poway Parkway, selected regional retail uses
may be located within this land use designation subject to a review of the
effects such uses may have on traffic.
B. USE MATRIX
(Amended by Ordinance No. 581, Adopted June 24, 2003)
The following uses shall be permitted where the symbol “P” appears, shall be
permitted subject to a Conditional Use Permit where the symbol “C” appears, shall be
permitted subject to a minor conditional use permit where the symbol “M” appears,
and shall be prohibited where the symbol “X” appears. 1
TABLE 2 - SOUTH POWAY COMMERCIAL USE MATRIX
USE SPC
A. OFFICE AND PROFESSIONAL USES
1. Administrative offices.
P
2. Financial, Insurance and Real Estate Services. Activities typically
include, but are not limited to, financial, insurance, real estate, and
securities brokerage services and banks.
P
3. Medical, dental and related health services.
C
4. Public utility company offices.
P
1 Amended by Resolution No. 97-104 Approved December 16, 1997 as follows: The City Council of the
City of Poway hereby adopts this resolution approving the following uses as permitted uses for the
Trident Center area of the South Poway Commercial (SPC): antique shops, apparel stores, book and
gift stores, candy stores and confectioneries, florists shops, jewelry stores, retail stores, and shops
including but not limited to variety, shoe, toys, etc., stamp and coin shops, and markets.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 48
TABLE 2 - SOUTH POWAY COMMERCIAL USE MATRIX
USE SPC
5. Veterinary offices or animal hospitals.
C
B. RETAIL USES
1. Antique stores.
X
2. Appliance stores.
P
3. Art, music and photographic studios and supply stores.
P
4. Book and gift stores.
X
5. Drug stores, with or without pharmacies.
P
6. Feed and tack stores.
X
7. Florist Shops.
X
8. Furniture stores, with or without repair and upholstery (No outdoor
storage and/or display except as permitted by the Zoning
Development Code of the Poway Comprehensive Plan).
P
9. Hardware stores.
P
10. Hobby shops.
P
11. Home improvement and specialty building supplies within a
warehouse-style retail merchandising building.
P
12. Department stores.
P
13. Newspaper and magazine stores.
P
14. Nurseries and garden supply stores.
P
15. Office supplies/stationery stores.
P
16. Retail stores unless otherwise specifically permitted or conditionally
permitted pursuant to this section.
X
17. Small appliance repair, including but not limited to: household
appliances, televisions, radios and computers.
P
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 49
TABLE 2 - SOUTH POWAY COMMERCIAL USE MATRIX
USE SPC
18. Swimming pool supplies.
P
19. Warehouse-style retail merchandising business.
P
20. Antique shops.
X
C. FOOD AND BEVERAGE SALES
1. Bakeries.
P
2. Bars (no entertainment or arcades).
C
3. Candy stores and confectioneries.
X
4. Catering establishments.
P
5. Convenience stores.
P
6. Fast food restaurants with drive-in or drive-through.
C
7. Liquor stores.
P
8. Restaurants, coffee shops, delicatessens, snack bars (with or
without alcoholic beverage).
P
9. Supermarkets.
X
D. SPORT AND ENTERTAINMENT USES
1. Arcades and electronic games.
X
2. Athletic and health club.
P
3. Commercial recreation facilities not otherwise listed.
C
4. Recreational uses conducted indoors such as batting cages, archery
ranges, and marksman ranges.
C
5. Theaters (motion picture and playhouse).
X
6. Outdoor Amphitheaters.
X
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 50
TABLE 2 - SOUTH POWAY COMMERCIAL USE MATRIX
USE SPC
E. SERVICE USES
1. Barber and Beauty shop.
P
2. Blue print and photocopy.
P
3. Cleaners including dry cleaning with or without cleaning machinery
on-site.
P
4. Equipment rental yards including, but not limited to, trucks, trailers,
hitches and service thereof.
X
5. Building Maintenance Services. Activities typically include, but are
not limited to: maintenance and custodial services, window cleaning
services, disinfecting and exterminating services, and janitorial
services provided that there is no outdoor storage of any materials or
equipment, no inoperable vehicles or non motorized trailers, nor any
vehicles in excess of eighty-four inches in width or six thousand
pounds in gross weight.
P
6. Mortuaries, columbarium or crematoriums.
X
7. Recycling drop-off bins located in the parking lot or other suitable
area with property owner‟s permission, other than charitable or
school sponsored permitted by the Zoning Development Code of the
Poway Comprehensive Plan.
P
8. Sign painting shops.
X
F. VEHICLE USES
1. Automotive and light truck repair - Minor
C
2. Car washes.
C
3. Car rental agencies.
C
4. Gasoline dispensing and/or automotive service stations unless
accessory to an otherwise permitted use.
C
5. Recreation vehicle, motorcycle, off-road vehicle, and watercraft sales
and ancillary service (not including automotive vehicle sales).
C
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 51
TABLE 2 - SOUTH POWAY COMMERCIAL USE MATRIX
USE SPC
6. Tire sales and service unless accessory to an otherwise permitted
use.
C
7. Vehicle storage yard.
X
G. PUBLIC, SEMIPUBLIC AND RESIDENTIAL USES
1. Clubs and lodges including YMCA, YWCA and similar youth group
uses.
X
2. Churches and religious institutions.
X
3. Convalescent homes and hospitals.
X
4. Educational institutions, public or private.
X
5. Group care facilities or residential retirement homes.
X
6. Hotels and motels.
C
7. Post office branch.
P
8. Day care centers.
C
9. Wireless communications facility:
a. Monopole.
C
b. Roof mounted, greater than six feet in height or no screening
provided.
C
c. Façade-mounted to an existing building or roof-mounted less
than six feet in height and screened from view. Subject to the
approval of a Minor Development Review Permit pursuant to
Chapter 17.52 of the Poway Municipal Code.
P
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 52
TABLE 2 - SOUTH POWAY COMMERCIAL USE MATRIX
USE SPC
H. MISCELLANEOUS USES
1. Adult-Oriented businesses as defined in the Zoning Development
Code (no such business shall be established or located within 300
feet of any other Adult-Oriented Business. No such business shall
be established or located within 700 feet from any existing residential
zone or use, park, church, or school. For purposes of this section
the term “park” shall include land designated for water park and
sports complex facilities in the South Poway Specific Plan).
P
2. Body Piercing and/or Tattoo Parlors (No such business shall be
established or located within 700 feet from any existing residential
zone or use, park, church, or school. For purposes of this section
the term “park” shall include the land designated for water park and
sports complex facilities in the South Poway Specific Plan).
C
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 53
IV. INDUSTRIAL AND COMMERCIAL SITE/BUILDING DEVELOPMENT
STANDARDS
(Amended by Resolution No. 01-129 Approved December 17, 2002)
(Amended by Ordinance No. 572 Adopted January 7, 2003)
(Amended by Ordinance No. 604, Adopted August 3, 2004)
A. ARCHITECTURAL - INDUSTRIAL
1. Materials:
a. The following materials are permitted:
a. Tilt-up concrete with textures and/or colors.
b. Masonry block with textured surface.
c. Steel frame with glass or masonry and glass exterior
(glass shall not exceed 70% of the exterior).
d. Enameled metal panels, wood, glass and stucco may
be used as decorative elements with tilt-up or
masonry building system.
e. All street fronting fences and walls, except for
required gates, shall be of concrete tilt-up or solid
masonry visually compatible with the building exterior.
f. All exterior wall elevations facing any street are to
have architectural treatment.
g. Wood siding shall be permitted in SPC land use
designation only.
b. The following materials are restricted:
a. Sheet or corrugated metal, asbestos or similar
materials used on exterior walls.
b. Use of a single material (such as more than 70%
glass) on exterior walls
2. Roof: No part of the roof may project above the building parapet,
except architectural screening of rooftop mechanical equipment.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 54
3. Height:
a. Unless otherwise specified in this specific plan, no structure
shall exceed thirty-five feet or two stories in height,
whichever is less, except that industrial buildings up to forty-
five feet in height within two stories may be allowed when it
can be demonstrated that the additional height is necessary
for the particular use anticipated for reasons such as
automated warehousing, inventory retrieval or bridge cranes.
However, no structure shall exceed thirty-five feet in height
within two stories when located adjacent to downhill slopes
along the perimeter of the Business Park.
b. Appropriate screening and architectural enhancements shall
be provided to mitigate the visual impact of any building
approved over thirty-five feet in height.
c. Lightning protection devices may project above the height
limit a maximum of fifteen feet, subject to the standards
specified in subsection 4 (f) below.
d. Subterranean parking areas shall not be considered a story
for purposes of determining a building‟s number of stories.
Such facilities shall comply with the design standards
specified in subsection d. 14. of this Chapter.
e. The height of city governmental fire fighting training towers
shall not exceed 50 feet. There shall be no limit on the
number of stories contained within the 50-foot height limit.
4. Equipment Installations and Screening
a. All roof mounted equipment and/or ductwork shall be
screened by an enclosure of equal or greater height and
shall be consistent with the building, design, building
materials and exterior colors.
b. In situations where buildings are located below the grade of
adjoining streets so that passing motorists look down onto
the rooftop, dense landscaping along the street may be
utilized as an alternative to standard equipment screens.
c. The Director of Development Services may waive the
requirement for rooftop equipment screens if it is determined
that the size and design of an HVAC unit is so unobtrusive
that screening will not will not serve to enhance the overall
appearance of the building or in cases where varied
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 55
topography makes it infeasible to screen roof top equipment
from all view points.
d. No mechanical equipment or vent shall be placed on the
exterior surface of any building wall that can be viewed from
a public street.
e. All above-grade utility equipment that has a width, height or
depth dimension of 36 inches or greater shall comply with
the screening requirements contained in Chapter 3, Section
IV, subdivision H. 8.
f. Lightning protection devices shall comply with the following:
i. Lightning protection devices may be installed on the
roof. Ground mounted or building façade mounted
devices are prohibited.
ii. Lightning protection devices shall be designed to be
retractable. Retractable lightning protection devices
shall be retracted when not in use or when not
needed because of climactic conditions.
5. Color
a. Colors shall be limited to a maximum number of three,
exclusive of minor trim elements.
b. Colors, materials and finishes are to be coordinated on all
exterior elevations of the building to achieve total continuity
of design. The use of muted earth tone colors shall be used.
c. Vents, louvers, exposed flashing, tanks, stacks, ductwork,
overhead, rolling and service doors are to be painted.
d. All screens shall be painted a neutral color or a color
consistent with the color scheme of the building.
e. Lightning protection devices shall be painted a neutral color
that blends into the skyline.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 56
B. ARCHITECTURAL – SOUTH POWAY COMMERCIAL
1. Materials. The following materials are permitted:
a. Tilt-up concrete with textures and/or colors.
b. Masonry block with textured surface.
c. High quality metal (excluding corrugated metal).
d. Steel frame with glass or masonry and glass exterior (glass
shall not exceed 70% of the exterior).
e. Enameled metal panels, wood, glass and stucco may be
used as decorative elements with tilt-up or masonry building
system.
f. All street fronting fences and walls, except for required
gates, shall be of concrete tilt-up or solid masonry visually
compatible with the building exterior.
g. All exterior wall elevations facing any street are to have
architectural treatment.
h. Wood siding shall be permitted in SPC zone only.
2. Roof: No part of the roof may project above the building parapet,
except architectural screening of rooftop mechanical equipment.
3. Height:
a. Unless otherwise specified in this specific plan, no structure
shall exceed thirty-five feet or two stories in height,
whichever is less, except that industrial buildings up to forty-
five feet in height within two stories may be allowed when it
can be demonstrated that the additional height is necessary
for the particular use anticipated for reasons such as
automated warehousing, inventory retrieval or bridge cranes.
However, no structure shall exceed thirty-five feet in height
within two stories when located adjacent to downhill slopes
along the perimeter of the Business Park.
b. Appropriate screening and architectural enhancements shall
be provided to mitigate the visual impact of any building
approved over thirty-five feet in height.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 57
c. Lightning protection devices may project above the height
limit a maximum of fifteen feet, subject to the standards
specified in subsection 4 (f) below.
d. The maximum height of a hotel or motel shall not exceed 35
feet. No more than three stories shall be contained within
the 35-foot height limit.
e. Subterranean parking areas shall not be considered a story
for purposes of determining a building‟s number of stories.
Such facilities shall comply with the design standards
specified in subsection E. 14 of this Chapter.
4. Equipment Installations and Screening
a. All roof mounted equipment and/or ductwork shall be
screened by an enclosure of equal or greater height and
shall be consistent with the building, design, building
materials and exterior colors.
b. In situations where buildings are located below the grade of
adjoining streets so that passing motorists look down onto
the rooftop, dense landscaping along the street may be
utilized as an alternative to standard equipment screens.
c. The Director of Development Services may waive the
requirement for rooftop equipment screens if it is determined
that the size and design of an HVAC unit is so unobtrusive
that screening will not will not serve to enhance the overall
appearance of the building or in cases where varied
topography makes it infeasible to screen roof top equipment
from all view points.
d. No mechanical equipment or vent shall be placed on the
exterior surface of any building wall that can be viewed from
a public street.
e. All above-grade utility equipment that has a width, height or
depth dimension of 36 inches or greater shall comply with
the screening requirements contained in Chapter 3, Section
IV, subdivision H. 8.
f. Lightning protection devices shall comply with the following:
i. Lightning protection devices may be installed on the
roof. Ground mounted or building façade mounted
devices are prohibited.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 58
ii. Lightning protection devices shall be designed to be
retractable. Retractable lightning protection devices
shall be retracted when not in use or when not
needed because of climactic conditions.
5. Color
a. Colors shall be limited to a maximum number of three,
exclusive of minor trim elements.
b. Colors, materials and finishes are to be coordinated on all
exterior elevations of the building to achieve total continuity
of design. The use of muted earth tone colors shall be used.
c. Vents, louvers, exposed flashing, tanks, stacks, ductwork,
overhead, rolling and service doors are to be painted.
d. All screens shall be painted a neutral color or a color
consistent with the color scheme of the building.
e. Lightning protection devices shall be painted a neutral color
that blends into the skyline.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 59
C. SITE UTILIZATION – INDUSTRIAL AND COMMERCIAL
1. Parcel Requirements
a. Minimum parcel size: One-half (1/2) acre*
b. Maximum parcel size: None
c. Minimum width: 100 feet
d. Minimum street frontage: 40 feet on cul-de-sacs
*Parcels one-third acre in size are approved within the
boundaries of Tentative Parcel Map 91-07 and 91-08 for
Lots 102 and 104 of City of Poway Tract 85-04 Unit 2,
except for Parcel 2 of Parcel Map No. 15625 at 0.32 acres
and Parcel 1 of Parcel Map No. 15221. The approved
parcels are subject to the following criteria:
i. Zero lot line on common wall construction for
buildings on adjacent properties.
ii. Reciprocal access agreement for common driveways
where a series of one-third acre lots is created.
iii. Review of covenants, conveyances and restrictions
(CC&Rs) by the City Attorney and Directors of
Development Services and Safety Services.
e. The size of configuration of lots within non -residential
Planned Unit Developments and industrial condominium
subdivisions shall be reasonable as to the intended use and
relation to the subdivision project and the surrounding area
and shall substantially meet the intent and purpose of the
South Poway Planned Community Specific Plan. The size
and configuration of lots will ultimately be determined by the
City Council during its consideration of proposed tentative
maps. Subdivision projects of this type would be permitted
within the Light Industrial (LI) and Industrial Park (IP)
designations. Flexibility in the form of ownership of separate
units within multi-unit industrial buildings should be
considered.
2. Coverage
a. Maximum allowable coverage is 50%. The area allowed for
structural coverage shall be no greater than 50% of the net
lot area. The net lot area for development is exclusive of
slopes and road right-of-way.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 60
b. The sum total of building footprints within non -residential
Planned Unit Developments or industrial condominium
subdivisions shall not exceed the 50 percent coverage as
defined above. Careful consideration should be given during
the environmental review of proposed non-residential
planned unit developments and industrial condominium
subdivisions in the LI and IP areas that traffic generated by
such subdivision projects does not cause an increase in
traffic over and above that anticipated by the plan and its
supporting environmental impact reports. A site-specific
traffic analysis may be required.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 61
3. Building Setbacks. Building setbacks shall be as indicated below:
TABLE 3 - Building Setback Summary 11,2
Light
Industrial
Industrial
Park
South Poway
Commercial
Front Yard (may be averaged)3, 4, 5
Front Yard (minimum)
35‟
20‟
35‟
20‟
35‟
20‟
Rear Yard 6 0‟/20‟ 0‟/20‟ 0‟/20‟
Interior Side Yards (sum of) 7, 8 40‟ 40‟ 40‟
Street Side Yard (average) 9 20‟-25‟ 20‟-25‟ 20‟-25‟
Street Side Yard (minimum) 17‟ 17‟ 17‟
Scripps Poway Parkway 10 50‟ 50‟ 50 „
1 Setbacks for buildings located in non-residential Planned Unit Developments and industrial
condominium subdivisions in Light Industrial and Industrial Park areas shall meet or exceed the
minimum setback standards in Table 3 above with respect to the exter ior boundaries of the subdivision.
Setbacks from individual lot lines may be zero feet provided that required building separation is
maintained. 2 All setbacks are measured from property line. 3 Front and street side yard setbacks for buildings may be averaged. Buildings may not encroach more
than 5 feet into the 35-foot building setback (or 50 foot building setback if along Scripps Poway
Parkway). In all cases an equal building area that observes a proportionately greater setback shall
offset the encroachment. The average setback must be equal to the minimum required front or street
setback. The following criteria shall be utilized in determining the appropriateness of an averaged front
yard or street side yard setback. If substantially met an averag ed setback may be approved by the City.
a. All structures shall meet minimum intersection sightline requirements.
b. The building footprint shall not conflict with necessary utility lines.
c. Overall site landscaping and parking requirements shall be met. If a r educed building setback
impacts the required parking area setback requirement (25 feet), no parking shall be permitted
within reduced building setback area.
d. Building line offsets shall be required to minimize the potential linear appearance of industrial a nd
commercial structures.
e. Required loading areas and facilities shall not be impacted, including adequate maneuvering
areas for trucks and other large vehicles.
f. The entire length of the building shall have an average front yard setback of 35 feet and no part of
the structure shall be closer than 20 feet measured to the property line. 4 For all buildings over 250 feet in length an additional one (1) foot front yard setback per ten (10) feet of
length to a maximum fifty (50) feet from the property line shall be required. 5 In cases where approved lots within the PC Development Plan have two front yards each of which
adjoin a street, building setbacks may be reduced within one of the front yards as long as the subject
yard does not front a major PC circulation or collector road including Community Road, Stowe Drive,
Kirkham Way/Road, Pomerado Road, and Scripps Poway Parkway. In all cases, the required exterior
side yard (corner parcel) setback of 35 feet shall be maintained. 6 Rear yards, which abut streets, shall be considered street side yards. 7 Side yard and rear yard setbacks shall be 0’ or 20’ or greater where no slope exists, but in no case shall
the sum of the side yards on each lot be less than 40 feet. 8 Where adjoining property side and/or rear yards are separated by slopes, the horizontal distance
between buildings shall be no less than 20 feet, and the distance between a building and the top or toe
of slope shall be a minimum of five feet. 9 Street side yard setbacks may be averaged through the Development Review approval process and is
dependent on the height of the building. A building 20 feet high or less is required to maintain an
average setback of 20 feet. The average setback is increased by one foot for each two feet of additional
building height to a maximum average of 25 feet. 10 When either rear yard or street side yard abut Scripps Poway Parkway, the 50 foot landscaped setback
requirement shall supersede minimum building setbacks and, in those cases, the minimum building
setback shall be 50 feet.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 62
Figures 18 through 20 below illustrate minimum building setbacks discussed above:
FIGURE 18 BUILDING SETBACK – INTERIOR PARCEL
FIGURE 19 BUILDING SETBACK –CORNER PARCEL
40’ *
Typical
35’ Typical
Rear
Front
Property Line
(Typical)0’ / 20’ or Greater (No Slope)
0’ / 20’ or Greater (No Slope)
In
t
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r
i
o
r
S
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In
t
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i
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S
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Building Area
N.T.S.
* Shall be the sum
of the side yards.
35’ or Greater
35’ Typical
Rear
Front
0’ / 20’ or Greater
(No Slope)
Property Line (Typical)
0’ / 20’ or Greater
(No Slope)
N.T.S.
In
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S
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E
x
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Building Area
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 63
Property Line (Typical)
0’ / 20’ or Greater
(No Slope)
Front
In
t
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S
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35’
Typical
In
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S
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Frontage Along Scripps Poway Arterial
N.T.S.
*Shall be the sum
of the side yards.
Typical 50’
40’ *
Typical
Building Area
FIGURE 20 BUILDING SETBACK – PARCEL ABUTTING SCRIPPS POWAY
PARKWAY
4. Parking Setbacks. Parking setbacks shall be as indicated below.
TABLE 4 - Parking and Setback Summary1
Light
Industrial
Industrial
Park
South Poway
Commercial
Front Yard 2
25‟ 25‟ 25‟
Rear Yard 3
-0- -0- -0-
Exterior Side (Corner Parcels) Yard 2
25‟ 25‟ 25‟
Interior Side (One Side Only) Yard
5‟ 5‟ 5‟
Interior Side (Other Side) Yard
5‟ 5‟ 5‟
1 All setbacks are measured from property line to parking lot curb face. Cars may overhang planting
areas as described in Chapter 4, Section IV.D. subdivisions 6, 7, 8, and 9.
2 When either the rear yard or an exterior side yard abuts the Scripps Poway Parkway, the 50 -foot
landscaped setback requirement shall supersede minimum parking lot setbacks, and the minimum
parking lot setback shall be 50 feet.
3 Where a rear lot line is adjacent to a side lot line a minimum setback of 5 feet from the rear lot line is
required.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 64
Figures 21 through 23 below illustrate the minimum parking and landscape setbacks
discussed above:
FIGURE 21 INTERIOR PARCEL – PARKING AND LANDSCAPE SETBACK
FIGURE 22 CORNER PARCEL – PARKING AND LANDSCAPE SETBACK
25’ Setback
Rear
Front
Property Line (Typical)Typical 5’
Setback
N.T.S.
In
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S
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E
x
t
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S
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Parking Area
0’ Setback
Landscaped Areas
25’
Setback
25’ Setback (Typical)
Rear
Front
Property Line
(Typical)5’ Setback
(Typical)
N.T.S.
In
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S
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E
x
t
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r
i
o
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S
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d
e
Parking Area
0’ Setback
Landscaped Areas
25’
Setback
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 65
FIGURE 23 PARCEL ABUTTING SCRIPPS POWAY PARKWAY – PARKING AND
LANDSCAPE SETBACK
5. Driveway Width
a. Driveways, which allow both ingress and egress, shall have
a minimum width of 30 feet.
b. Driveway width shall be limited to 30 feet for each 100-foot
segment of property line abutting the street, but no single
driveway shall have a width of more than 30 feet measured
at the property line unless otherwise approved by the
Director of Development Services.
6. Loading Areas
a. All loading facilities and maneuvering areas shall be on -site.
b. Loading areas in the front of the building shall be prohibited
in the IP and SPC zones. Front loading areas shall be
permitted in the LI zone if appropriately screened.
c. Loading areas and truck doors shall not encroach into front
or exterior side setback areas, or the landscape setback
along Scripps Poway Parkway.
d. Side loading areas and doors are permitted in the IP, LI and
SPC designations and must be screened by landscaping or
Property Line
(Typical)
Front
I
n
t
e
r
i
o
r
S
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d
e
25’ Setback I
n
t
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i
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S
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Frontage Along Scripps Poway Arterial
N.T.S.
50’ Setback
Parking Area
5’ Setback
(Typical)
5’ Setback
(Typical)
Landscaped Areas
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 66
by a concrete or masonry wall a minimum of six (6) feet and
not more than twelve (12) feet in height, textured or colored
to match the main building and located no closer to a street
than the applicable parking setback requirement.
7. Fences and Walls in the LI, IP and SPC Land Use Designations.
Unless otherwise specified in this Specific Plan, the following
provisions shall apply to fences and walls within the LI, IP and SPC
land use designations:
a. All fencing or walls shall provide a sight distance clearance
as specified in Chapter 3, Section IV.K of this Specific Plan.
b. Fences or walls not exceeding 8 feet in height may be
located within a required interior side yard or rear yard
setback area.
c. In the LI and IP land use designations, barbed wire,
concertina wire or similar security devices up to two feet in
height are permitted on top of a minimum 6 foot high wall or
fence located within an interior side yard or rear yard
provided the wire or similar security device shall fall inward
to the property and shall not extend beyond the property line
or otherwise create a safety hazard.
d. Fences or walls not exceeding three and one-half feet in
height may be located within a required front or street side
yard setback area.
e. Fences and walls shall be designed to be compatible with
on-site buildings in terms of color and/or materials. Solid
fences shall be constructed of wood, brick, decorative block,
and stone, framed stucco with tile or decorative metal. Open
style fencing shall be constructed of wood, ornamental iron
or other similar decorative material. The use of vinyl coated
chain link is only permitted along interior side and rear
property lines.
8. Outdoor Storage. For properties with a land use designation of
Light Industrial/Storage, outdoor storage may be allowed with the
approval of a conditional use permit. The standards contained in
this subdivision shall apply to all requests for outdoor storage.
Outdoor storage of merchandise, material and equipment, and
refuse collection bins is permitted in any required interior side or
rear yard, provided the storage area is completely enclosed by
walls, fences or buildings or a combination thereof. Walls or fences
shall be permitted as follows:
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 67
a. All screening shall be a minimum of eight (8) feet high with a
maximum not to exceed twelve (12) feet. No storage shall
be allowed to exceed height of screening, except for
specialized equipment exceeding this height. Special
screening may be required at the discretion of the Director of
Development Services. Solid fences or walls shall be
constructed of decorative masonry, decorative concrete,
wood, brick, block, stone, metal, or other similar materials
subject to the approval of the Director.
b. Fences and walls constructed as required along abutting
public rights-of-way and abutting properties with more
restrictive zoning classifications shall comply with one of the
following alternatives:
i. Solid fences or walls shall be constructed of
decorative masonry, decorative concrete, wood, brick,
block, stone, decorative metal, or other similar
materials subject to the approval of the Director.
ii. Open-style fences such as spaced wood, ornamental
iron, screen or decorative block or other similar
material; provided, however, that said fences shall
comply with one of the following landscaping
requirements:
1) Planting with sufficient vines or climbing ivy of
an acceptable density to ensure adequate
screening within one year of planting.
2) Trees and shrubs of the evergreen variety, or
other similar year-round leaf-bearing type, set
away and in front of the fence line so as not to
provide ingress over the fence. Such plants
shall be of such variety and shall be spaced so
as to allow only minimal gaps between foliage
of mature trees and shrubs within one year
after planting.
3) Evergreen shrubs or other similar year-round
leaf-bearing shrub, planted with such spacing
so as to form a solid hedge a minimum o f eight
feet in height within one year after planting.
4) For the purposes of these regulations a spaced
wood fence shall be one on which the gaps
between the fencing material do not exceed
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 68
one-half the width of the average board or slat,
and in no instance shall any gap between two
boards of slats exceed four inches.
iii. Vinyl-coated chain link fencing may be used along
side or rear property lines subject to the same
landscape requirements described in number (ii)
above.
iv. All gates shall be constructed of solid view-obscuring
material except vehicular gates.
v. No merchandise, material or equipment shall be
stored on the roof on any building.
9. Utility Easements. Where utility laterals are designed to serve
more than one lot, easements will be reserved across adja cent lots
as required to ensure such service.
10. Building Separation. The distance separating buildings shall be
either two feet or less, or greater than twenty feet.
D. PARKING STANDARDS – INDUSTRIAL AND COMMERCIAL
1. All parking shall be on-site. No parking will be permitted on streets,
except in residential areas.
2. Minimum parking requirements. Unless specifically identified
below, all uses within the Light Industrial or Light Industrial/Storage
land use designation shall provide a minimum of 1 space per 50 0
square feet of gross floor area and all uses within the Industrial
Park land use designation shall provide a minimum of 1 space per
250 square feet of gross floor area. Structures that exceed 50,000
square feet in gross floor area may qualify for a reduction in
required parking as specified in subdivision 3 below.
a. Office 4 spaces per 1,000 square
feet of gross floor area.
b. Research and Development 3 spaces per 1,000 square
Uses feet of gross floor area.
c. Industrial Uses 2 spaces per 1,000 square
feet of gross floor area.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 69
d. Warehouse Storage and 1-space/1,000 square feet
Distribution of gross floor area for the
first 20,000 square feet
devoted to storage.
1-space/2,000 square feet
for the second 20,000
square feet of storage
area.
1-space/4,000 square feet
for area in excess of
40,000 square feet of
storage area.
e. Recreational Uses Parking requirements shall
be calculated in
accordance with the
provisions of Chapter
17.42 of the City of Poway
Municipal Code (Off-Street
Parking).
f. South Poway Commercial Parking requirements
Land Use Designation shall be calculated in
accordance with
provisions of Chapter
17.42 of the City of Poway
Municipal Code (Off-
Street Parking).
3. The City Council may approve reductions in parking requirements
for structures that exceed 50,000 square feet and meet one or
more of the following criteria:
a. Parking reductions may be considered for buildings occupied
by a single tenant with 50 or more employees, which has an
approved Transportation Demand Management Plan (TDM)
designed to produce a reduction in parking demand
commensurate with the reduction in parking spaces. The
requirement to implement an approved TDM must be
recorded as a deed covenant for the site.
b. Parking reductions may be considered for projects where the
applicant provides some alternative form of evidence (such
as a parking study), which demonstrates that a parking
reduction is warranted; and there is adequate land available
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 70
on the site to provide the full amount of parking required by
code should a shortage occur in the future.
4. In the LI and LI/S areas a maximum of twenty percent of the total
number of required parking spaces, and in the IP areas a maximum
of thirty percent of the total number of required parking spaces,
may be compact in size, with a minimu m width of eight feet and a
minimum length of fifteen feet (8 ‟ X 15 ‟). Forty percent of the
parking spaces that are provided in addition to the required parking
in the LI, LI/S or IP areas may also be compact in size. The
remaining parking spaces provided shall be standard in size, with a
minimum width of eight and a half feet and a minimum length of
eighteen and a half feet (8 ½ ‟ X 18 ½ ‟). Disabled parking shall be
provided as required by the Americans with Disabilities Act of 1990,
as well as Title 24 of the California Code of Regulations, and as
otherwise specified in the Poway Municipal Code. Should the use
of compact spaces in these zones create any on -street parking
problems, the standard for such spaces may be amended at the
direction of the City Council.
5. In the SPC designation all parking spaces shall be provided for by
standard car spaces measuring a minimum width of eight and a half
feet and a minimum length of eighteen and a half feet (8 ½ feet x
18 ½ feet).
6. Standard stall sizes may be reduced to 8.5 ‟ x 16.5 ‟ with 2 ‟ of
overhang into a planting area where a 6 ” concrete curb separates
the planting area from the parking area.
7. Compact stall sizes may be reduced to 8 ‟ x 13 ‟ with 2 ‟ of
overhang into a planting area where a 6 ” concret e curb separates
the planting area from the parking area.
8. Parking spaces may not overhang required landscape setback
areas or landscape islands or strips, which have an inside,
dimension of less than six (6) feet.
9. Where parking areas abut walls, fences, and landscape planter
areas wheel stops shall be installed two feet from these areas to
protect the walls, fences and landscaping.
10. Disabled access, bicycle and motorcycle parking requirements shall
meet the requirements of the Americans with Disabilities Act 1990,
as well as Title 24 of the California code of Regulations, and
existing City of Poway parking requirements and specifications.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 71
11. Aisle widths shall meet with existing City of Poway parking
standards as contained in the Poway Municipal Code.
12. Parking aisles shall observe a minimum setback of 40‟ from the
right of way. This requirement may be waived on cul-de-sac streets
or other low traffic volume, non-collector streets.
13. A minimum turnout area of five feet should be provided for dead
end parking spaces, which must back out adjacent to building walls.
The required five-foot turnout can be provided in a turnout pocket or
it can be added to the driveway aisle width (resulting in an aisle
width of thirty feet).
14. Subterranean Parking.
a. Subterranean parking areas shall be a minimum of 50%
below grade as measured from the finished floor of the area
to the bottom of the ceiling above the area. The
subterranean parking area shall be 50% below grade on
each side of the building exterior, except for those portions
of the building exterior that provide vehicular and or
pedestrian access to the subterranean parking area.
b. For projects proposing subterranean parking areas on pre -
graded pads, any increase in the building pad elevation,
intended for the sole purpose of bringing a proposed
subterranean parking area into compliance with the 50%
below grade standard, shall not be permitted.
c. Vehicular access (i.e., driveways) to subterranean parking
areas should occur from within the project site and not from
the street, unless it would be the only project driveway. Any
driveway to a subterranean parking area, which is visible to
the street, shall be screened to the maximum extent possible
with earth mounding and enhanced landscaping.
d. Subterranean parking areas shall not contain habitable
space or storage space except that building equipment
rooms are permitted.
e. Subterranean parking areas shall not be subject to
compliance with parking lot landscaping requirements.
f. Any portion of a subterranean parking area t hat is above
grade shall comply with the applicable underlying land use
designation building setback requirement. Those portions of
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 72
subterranean parking areas that are 100% below grade shall
not be subject to building setback requirements.
E. LIGHTING STANDARDS – INDUSTRIAL AND COMMERCIAL
1. Security Lighting
a. Wall mounted security light pack to be used only at rear and
interior side of buildings.
b. Security lighting shall utilize low-pressure sodium fixtures.
c. Shielded fixtures with well-defined cut-off limits shall be used
to confine illumination to on-site areas only.
2. Accent Lighting
a. Architectural lighting shall be integrated into building design
where feasible.
b. Accent lighting, where used shall originate from concealed or
inconspicuous source locations.
c. Accent lighting may utilize high pressure sodium or mercury
vapor.
d. Color lights shall not be used.
e. Shielded fixtures with well-defined cut-off limits shall be used
where necessary to confine illumination to on-site areas
only.
3. Parking Area Lighting
a. Lighting for parking areas shall be shielded low-pressure
sodium directed downward, and have zero cut-off. Parking
lot illumination level shall achieve a uniformity ratio of 3 to 1
(average to minimum) and a maintained average of one foot -
candle and a minimum of 0.3 foot-candle.
b. Fixture shall be pole mounted, twenty-five (25) foot
maximum height, and located above paved surfaces.
c. Shielded fixtures with well-defined cut-off limits shall be used
where necessary to confine illumination to on-site areas
only.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 73
F. SIGNAGE – INDUSTRIAL AND COMMERCIAL
1. General Provisions. General Provisions of the existing
Comprehensive Sign Ordinance for the City of Poway as contained
in Chapter 17.40 of the Poway Municipal Code shall be in effect for
the South Poway Specific Plan Area except as modified herein.
a. No sign shall be closer than ten (10) feet to the front or
exterior side property line provided it complies with the sight
distance requirements in Chapter 3, Section IV, subdivision
K. of this Volume 2.
b. No sign shall be placed within the 35-foot landscaped
setback along the South Poway Arterial except park entry
signs at major intersections. Sight distance requirements in
Chapter 3, Section IV, subdivision K. of this Volume 2 shall
apply.
c. No sign may be roof mounted.
d. No sign may be painted directly on any wall or building.
e. Addresses on buildings shall comply with the following:
i. Addresses within the South Poway Commercial land
use designations shall be a minimum and a maximum
of six (6) inches in height.
ii. Addresses within the Light Industrial, Light
Industrial/Storage and Industrial Park land use
designations shall be a minimum of eighteen (18)
inches in height and a maximum of twenty-four (24)
inches in height.
2. Entryway Identification Signs
a. One freestanding monument sign may be erected at each
major entrance to the South Poway Planned Community as
determined by the Director of Development Services.
b. Entryway monuments shall not exceed fifteen (15) feet in
height and sixty- (60) feet in length.
c. Entryway monuments shall contain the name South Poway
Business Park at the top of the sign. The name of the
individual developer may be listed on the bottom sign panel.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 74
d. Entryway monuments shall comply with sight distance
requirements contained in Chapter 3 of this document.
3. Light Industrial, Light Industrial/Storage or Industrial Park Land Use
Designations
a. Single Tenant or Single Parcel Business. The standards
below shall apply to single-tenant or single-parcel
businesses.
i. General Standards:
1) Wall signs shall be limited to identification of
business name or identifying logo.
2) Street addresses shall be incorporated into the
face or structure of all freestanding signs in
numerals six (6) inches in height.
ii. Wall Sign:
1) Maximum Number: One (1) per street frontage
and/or main parking lot, not to exceed two (2)
per business. 1
2) Maximum Sign Area: Four (4) percent of the
building face, not to exceed one hundred and
fifty (150) square feet per face.
3) Maximum Height: Not to project above the
roofline.
iii. Freestanding Sign:
1) Maximum Number: One (1) per street frontage
not to exceed two (2).
2) Maximum Sign Area: Forty (40) square feet
per each side of sign.
3) Maximum Height: Six (6) feet.
1 Amended by Resolution No. 99-006 Approved February 2, 1999 as follows: A third wall sign on the
Danielson Street frontage of the Geico building (14111 Danielson Street) is approved. It is appropriate
given the size and location of the building, and the reasonableness of placing the business name
adjacent to the required street numbers on the front of the building.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 75
b. Multiple Tenant or Multiple Use Business.
The standards below apply to multiple-tenant or multiple-use
businesses.
i. General Standards:
1) Wall signs shall identify the individual business,
use, or identifying logo and be located at the
main pedestrian entrance or parking area.
2) The business directory sign shall list only the
address and names of the on-site activities and
may be a freestanding or wall sign no larger
than twelve (12) square feet in area.
3) The business directory sign may be located
either adjacent to the parking area or the main
entrance to the building.
4) All industrial projects with more than two (2)
tenants or uses shall develop a comprehensive
sign program.
5) Street addresses shall be incorporated into the
face or structure of the freestanding sign in
numerals six (6) inches in height.
ii. Wall Signs:
1) Maximum Number: One (1) per street or
parking area frontage, not to exceed two (2).
2) Maximum Sign Area: Four (4) percent of the
building face, not to exceed one hundred (100)
square feet per face.
3) Maximum Height: Not to project above the
roofline.
iii. Business Directory (freestanding):
1) Maximum Number: One (1) per street frontage
or parking area not to exceed two (2) per
building.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 76
2) Maximum Sign Area: Twelve (12) square feet
per each side of sign.
3) Maximum Height: Six (6) feet.
iv. Freestanding Sign:
1) Maximum Number: One (1) per development.
2) Maximum Sign Area: Forty (40) square feet
per each side of sign.
3) Maximum Height: Six (6) feet
4. South Poway Commercial (SPC) Land Use Designation
a. Businesses Within Commercial Centers. The standards
below apply to businesses within commercial centers. A
commercial center means two or more retail stores and/or
service establishments, or one retail store and one service
establishment, sharing customer parking areas, regardless
of whether said stores and/or establishments occupy
separate structures or are under separate ownerships.
i. General Standards:
1) Wall signs are limited to identification of
business, use, and service provided and/or
identifying logo.
2) All freestanding signs may list the name of the
center, the names of businesses in the center,
and/or a brief description of businesses in the
center, but may not include advertising copy or
other information such as telephone numbers
or hours of operation. All copy on freestanding
signs shall be in letters/numerals at least six
(6) inches in height.
3) All centers shall develop a comprehensive sign
program for all tenants and uses.
4) Street addresses shall be incorporated into the
face or structures of the freestanding sign in
numerals six (6) inches in height.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 77
ii. Wall Sign:
1) Maximum Number: One (1) per business
frontage, up to three (3) maximum for any one
business.
2) Maximum Sign Area: Fifteen (15) percent of
building face up to 150 square feet.
3) Maximum Height: Not to project above the
roofline.
iii. Freestanding Sign:
1) Maximum Number: One (1) per street frontage
not to exceed three (3) per center.
2) Maximum Sign Area: Sixty-five (65) square
feet.
3) Maximum Height: Freestanding signs shall not
be approved at a height greater than eight feet.
A sign with a height the lesser of 15 feet or the
roofline of the nearest building may be
approved by the City Council if it finds that
extraordinary circumstances warrant the
approval of a sign greater than eight feet in
height. Such extraordinary circumstances shall
include, but are not limited to, the following:
a. Impaired visibility from vehicles entering
or exiting the primary driveway of the
center;
b. The grade of the site is such that the
placement of a low-profile sign would
not be visible from the street; or
c. The site is located adjacent to Scripps
Poway Parkway, a primary arterial, and
due to the width of the road and speed
limit, a low profile sign would not be
readable by motorists.
5) In lieu of one of the allowable freestanding
sign(s) for a center, a maximum of an
additional sixty-five (65) square feet of wall
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 78
sign area may be allocated to one or more
buildings within the center.
6) When more than one freestanding sign is
permitted, up to two freestanding signs may be
located on the same street frontage provided
the street frontage is greater than 100 feet and
the signs are separated by a distance of at
least 50 feet.
b. Commercial Businesses Not Within a Center
i. General Standards
1) Wall signs and freestanding signs are limited to
identification of the business, service provided
and/or identifying logo.
2) The street address shall be incorporated into
the face of the structure of the freestanding
sign.
3) Wall signs and freestanding signs shall
be architecturally compatible with the
development.
ii. Wall Sign:
1) Maximum Number: One (1) per street
frontage and/or main parking lot, a maximum of
three (3) per business.
2) Maximum Sign Area: Fifteen (15) percent
of the building face where the sign is to be
placed, not to exceed one hundred fifty (150)
square feet per face.
3) Maximum Height: Not to project above
the roofline.
iii. Freestanding Signs:
1) Maximum Number: One (1) per street
frontage with a maximum of two (2).
2) Maximum Sign Area: 40 square feet.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 79
3) Maximum Height: Freestanding signs shall
not be approved for a height greater than eight
(8) feet. A sign with a height the lesser of
fifteen (15) feet or the roofline of the nearest
building may be approved by the City Council if
it finds that extraordinary circumstances
warrant the approval of a sign greater than
eight (8) feet in height. Such extraordinary
circumstances shall include, but are not limited
to the following:
a. Impaired visibility from vehicles entering
or exiting the primary driveway of the
proposed or existing development;
b. The grade of the site is such that the
placement of a low-profile sign would
not be visible from the street; or
c. The site is located adjacent to Scripps
Poway Parkway, a primary arterial, and
due to the width of the road and speed
limit, a low profile sign would not be
readable by motorists.
c. Commercial Developments Containing Multiple Professional
Tenants or Office Uses. The standards below apply to
developments containing multiple professional tenants or
office uses.
i. General Standards:
1) Freestanding signs shall be limited to
identifying the name of the office or
professional complex.
2) Directory signs shall be placed on the wall at
main entrance of the building or be
freestanding and shall be limited to listing the
tenants name and suite number. A maximum
number of three (3) directory signs per
building, each with a maximum sign area of
twelve (12) square feet shall be allowed.
3) All office complexes with more than one tenant
or use shall develop a comprehensive sign
program.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 80
4) Street addresses shall be incorporated into the
face or structure of the freestanding sign.
ii. Wall Sign:
1) Maximum Number: Two (2) per building.
2) Maximum Sign Area: Fifteen (15) percent of
the face of the structure where sign is to be
placed, not to exceed one hundred fifty (150)
square feet.
3) Maximum Height: Not to project above the
roofline.
iii. Freestanding Sign:
1) Maximum Number: One (1) per street frontage
with a maximum of two (2).
2) Maximum Sign Area: Forty- (40) square feet.
3) Maximum Height: Freestanding signs shall not
be approved for a height greater than eight
feet. A sign with a height the lesser of fifteen
(15) feet or the roofline of the nearest building
may be approved by the City Council if it finds
that extraordinary circumstances warrant the
approval of a sign greater than eight feet in
height. Such extraordinary circumstances shall
include, but are not limited to, the following:
a. Impaired visibility from vehicles entering
or exiting the primary driveway of the
center;
b. The grade of the site is such that the
placement of a low-profile sign would
not be visible from the street; or
c. The site is located adjacent to Scripps
Poway Parkway, a primary arterial, and
due to the width of the road and speed
limit, a low profile sign would not be
readable by motorists.
CHAPTER 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 81
d. Nationally Known Tenants: Any franchise, national, or
regional chain store operating at least five stores under the
same trade name, with a registered logo/trademark, may
display their letter style and logo color of their ident ification
on wall and freestanding signs. The logo area shall count
toward the allowable sign area.
G. POWAY SUBAREA HABITAT CONSERVATION PLAN
All public and private development projects within the jurisdiction of the
City that have the potential to adversely impact sensitive plant species,
wildlife species, and associated natural habitats shall either demonstrate
that any removal of habitat associated with the proposed development has
been authorized by the California Department of Fish and Game and the
U.S. Fish and Wildlife Service or comply with the adopted Poway Subarea
Habitat Conservation Plan, the companion Implementing Agreement, and
the requirements thereof including the Compensation Mitigation Strategy,
Mitigation Ratios and Special Development requirements.
CHAPTER 5 - RESIDENTIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 82
CHAPTER 5 - RESIDENTIAL DEVELOPMENT STANDARDS
I. LAND USE DESIGNATIONS
A. OPEN SPACE – 1 DWELLING UNIT
The Open Space – 1 Dwelling Unit land use designation is intended as an
area for very low-density single-family residential development. Parcels
designated as Open Space – 1 Dwelling Unit are impacted by two or more
of the following factors: unstable soils, landslides, creek/floodway
channels, steep and visually prominent hillside areas. In order to avoid
potential adverse impacts in the areas of soils and geology, hydrology and
visual quality, residential development for these areas will be restricted to
one living unit per existing parcel or one dwelling unit per 40 acres and
most of the lot shall be left in its natural state. With the exception of the
foregoing density limitation, the development standards for the Open
Space – 1 Dwelling Unit areas shall be the same standards that apply to
the Rural Residential A zone (RR-A) as stated in the City of Poway Zoning
Ordinance. Outdoor amphitheaters are a prohibited land use.
B. SINGLE-FAMILY 2
The Single-Family 2 land use designation is found in the westernmost
portion of Sub-area 5, west of Pomerado Road. It is intended as an area
for low-density single-family residential use with a minimum lot size of
20,000 square feet and a maximum density of two units per net acre.
Outdoor amphitheaters are a prohibited land use. Development standards
for this land use category are the same standards that apply to the RS -2
zone contained in the City of Poway Zoning Ordinance. Outdoor
amphitheaters are a prohibited land use.
C. MOBILE HOME PARK (MHP)
The Mobile Home Park (MHP) land use designation is intended for the
exclusive development of mobile home parks. Mobile home parks must
be developed on sites of at least 20 acres in size with a maximum density
of eight dwelling units per net acre. Development standards for mobile
home parks are contained in the mobile home park section of the City of
Poway Zoning Ordinance. Coaches and lots within mobile home parks
must be held in common ownership.
CHAPTER 5 - RESIDENTIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 83
D. RESIDENTIAL APARTMENT (RA)
The Residential Apartment (RA) land use designation is intended as an
area for the development of residential apartments with provisions for
adequate light, air, open space and landscaped areas at a maximum
density of 25 living units per net acre with a 25% density bonus issued by
the City Council for Affordable Housing (AH) projects. Additional uses are
permitted that are complementary to, and can exist in harmony with a
residential apartment development subject to the required per mits and
approvals applied to the RA zone as contained in the City of Poway
Zoning Ordinance. Development standards for this land use category are
the same standards that apply to the RA zone contained in the City of
Poway Zoning Ordinance. Outdoor amphitheaters are a prohibited land
use.
II. DEVELOPMENT STANDARDS
A. DENSITY
For areas not designated Open Space – 1 dwelling unit, the total
residential density for the South Poway Planned Community shall be
allocated as follows in order to preclude development on steep slopes that
could create significant visual impacts, and to avoid areas with little or no
infrastructure or limited or difficult access:
TABLE 5 – DENSITY
Total Number of
Dwelling Units
Project Name
19 Las Lomas Estates
20 Existing Dwelling Units
71 Hillside Village
122 McMillin Development (Trident Homes)
20 Creek Road Enclave
20 Gate Drive Specific Plan
17 Future Project
289 Total Units Allocated
CHAPTER 5 - RESIDENTIAL DEVELOPMENT STANDARDS
South Poway Specific Plan - Volume 2, Development Standards Page 84
B. POWAY SUBAREA HABITAT CONSERVATION PLAN
All public and private development projects within the jurisdiction of the
City that have the potential to adversely impact sensitive plant species,
wildlife species, and associated natural habitats shall either demonstrate
that any removal of habitat associated with the proposed development has
been authorized by the California Department of Fish and Game and the
U.S. Fish and Wildlife Service or comply with the adopted Poway Subarea
Habitat Conservation Plan, the companion Implementing Agreement, and
the requirements thereof including the Compensation Mitigation Strategy,
Mitigation Ratios and Special Development requirements.
CHAPTER 6 - NATURAL OPEN SPACE
South Poway Specific Plan - Volume 2, Development Standards Page 85
CHAPTER 6 - NATURAL OPEN SPACE
The South Poway Planned Community includes approximately 538 acres, which are
designated as Natural Open Space. Most of these areas are in a natural state although
some manufactured slope areas, which were approved prior to 1992, have been
included. It is the intention of the Natural Open Space designation to preserve existing
biological resources and visual buffers by precluding any further grading or
development beyond that which received Council approval prior to January 1, 1992.
Agricultural development and ornamental landscaping will also be prohibited with the
exception of habitat restoration projects for previously disturbed areas and re -vegetation
plans for previously approved slopes. An additional 151 acres will be reclaimed and re -
vegetated as Natural Open Space upon cessation of the aggregation extraction and
processing activities on the Cal Mat site.
Public water tanks are allowed within this land use designation. Wireless
telecommunications facilities are allowed if collocated with a water tank and subject to
the approval of a Conditional Use Permit.
All public and private development projects within the jurisdiction of the City that have
the potential to adversely impact sensitive plant species, wildlife species, and
associated natural habitats shall either demonstrate that any removal of habitat
associated with the proposed development has been authorized by the California
Department of Fish and Game and the U.S. Fish and Wildlife Service or comply with the
adopted Poway Subarea Habitat Conservation Plan, the companion Implementing
Agreement, and the requirements thereof including the Compensation Mitigation
Strategy, Mitigation Ratios and Special Development requirements.
CHAPTER 7 - WATER PARK FACILITY LAND USE DESIGNATION
South Poway Specific Plan - Volume 2, Development Standards Page 86
CHAPTER 7 - WATER PARK FACILITY LAND USE
DESIGNATION
I. INTRODUCTION
The South Poway Specific Plan land use designation of “Water Park Facility
(WPF)” establishes a site-specific land use planning overlay on the existing
industrial and commercial designations of Light Industrial (LI), Industrial Park
(IP), and South Poway Commercial as authorized under the City-approved
Tentative tract Map 89-08/Tech Business Center and in conformance with this
specific plan. In the event the WPF land use is not implemented in the future, the
project site may be developed pursuant to the existing underlying industrial and
commercial designations as described above.
The WPF land use designation provides for a recreation Water Park Facility land
use that will be permitted subject to the City of Poway requirements for obtaining
a Conditional Use Permit and related Development Review application approval
by the City Council. For the purposes of the South Poway Specific Plan and the
site-specific SPF designation area, a Water Park Facility is described as a family -
oriented recreation water park use developed within a park like environment with
single and two-story buildings for park administration, park facilities, and
employee and guest services use.
The Facility would be open to the public and would provide guests a large variety
of mainly water-oriented active and passive recreational attractions designed to
accommodate all age groups. The various types of attractions will be
complemented by the provision of guest services, food and beverage facilities,
and restroom facilities. The amenities and attractions of the Facility should be
integrally compatible and may include, but not be limited to, a variety of
waterslide attractions with or without start platforms, wave surf lagoon, wading
and lap pools, fountains, waterfalls, water toys, guest lockers and showers, raft
rental, snack bars with adjoining shaded patios, gift shop, arcade, group sales
pavilions and group areas, child daycare service, sun decks, patios, shade
pavilion, picnic table lawn areas, and sand volleyball courts.
The Facility shall be located within the South Poway Business Park and shall
take its primary access from Scripps Poway Parkway. It may have secondary
access from an adjacent “commercial/industrial collector”. The Facility must
provide adequate ingress/egress for emergency vehicles and designated parking
areas for cards, handicap vehicles, motorcycles, bicycles, recreational vehicles
and other large vehicles. The overall building design, scale, and muted color
scheme of the facility should complement the architectural integrity of the
surrounding South Poway Business Park. Public use amenities includ ing a transit
stop will be permitted within the SPF designation.
CHAPTER 7 - WATER PARK FACILITY LAND USE DESIGNATION
South Poway Specific Plan - Volume 2, Development Standards Page 87
This amendment deletes segments of two planned streets within the boundary of
the proposed project. These deleted street segments include the north -to-south
extension of Stowe drive between Scripps Poway Parkway and Kirkham Way,
and the west-to-east extension of Gregg Street between the western boundary of
Parcel A and the eastern boundary of Parcel C.
II. LAND USE AND DEVELOPMENT STANDARDS
The following sections of this chapter present the land use and development
standards for the Water Park Facility (WPF) Land Use Designation, and provide
the specific site development and building standards/requirements for
architectural, site utilization, grading, landscaping, circulation and parking,
lighting, signage, facility operation, permitted activities, planned utilities and
public facilities, and environmental review compliance. The following standards
shall incorporate the applicable requirements of the Conditional Use Permit and
Development Review applications for the Water Park Facility.
Specific Plan Appendix A – Business Park Standard Safety Conditions, and
Appendix B-Criteria for temporary Occupancy or Partial Occupancy of
Commercial/Industrial Buildings shall apply to the Water Park Facilit y land use
designation. In addition, all development within this land use designation is
subject to the Area-Wide Development Standards presented in Chapter 3 of this
Specific Plan.
A. ARCHITECTURAL
With the exception of the additional structural height standard discussed
in the following paragraph, the architectural standards for the WPF land
use designation shall follow the existing standards of this Specific
Plan found within Chapter 4 (Industrial Park and Commercial
Development Standards), and under Section IV. (Industrial and
Commercial Site/Building Development Standards – A. Architectural).
The architectural design, features, and elements of the Water Park
Facility shall comply with the applicable requirements of the Conditional
Use Permit and Development Review applications.
1. Water Slide Platforms or Tower-like Structures
In addition to the above-referenced architectural standards
including structural height, the Water Park Facility may include
several stand-alone or architecturally/structurally integrated water
slide platforms or tower-like structures. The maximum height of
these structures, as measured from the highest point of the
adjoining finish grade elevation at the structural foundation, shall be
limited to a maximum of eighty-five (85) feet.
CHAPTER 7 - WATER PARK FACILITY LAND USE DESIGNATION
South Poway Specific Plan - Volume 2, Development Standards Page 88
2. Future Water Rides
The detailed site plan for the proposed project depicts possible
locations for three future rides: at the sand volleyball area north of
the Wave Pool, to the west of the Wave Pool/Group Tent, and to
the south of the Suntan Lagoon. The nature of these attractions
would be determined in the future. The design and construction of
any of these future rides will require additional Development
Review approval by the City Council.
B. SITE UTILIZATION
With the exception of the additional standards presented below, which
are specific to a Water Park Facility development, the site utilization
standards for this land use designation shall follow the existing standards
of this Specific Plan found within Chapter 4 (Industrial Park
and Commercial Development Standards), and under Section IV.
(Industrial and Commercial Site/Building Development Standards – C.
SITE UTILIZATION).
Figures 18 through 23 and Table 3 located in Chapter 4 of this
Specific Plan illustrate typical applications of the site utilization constraints
listed below. All requirements of the Conditional Use Permit and
Development Review applications shall be met.
1. Parcel Requirements
Minimum parcel size: 40 acres
Maximum parcel size: 60 acres
Minimum width: 1,200 feet
Minimum street frontage: 160 feet for adequate
ingress/egress and landscaping.
2. Setbacks
a. Building Setbacks (See Figures 18 through 20) – Use Corner
Parcel (commercial/office designation) and Parcel Abutting
Scripps Poway Parkway illustrations in combination with
Table 3 – Building Setback Summary (South Poway
Commercial requirements).
b. Parking Setbacks (See Figures 21 through 23) – Use Corner
Parcel (commercial/office designation) and Parcel Abutting
Scripps Poway Parkway illustrations in combination with
Table 4 – Parking Setback Summary (South Poway
Commercial requirements).
CHAPTER 7 - WATER PARK FACILITY LAND USE DESIGNATION
South Poway Specific Plan - Volume 2, Development Standards Page 89
c. Landscape Setbacks (See Figures 18 through 23 and
Tables 3 and 4) – Use Corner Parcel (commercial/office
designation) and Parcel Abutting Scripps Poway Parkway
illustrations in combinations with the Landscape Standards
found in Chapter 3. The 50 foot minimum width landscape
setback along the Scripps Poway Parkway frontage,
measured perpendicular from back of curb, may be reduced
in width as necessary to accommodate the Parkway east -
bound deceleration lane prior to the water park entrance at
the Parkway/Stowe Drive signalized intersection.
d. Fences and/or Screen Walls – Not allowed within building
setbacks.
3. Loading Areas
All loading facilities and maneuvering areas shall be on -site. All
loading areas shall be located to the rear of buildings, shall not be
visible from Scripps Poway Parkway, and shall be appropriately
screened from an adjoining commercial/industrial collector street
and adjacent land uses. Side loading areas and doors are
permitted in the WPF designation and must be screened by
landscaping or by a concrete or masonry wall a minimum of six feet
and not more than 12 feet in height, textured or colored to match
the main buildings on-site and located no closer to a street than the
applicable building setback requirement.
C. GRADING STANDARDS
All grading for Water Park Facility development within the South Poway
Planned Community shall comply with the Grading Ordinance of the City
of Poway with exceptions to the grading standards listed in Chapter 3,
Section III – Grading Standards of this Specific Plan.
The grading activities for this land use designation shall be confined within
the “limits of grading” line as described in Volume 1, Section II. Land Use
Element, B. Overall Development Program of the South Poway Planned
Community document (October, 1985). The final grading shall comply
with the applicable requirements of the Conditional Use Permit and
Development Review applications.
D. LANDSCAPING STANDARDS
The WPF land use designation shall comply with the standards set forth in
Chapter 3, IV – Landscape Standards of this Specific Plan. The
landscape plan shall comply with the applicable requirements of the
Conditional Use Permit and Development Review applications.
CHAPTER 7 - WATER PARK FACILITY LAND USE DESIGNATION
South Poway Specific Plan - Volume 2, Development Standards Page 90
E. CIRCULATION AND PARKING REQUIREMENTS
A Water Park Facility development project shall provide adequate ingress/
egress, parking areas and stalls, and appropriate access/circulati on
design to accommodate a wide range of vehicular and other traffic needs
including automobiles, emergency vehicles (fire suppression, emergency
medical, and law enforcement services), buses, recreational vehicles,
bicycles, motorcycles, large delivery trucks, car/van pools, and the
specific needs of the handicapped and the employees of the Water Park
Facility.
All parking shall be provided on-site and no parking will be permitted on
adjoining public streets. The Water Park Facility designation parking
requirements and the design/access requirements of the parking area(s)
shall be in accordance with the applicable provisions of Chapter 17.42
(Off-Street Parking) of the City of Poway Municipal Code. The Water Park
Facility circulation and parking plan shall comply with the applicable
requirements of the Conditional Use Permit and Development Review
applications.
1. Minimum Parking Requirements
a. Parking for Buildings and Other Supportive Uses – One (1)
parking space/250 square feet of gross floor area (*) for
executive and administration, employee services, park
operations and management/maintenance, food and
beverage services, first aid, security staff gift shops,
restrooms and all other uses that occupy single and two
story buildings dedicated to serve and support the water
park facility land use.
Parking requirements for accessory storage areas within any
building may be calculated at a rate of 1 -space/1000 square
feet upon submittal and approval of a detailed floor plan,
which depicts the locations, and dimensions of storage
areas.
b. Parking for Water Park Facility Patrons – The number of
parking spaces necessary to adequately accommodate the
patrons of this land use shall be based on a site/project-
specific Transportation and Circulation Technical Study.
c. All parking spaces shall be provided for standard car spaces
which are 8.5‟ x 18.5‟ in dimension. Standard stall sizes may
be reduced to 8.5‟ x 16.5‟ with 2‟ of overhang into a planting
area where a six-inch concrete curb separates the planting
area from the parking area, except the parking spaces may
CHAPTER 7 - WATER PARK FACILITY LAND USE DESIGNATION
South Poway Specific Plan - Volume 2, Development Standards Page 91
not overhang required landscape setback areas or
landscape islands or strips which have an inside dimension
of less than 6 feet.
d. Where parking spaces abut walls, fences and landscape
areas, wheel stops a minimum of two feet from such areas
shall be installed to protect the walls and fences.
e. Disabled access, bicycle and motorcycle parking
requirements shall meet the requirements of the Americans
with Disabilities Act 1990, as well as Title 24 of the California
Code of Regulations, and existing City of Poway parking
requirements and specifications.
f. Parking aisles shall observe a minimum setback of 40‟ from
the right of way. Aisle widths shall comply with the existing
City of Poway parking standards as identified above.
g. A minimum turnout area of five feet shall be provided for
dead end parking spaces, which must back out adjacent
to building walls. The required five-foot turnout can be
provided in a turnout pocket or it can be added to the
driveway aisle width (resulting in an aisle width of thirty feet).
h. Ingress/egress and emergency vehicle access (including fire
suppression, emergency medical, and law enforcement
services) into and around the Water Park Facility shall be
reviewed and approved by the Director Development
Services and the Director of Safety Services.
CHAPTER 7 - WATER PARK FACILITY LAND USE DESIGNATION
South Poway Specific Plan - Volume 2, Development Standards Page 92
F. LIGHTING REQUIREMENTS
With the exception of the additional standards presented below, which
are specific to a Water Park Facility development, the lighting standards
for this land use designation shall follow the applicable existing standards
of this Specific Plan found within Chapter 4 (Industrial Park and
Commercial Development Standards), and under Section IV. (Industrial
and Commercial Site/Building Development Standards – E. LIGHTING
STANDARDS) in combination with the requirements of Section
17.10.150(H) – Lighting for Commercial Zones, of the Poway Municipal
Code. The Water Park Facility lighting design and plan shall comply
with the applicable requirements of the Conditional Use Permit and
Development Review applications.
The following lighting standards for Water Park Facility development are
supplemental to the Specific Plan lighting standards and Poway Municipal
Code requirements referenced above. The supplemental lighting
standards addressed under items 1 and 2 below may be included in the
lighting design of a Water Park Facility. All outdoor lighting fixtures within
the Water Park Facility development, other than low -pressure sodium
fixtures, shall be turned off between the hours of eleven p.m. and sunrise
except when business operating hours continue after eleven p.m., but only
for as long as such business is open on a normal basis or for special
events. In addition, all lighting fixtures shall be appropriately shielded so
as to direct light away from streets and adjoining properties, and to
prevent upward light spillage into the night sky.
1. Neon Accent Lighting and Theatrical Lighting – Neon lighting may
be used as “accent lighting” to appropriately highlight architectural
building features and signage. Any such use of neon lighting shall
be integrated into building and signage design. Theatrical lighting,
white and colored, may be utilized at group areas/tents and other
areas of the facility to highlight thematic entertainment as long as
such lighting is properly shielded, as specified in the applicable
requirements of the Conditional Use Permit and Development
Review applications.
2. Parking Area Lighting – The Water Park Facility parking area will
require substantially more overhead lighting than other land uses in
the South Poway Business Park because of the e xtensive area
needed for guest parking and other relevant purposes. In order to
adequately illuminate the parking area and to limit the number of
pole mounted lighting fixtures to a feasible number, the height of
the fixtures above paved surfaces may need to exceed the
established 25 feet maximum. The maximum height of the pole-
mounted fixtures shall not exceed 40 feet in height above paved
surfaces.
CHAPTER 7 - WATER PARK FACILITY LAND USE DESIGNATION
South Poway Specific Plan - Volume 2, Development Standards Page 93
G. SIGNAGE REQUIREMENTS
With the exception of the additional standards discussed below,
the signage standards for this land use designation shall follow the
applicable existing standards of the Specific Plan found within Chapter 3
(Industrial Park and Commercial Development Standards), and under
Section IV. (Industrial and Commercial Site/Building Development
Standards – F. SIGNAGE, (1.) general Provisions, in combination with the
applicable provisions of the Comprehensive Sign Regulations of the
Poway Municipal Code. The Water Park Facility signage shall comply
with the requirements of the Conditional Use Permit.
1. Water Park Entrance Sign Along Scripps Poway Parkway – This
land use may display a free standing, double -sided monument sign
(Park Sign) at or near the water park‟s main street entrance located
a the intersection of Scripps Poway Parkway and Stowe Drive.
This sign will be the major identification for the water park along the
Parkway.
2. Wall-type Monument Signs at Park Entrance – This land use may
have identical monument signs on either side of the Park entrance
driveway. These signs would be wall-type monument signs with
fountains or waterfalls and complementary landscaping. The
monuments would display the “Wet ‟n Wild/Americ a‟s Water Park”
logo with backlit or front-lit lettering a maximum of 24” in height.
The monument walls would be eight feet maximum in height and
would mimic the color and architectural elevation of the Front Entry
Building Complex.
3. Main Park Theme Signs – A park them sign reading “Wet ‟n Wild”
may be allowed at the main park entry which is adjacent to and
directly west of the park entrance driveway and guest parking lot.
This theme sign may be attached at the top of the arched, painted
open metal-frame entry structure, and made of backlit acrylic letters
a maximum of 6 feet in height. The theme sign may be elevated
above grade a maximum of 35 feet in height, as measured from
finished grade to the top of the sign letters. In addition, a park
theme sign reading “Wet ‟n Wild” may be allowed on the Group
Tent structure which is located in the park interior to the west of the
Wave pool attraction. This theme sign may be attached at the top
of the group tent canopy structure, and made of backlit acrylic
letters a maximum of 6 feet in height. This theme sign may be
attached at the top of the group tent canopy structure, and made of
backlit acrylic letters a maximum of 6 feet in height. This theme
sign may be elevated above grade a maximum of 45 feet in heigh t,
as measured from finished grade to the top of the sign letters.
CHAPTER 7 - WATER PARK FACILITY LAND USE DESIGNATION
South Poway Specific Plan - Volume 2, Development Standards Page 94
4. Other Interior Park Signage – Other interior park signage located
inside the main park entry and not visible from nearby public
streets, including directional signs, park information kiosk s, special
event signs, and other guest-oriented information signage is not
regulated.
H. FACILITY OPERATION
The Water Park Facility may operate 160 days annually from April through
September. During the regular summer season, the facility may be open
from 10:00 a.m. until 11:00 p.m. The Water Park Facility operation shall
comply with the requirements of the Conditional Use Permit.
I. PERMITTED ACTIVITIES
In addition to normal Water Park activities, special activities at the Beach
Club would be planned around a beach theme and would include games
such as the limbo, ring toss, pizza eating and basketball shooting contest,
karaoke sing-along, and thematic entertainment. A 3-4-person band or a
disc jockey would provide music and there would be space for dancing.
Private parties could also hire a small band or a disc jockey.
J. PLANNED UTILITIES AND PUBLIC FACILITIES
The planned utilities and public facilities within and adjacent to the
parcels encompassing the Water Park Facility may include public
rights-of-way for streets, general utility easement, potable water,
reclaimed water, electric power, telecommunication service, sewer
service, drainage facilities/improvements, and fire hydrants. The
development of the WPF land use shall ensure that these utili ties
and facilities are appropriately extended, sized, and located to serve the
WPF site as well as the adjacent planned land uses.
K. ENVIRONMENTAL REVIEW COMPLIANCE
The Water Park Facility, including the site grading, project construction,
and project operation and maintenance shall comply with the certified
Final Environmental Impact Report and including the adopted
environmental mitigation measures and associated Mitigation Monitoring
and Reporting Program.
All public and private development projects within the jurisdiction of the
City that have the potential to adversely impact sensitive plant species,
wildlife species, and associated natural habitats shall either demonstrate
that any removal of habitat associated with the proposed development has
been authorized by the California Department of Fish and Game and the
U.S. Fish and Wildlife Service or comply with the adopted Poway Subarea
CHAPTER 7 - WATER PARK FACILITY LAND USE DESIGNATION
South Poway Specific Plan - Volume 2, Development Standards Page 95
Habitat Conservation Plan, the companion Implementing Agreement, and
the requirements thereof including the Compensation Mitigation Strategy,
Mitigation Ratios and Special Development requirements.
CHAPTER 8 - MINERAL RESOURCE EXTRACTION AREAS
South Poway Specific Plan - Volume 2, Development Standards Page 96
CHAPTER 8 - MINERAL RESOURCE EXTRACTION AREAS
The South Poway Specific Plan area includes approximately 151 acres of land
designated for Mineral Resource Extraction uses within Subarea 5.
The Mineral Resource extraction area is all included within the geographical boundaries
of the Vulcan Materials (formerly Cal Mat-Poway) Reclamation Plan and Conditional
Use Permit 89-05. Mining operations within this area are subject to the standards
contained in City Council Resolution P-91-48R and P-91-78, which approved the Vulcan
Materials Conditional Use Permit and reclamation plan. Once the Vulcan Materials
operation is completed and the land reclaimed peer plan, the acreage shall be
designated as Natural Open Space.
All public and private development projects within the jurisdiction of the City that have
the potential to adversely impact sensitive plant species, wildlife species, and
associated natural habitats shall either demonstrate that any removal of habitat
associated with the proposed development has been authorized by the California
Department of Fish and Game and the U.S. Fish and Wildlife Service or comply with the
adopted Poway Subarea Habitat Conservation Plan, the companion Implementing
Agreement, and the requirements thereof including the Compensation Mitigation
Strategy, Mitigation Ratios and Special Development requirements.
CHAPTER 9 - CREEK ROAD ENCLAVE
South Poway Specific Plan - Volume 2, Development Standards Page 97
CHAPTER 9 - CREEK ROAD ENCLAVE
I. PROPERTY DESCRIPTION
The property in question is located at the southwest corner of the South Poway
Planned Community and forms the physical border between the City of San
Diego and the City of Poway. The property is more precisely located between
Pomerado Road and Creek Road, terminating at the Poway city limits. The
topographic character of the subject property is hillside with minimal slopes
adjacent to Creek Road rising in an increasing angle to the west toward
Pomerado Road.
II. SITE-SPECIFIC LAND USE AND ZONING
There are ten existing parcels divided into 29 residential lots that range from
10,400 square feet to 1.9 acres and one 3.2-acre commercial lot. No parcel is
less than 10,000 square feet, and the overall unit density exceeds the one
dwelling unit per one-half acre. This designation and allocation reflects the
change in the character of the area from rural to suburban as a result of the
intensification of land uses in the surrounding properties.
The following table summarizes the owner, land use, acreage, and average slope
for each unsubdivided parcel, as well as the proposed maximum number of
residential units that would be permitted under the specific plan.
TABLE 6 – CREEK ROAD ENCLAVE SUMMARY
Owner APN
Acreage Land Use Slope Maximum
Parcels
Williams 320-011-05 8.71 DEV-SFD 8.9% 7
Heimpel 320-020-34 0.39 DEV-SFD 5.3% 1
Dutra 320-020-31 1.26 Vacant 16.0% 2
Hammerstead 320-020-19 1.02 DEV-SFD 14.1% 2
Liu 320-020-18 2.51 DEV-SFD 13.4% 4
Rexford 320-020-17 1.36 DEV-SFD 17.6% 3
Basile 320-020-16 2.59 DEV-SFD 17.9% 4
Hartin 320-020-25 1.13 DEV-SFD 24.0% 1
Walters 320-020-32 0.91 DEV-SFD 16.9% 2
McDowell 320-020-37
320-020-38
0.92
DEV-SFD 14.9% 3
AVERAGE SLOPE 13.8% Total 20
CHAPTER 9 - CREEK ROAD ENCLAVE
South Poway Specific Plan - Volume 2, Development Standards Page 98
III. DEVELOPMENT STANDARDS
A. LAND USE AND DEVELOPMENT STANDARDS
The subject property consists of 20.8 acres and is divided into a 3.2 -acre
commercial site and 17.6 acres of residential. This section presents a list
of permitted and conditional land uses as well as site-specific
development standards. The land use and development standards are
divided into two separate sections – commercial and residential.
1. Commercial Land Uses
The following uses shall be permitted where the symbol “P”
appears, and shall be permitted subject to a Conditional Use Permit
where the symbol “C” appears. All other uses are prohibited.
TABLE 7 – CREEK ROAD ENCLAVE COMMERCIAL USE MATRIX
USE Commercial
A. Administrative and Professional Services
1. Administrative offices; financial institutions, clerical and
legal services; counseling services; public utility
company offices.
P
2. Medical, dental and related health services.
C
B. General Commercial Uses
1. Art, music and photographic studios and supply
stores.
P
2. Barber and beauty shops.
P
3. Eating and drinking establishments: restaurants,
coffee shops, and delicatessens with or without
alcoholic beverage.
C
4. Private clubs or lodges.
C
5. Educational institutions, public or private, including
vocational schools.
C
6. Office supplies/stationery stores.
P
CHAPTER 9 - CREEK ROAD ENCLAVE
South Poway Specific Plan - Volume 2, Development Standards Page 99
TABLE 7 – CREEK ROAD ENCLAVE COMMERCIAL USE MATRIX
USE Commercial
7. Photocopying services.
P
8. Television, radio sales and repair.
P
9. Antique shops.
P
10. Appliance stores and repair
P
11. Bakeries – retail only.
P
12. Bicycle shops, non-motorized
P
13. Book and gift stores.
P
14. Candy stores and confectionaries.
P
15. Florist shops
P
16. Hobby shops.
P
17. Nurseries and garden supply stores.
P
18. Stamp and coin shops.
P
19. Veterinary offices or animal hospitals
C
2. Development Standards
a. Building Setbacks (Minimum)
Front Yard 35 feet
Side Yard 25 feet
Rear Yard 35 feet
The rear yard setback may be increased by the City Council
in situations where additional distance would help to mitigate
or alleviate potential problems or hazards.
CHAPTER 9 - CREEK ROAD ENCLAVE
South Poway Specific Plan - Volume 2, Development Standards Page 100
b. Parking
i. Off-street parking shall be in compliance with Section
17.42.030 of the Poway Municipal Code.
ii. Setbacks
Front Yard 25 feet
Side Yard 25 feet
Rear Yard 20 feet
c. Lot Coverage. Maximum allowable coverage (Gross
Building Area divided by Lot Area) is 50 percent.
d. Building Height. Development on the property shall be
limited to one story in height, although a mezzanine may be
permitted. The overall height shall not exceed 35 feet,
except for church steeples, which are subject to City Council
review.
e. Noise Attenuation. An eight-foot high slump block wall or
berm/wall combination shall be erected on the rear property
line that separates the commercial and residential land uses.
Said wall may be reduced to six feet in height if the pad
elevation of the subject lot is four feet greater in height than
the adjacent property.
f. Lighting. Lighting of the project site shall be in conformance
with the policies of Section 17.10.150H of the Poway
Municipal Code.
g. Architectural Standards
i. Materials (the following materials are permitted).
Wood
Stucco
Masonry block with textured surface
Colors and architectural style shall be compatible with
that of the commercial center in the vicinity. Should
the subject site be developed prior to commercial
sites at Pomerado Road and South Poway Parkway,
the building style should reflect a rural/western theme.
CHAPTER 9 - CREEK ROAD ENCLAVE
South Poway Specific Plan - Volume 2, Development Standards Page 101
ii. Equipment Screen
1) All roof-mounted equipment and/or ductwork
shall be screened by an enclosure of equal or
greater height and shall be consistent with the
building design.
2) No mechanical equipment or vent shall be
placed on the exterior surface of any building
wall, which can be viewed from a public street.
3) Equipment mounted on the ground (such as a
pad-mounted transformer), must be screened
by a solid concrete or masonry wall consistent
with the building design from any view from a
public street.
h. Site Utilization. The subject site shall be developed and
utilized in a fashion that is transitional with and sensitive to
adjoining land uses. No outdoor storage of material is
permitted.
i. Landscaping. A landscape plan must be submitted for
City approval prior to the issuance of building permits and
shall be in conformance with the City Landscape Manual.
Special consideration should be given to the south section of
the property to minimize the impacts on the adjacent
residential use and drainage area. This would include
locating the noise attenuation wall five feet north of the
commercial/residential line with supplemental landscaping to
screen the north elevation of any proposed wall.
3. Residential Land Uses
The following uses shall be permitted where the symbol “P”
appears, and uses subject to a Conditional Use Permit where the
symbol “C” appears, and uses subject to a Minor Conditional Use
Permit where the symbol “M” appears in the column beneath each
zone designation; the symbol “X” indicates prohibition:
CHAPTER 9 - CREEK ROAD ENCLAVE
South Poway Specific Plan - Volume 2, Development Standards Page 102
TABLE 8 – CREEK ROAD ENCLAVE RESIDENTIAL USE MATRIX
USE
Lot Size
One Acre 20,001 to
40,000
sq. ft.
10,000 to
20,000
sq. ft.
1. Single-family dwellings
P P P
2. Guesthouses (see subsection D of
Section 17.08.190 Poway Municipal
Code)
M M M
3. 4-H of FFA animal raising keeping in
accordance with Section 17.28.010
P P P
4. Keeping of large animals in accordance
with Section 17.32.010
P P P
5. Keeping of small animals in accordance
with Section 17.32.010
P P P
6. Keeping of dogs and cats (over the age of
eight (8) months):
a. three (3) dogs and/or three (3) cats
b. six (6) dogs and six (6) cats
P
P
P
P
P
X
7. Riding academies or commercial stables.
(Sub-section E of this section does not
apply.)
X X X
8. Kennels, commercial and non-
commercial (for dogs and/or cats greater
than those permitted above in
accordance with Chapter 17.34).
C X X
9. The keeping of wild, exotic, or non-
domestic animals.
M X X
10. Keeping of beehives:
a. 1 to 3 beehives
b. 4 or more beehives
P
M
M
M
X
X
CHAPTER 9 - CREEK ROAD ENCLAVE
South Poway Specific Plan - Volume 2, Development Standards Page 103
TABLE 8 – CREEK ROAD ENCLAVE RESIDENTIAL USE MATRIX
USE
Lot Size
One Acre 20,001 to
40,000
sq. ft.
10,000 to
20,000
sq. ft.
11. The raising of earthworms providing: (a)
the area devoted to the raising of
earthworms shall not exceed 10 percent
of the minimum lot size permitted in the
zone: (b) the area devoted to the raising
of earthworms shall be no closer than 50
feet from any adjoining residential
dwelling and (c) the operation shall be
fully enclosed or in an enclosed structure.
P M X
12. Day nurseries, day care schools, and
nursery schools in single-family detached
dwellings:
a. Six or fewer children including those
who reside at the facility.
b. Seven to twelve children including
those who reside at the facility
c. Greater than twelve children including
those who reside at the facility
P
M
C
P
M
C
P
M
C
13. Churches, convents, monasteries, and
other religious institutions.
X X X
14. Essential public services including but not
limited to libraries, museums, public parks
and recreational facilities, safety services
facilities, and other civic uses.
C C C
15. Educational institutions, public or private
schools not including art, business or
trade schools and colleges.
C C C
16. Public utility and public service sub-
stations, reservoirs, pumping plants, and
similar installations, not including public
utility offices.
C C C
CHAPTER 9 - CREEK ROAD ENCLAVE
South Poway Specific Plan - Volume 2, Development Standards Page 104
TABLE 8 – CREEK ROAD ENCLAVE RESIDENTIAL USE MATRIX
USE
Lot Size
One Acre 20,001 to
40,000
sq. ft.
10,000 to
20,000
sq. ft.
17. Home occupations subject to the
provisions of Chapter 17.28 of the Poway
Municipal Code.
P P P
18. Accessory structures and uses located on
the same site as a permitted use.
P P P
19. Accessory structures and uses located on
the same site as a Conditional Use
M M M
20. Unlighted private recreational courts
including but not limited to tennis, paddle
tennis, and other uses determined to be
similar by the Director of Development
Services (see Chapter 17.30 of the
Poway Municipal Code).
P P P
21. Private recreational courts with exterior
lighting including but not limited to, tennis,
paddle tennis and other uses determined
to be similar by the Director of
Development Services (see Chapter
17.30 of the Poway Municipal Code).
M M M
4. Property Development Standards: R Zones
The following property development standards shall apply to all
land and buildings other than accessory buildings. The following
requirements are minimum, unless otherwise stated.
CHAPTER 9 - CREEK ROAD ENCLAVE
South Poway Specific Plan - Volume 2, Development Standards Page 105
TABLE 9 – CREEK ROAD ENCLAVE DEVELOPMENT STANDARDS
DEVELOPMENT STANDARD
Lot Size
One Acre 20,001 to
40,000
sq. ft.
10,000 to
20,000
sq. ft.
Net lots are (sq. ft.)
1 acre 20,000 10,000
Lot width (in feet)
110 100 70
Cul-de-sac or odd shaped lot width (in feet)
30 30 30
Flag lots
20 20 20
Lot depth (in feet)
150 150 100
Front yard setback
40 30 25
Side yard setback each side (in feet)
20/20 15/15 10/10
Side yard, setback street side (in feet)
20 15 10
Rear yard setback (in feet)
50 40 25
Lot coverage, maximum
35% 35% 40%
Building and structure height (in feet)
35 feet or 2 stories, whichever is
less.
Parking spaces per unit (garages are
required in all residential zones except the
RA zone).
2 2 2
5. Poway Subarea Habitat Conservation Plan. All public and private
development projects within the jurisdiction of the City that have the
potential to adversely impact sensitive plant species, wildlife
species, and associated natural habitats shall either demonstrate
that any removal of habitat associated with the proposed
development has been authorized by the California Department of
Fish and Game and the U.S. Fish and Wildlife Service or comply
with the adopted Poway Subarea Habitat Conservation Plan, the
companion Implementing Agreement, and the requirements th ereof
including the Compensation Mitigation Strategy, Mitigation Ratios
and Special Development requirements.
CHAPTER 9 - CREEK ROAD ENCLAVE
South Poway Specific Plan - Volume 2, Development Standards Page 106
IV. IMPLEMENTATION PROCEDURES
In general, the development of the specific plan parcels shall follow normal
procedures of the City of Poway with regard to subdivision maps, development
reviews, and minor development reviews.
A Development Review Permit will be required on any new structure proposed on
the commercial lot. A parcel or tract subdivision map will be required on any
division of land. The submittal requirements, fees, and review time shall be in
compliance with normal City procedures as outlined in the Municipal Code.
V. AMENDMENT PROCEDURES
Any amendment shall be processed in accordance with Chapter 17.47 (Specific
Plan Regulations) of the Poway Municipal Code and shall be, if approved,
adopted by City Council resolution or ordinance.
CHAPTER 10 – IMPLEMENTATION PROCEDURES
South Poway Specific Plan - Volume 2, Development Standards Page 107
CHAPTER 10 - IMPLEMENTATION PROCEDURES
This Chapter describes the procedures for processing and review of specific
development plans within the South Poway Planned Community. In general, the normal
procedures of the City of Poway with regard to development revi ew, rezones, changes
in land use designations and conditional use permits as contained in the Poway
Municipal Code will apply with some modifications as noted below. This section also
outlines a procedure for a “finding of substantial conformance” for min or adjustments to
the South Poway Planned Community Development Plan.
Any change in land use will change the assessment for the lighting district. Landscape
Maintenance District review is required if the property is not already annexed into the
District. Annexation to the District will be required prior to development of the property.
I. AMENDMENTS/ADJUSTMENTS TO THE SOUTH POWAY PLANNED
COMMUNITY DEVELOPMENT PLAN
Processing and review of major amendments to the South Poway Planned
Community Development Plan will follow the same procedures as those for a
Specific Plan Amendment within the City of Poway (Chapter 17.47 of the Poway
Municipal Code). An amendment is not considered to be major unless it involves
a significant change in the overall type, intensity, or density of land uses within
the Planned Community as defined by the Director of Development Services.
Such major changes are expected to be minimal.
For minor adjustments to the Planned Community Development Plan, a
procedure for a “finding of substantial conformance” will apply. Minor
adjustments will involve possible changes in the configuration of roadways in
response to project specific grading or design challenges. An adjustment is not
considered to be minor unless it conforms to the overall intent of the design,
circulation system, and limits of grading line described in the Development Plan
(Volume 1). The procedure for a “finding of substantial conformance” as
described below may apply to a concept plan, site plan, or tentative map
prepared for a specific project within the Planned Community.
A. FINDING OF SUBSTANTIAL CONFORMANCE
The submittal requirements for a “finding of substantial conformance” will be as
follows:
1. A letter outlining the reasons behind, and the justification for, the
request for a “finding of substantial conformance.”
2. One copy of the concept plan, site plan, or tentative map showing
proposed circulation and grading.
CHAPTER 10 – IMPLEMENTATION PROCEDURES
South Poway Specific Plan - Volume 2, Development Standards Page 108
3. A fee for processing, the amount of such fee to be determined by
the City Council.
The Director of Development Services shall have the authority to approve, deny
or modify a request for a “finding of substantial conformance”. The decision of
the Director of Development Services may be appealed within 10 days to the City
Council by the applicant or any other interested person.
II. DEVELOPMENT REVIEW PROCEDURES
Review of site plans, landscaping plans, and architectural plans for the South
Poway Planned Community Development Plan will follow the normal procedures
for development review outlined in the City‟s Muni cipal Code with certain
modifications as described below. Review of engineering drawings will follow the
normal review procedures of the City of Poway.
Site plans, landscaping plans, and architectural plans for any development within
the South Poway Planned Community shall be reviewed by the Director of
Development Services for conformance with the design intent and guidelines of
the South Poway Development Plan. The Director of Development Services
shall have the authority to approve, deny, or modify the proposed site, landscape
or architectural plans. If the Director of Development Services denies the
application, the reasons for the denial must be given in a letter to the applicant
with specific references to sections of the Development Plan text (Volume 1) and
Development Standards (Volume 2). The decision of the Director of
Development Services may be appealed within 10 days by the applicant or any
other interested person to the City Council or its‟ designee. The decision of the
City Council or its‟ designee shall be final. The fees for such appeal shall be paid
by the person(s) or organization(s) filing the appeal and shall be determined by
the City Council.
III. TENTATIVE MAP PROCEDURES
Tentative maps will be processed according to existing City procedures and
ordinances contained in the Poway Municipal Code with the exception that slope
analysis will not be required in those areas where developed property is not
subject to slope density requirements. Tentative and Final maps for industrial
condominium projects and non-residential planned unit developments will be
processed according to existing City procedures, the State Subdivision Map Act,
the provisions of the State Civil Code, and the provisions of the State Business
and Professions Code.
Tentative and final maps for air space industrial condominiums are allowed
pursuant to Section 66427.2 of the Subdivision Map Act within the LI (Light
Industrial) and IP (Industrial Park) land use designations. Covenants and
agreements for reciprocal use of driveways, parking, walkways, fire hydrants,
water lines, and other facilities are subject to review by the City Attorney and the
CHAPTER 10 – IMPLEMENTATION PROCEDURES
South Poway Specific Plan - Volume 2, Development Standards Page 109
Directors of Development Services and Safety Services unless waived pursuant
to Section 66428 of the Subdivision Map Act.
IV. REZONE PROCEDURES AND CHANGES IN LAND USE DESIGNATIONS
A. General Provisions
The South Poway Planned Community is zoned (PC) Planned
Community. Any change of this zoning designation will significantly
impact the underlying land use designations and may be subject to the
provisions of City of Poway Proposition FF. A change in zone or land use
designation must conform to the requirements outlined in the Poway
Municipal Code and considered by the City Council.
The normal procedures of the City of Poway with regard to changes in
land use designations, pursuant to Chapter 17.47 of the Poway Municipal
Code and State law, shall apply.
B. Traffic Generation and Mitigation
1. Any requested change in land use shall include a traffic analysis to
the satisfaction of the Director of Development Services unless as
provided below. The traffic analysis shall include recommendations
to mitigate expected traffic impacts from the change in land use
designation.
2. On July 17, 2001, the City Council approved SPA 84 -01 QQ that
established a bank of one hundred forty-three (143) acres that
could be converted from LI to IP. Any requested change in land
use from Light Industrial (LI) to Industrial Park (IP), up to one
hundred forty-three (143) acres, beginning on December 17, 2002
shall come under the traffic analysis prepared by VRPA, dated
June 26, 2001. Any application for use of the 143 acre IP bank,
shall comply with the following:
a. A Traffic Impact Mitigation Fee shall be assessed as a
condition of approval for any land use change request. The
traffic impact mitigation fee shall be as adopted by City
Council Resolution. The City Council may defer the fee
provided a viable Transportation Demand Management
(TDM) program is established as described in Chapter 4,
Section D.3, of this document and maintained by the
business. The owner of the business shall enter into an
agreement, prepared to the satisfaction of the City Attorney
and recorded on the property, specifying the terms of the
TDM program. Cessation of the TDM will require payment
of the fee. Any business with a TDM shall provide the
CHAPTER 10 – IMPLEMENTATION PROCEDURES
South Poway Specific Plan - Volume 2, Development Standards Page 110
Director of Development Services an annual report on its
implementation of the TDM. The form and content of the
annual report shall be as determined by the Director.
b. Findings. The following findings shall be made in the
approval of a land use designation change pursuant to this
subsection.
i. The change will not result in an over concentration of
any one particular type of land use that would have a
negative effect on the overall economy of the City.
ii. The proposed use promotes high standards of site
planning, architecture and landscape design.
V. CONDITIONAL USE PERMIT (CUP) PROCEDURES
The procedures for obtaining a CUP within the Planned Community area will
conform to the requirements of the City of Poway as outlined in the Poway
Municipal Code. CUPs are expected to be minimal, but will be required for
specific uses within all zones in the South Poway Planned Community.
MCUPs will be necessary for the operation of any temporary gravel operations
within the Planned Community.
The existing gravel operation, Vulcan Materials (formerly Cal Mat Poway and
Padre Transit Mix), operates under a CUP originally approved by the County of
San Diego. The first CUP was obtained in 1973 and expired in 1990. A
temporary CUP extension was granted between October 1990 and August 1991.
The Poway City Council granted a 40-year permit in August 1991. Any future
gravel operations under the auspices of a party or parties other than Vulcan
Materials would also have to obtain a CUP modification. CU Ps for gravel
operations are also monitored on a regular basis by the County Air Pollution
Control District, the State Regional Water Quality Control Board, State
Department of Conservation Office of Mine Reclamation and the Mining Safety
and Health Association.
VI. VARIANCES
Variances may be obtained according to existing City standards and procedures
as contained in the Poway Municipal Code.
CHAPTER 10 – IMPLEMENTATION PROCEDURES
South Poway Specific Plan - Volume 2, Development Standards Page 111
VII. NONCONFORMING USES, STRUCTURES AND PERFORMANCE
STANDARDS
A. Nonconforming Structures. A structure that was lawfully erected, but no
longer conforms to the applicable code requirements because of a change
in zone boundaries or a change of regulations for the zone in which it is
located is a legal nonconforming structure may remain subject to the
following restrictions and requirements.
1. Restoration of Damaged Structure. Whenever a non-conforming
structure is destroyed by fire, or any other calamity, to the extent
of fifty percent or less, the structure may be restored provided that
restoration is started within one year and diligently pursued
to completion. When the destruction exceeds fifty percent or
the structure is voluntarily razed or is required by law to be razed,
the structure shall not be restored except in full conformity with the
property development standards for the zone in which it is located.
The extent of damage or partial destruction shall be based upon the
ratio of the estimated cost of restoring the structure to its condition
prior to such damage or partial destruction to the estimated cost of
duplicating the entire structure as it existed prior thereto. Estimates
for this purpose shall be made by or shall be reviewed and
approved by the Building Official and shall be based on the
minimum cost of construction in compliance with the building code.
2. Maintenance and Repair. Routine maintenance and repairs
may be performed on nonconforming structures. Structural
elements may be modified or repaired only if the Building Official
determines that such modification or repair is immediately
necessary to protect the health and safety of the public or
occupants of the nonconforming structure, or adjacent property,
and the cost does not exceed fifty percent of the replacement cost
of the legal nonconforming structure based on the estimated cost
of duplicating the entire structure as determined by the Building
Official based on the minimum cost of construction in compliance
with the building code. However, improvements required to
reinforce non-reinforced masonry structures shall be permitted
without replacement cost limitations, provided that such retrofitting
is strictly limited to compliance with earthquake safety standards.
3. Alterations and Additions. No nonconforming structure shall be
moved, altered, or enlarged so as to increase the discrepancy
between existing conditions and the property development
standards unless required by law or unless the moving, alteration,
or enlargement will reduce or eliminate the nonconformity or except
that changes to interior partitions or other nonstructural
CHAPTER 10 – IMPLEMENTATION PROCEDURES
South Poway Specific Plan - Volume 2, Development Standards Page 112
improvements may be made provided that the cost of the
improvements shall not exceed 1/2 of the replacement cost of the
nonconforming structure over any consecutive 5-year period.
B. Nonconforming Uses. This section is intended to limit the number and
extent on nonconforming uses by regulating their enlargement, their
reestablishment, their reestablishment after abandonment and the
alteration or restoration after destruction of the structures they occupy. In
addition, this section is intended to limit the number and extent of
nonconforming structures by prohibiting their being moved, altered, or
enlarged in a manner that would increase the discrepancy between
existing conditions and the standards prescribed in this Specific Plan.
1. Continuation and Maintenance.
a. A use lawfully occupying the area within this Specific Plan
that does not conform with the use regulations of this
Specific Plan shall be deemed a nonconforming use and
may be continued except as otherwise limited in this Section.
b. Routine maintenance and repairs may be performed on a
nonconforming use or structure.
2. Alterations and Additions to Non-Conforming Uses – No
nonconforming use shall be enlarged or extended in such a way as
to occupy any part of the structure or site or any other structure or
site that it did not occupy at the time it became a nonconforming
use occupying a structure or site.
3. Discontinuation of Non-Conforming Uses – Whenever a non-
conforming use has been changed to a conforming use or has been
discontinued for a continuous period of one hundred eighty days or
more, the nonconforming use shall not be reestablished, and the
use of the structure or site thereafter shall be in conformity with
the regulations of this Specific Plan. Discontinuation shall include
termination of a use regardless of the intent to resume the use.
4. Restoration of a Damaged Structure
a. Whenever the use of a structure does not comply with the
regulations of this Specific Plan and the structure is
destroyed by fire or other calamity, or by act of God, to the
extent of fifty percent or less, the structure may be restored
and the nonconforming use may be resumed, provided
that restoration is started within one year and diligently
pursued to completion. When the destruction exceeds
fifty percent or the structure is voluntarily razed or is required
by law to be razed, the structure shall not be restored except
CHAPTER 10 – IMPLEMENTATION PROCEDURES
South Poway Specific Plan - Volume 2, Development Standards Page 113
in full conformity with the regulations of this Specific Plan
and the nonconforming use shall not be resumed.
b. The extent of damage or partial destruction shall be based
upon the ratio of the estimated cost of restoring the structure
to its condition prior to such damage or partial destruction to
the estimated cost of duplicating the entire structure as it
existed prior thereto. Estimates for this purpose shall be
made by or shall be reviewed and approved by the Building
Official and shall be based on the minimum cost of
construction in compliance with the Building Code of the
Poway Municipal Code.
C. Harmful Uses. In any zone any nonconforming use or structure
determined to be a health, safety, or environmental (including noise
impacts) hazard to the surrounding land uses may be ordered terminated
by the City Council within a period of time less than otherwise specified in
this section, provided that the City Council finds that said termination can
reasonably be accomplished and that a reasonable amortization period i s
provided.
1. Removal of Illegal Nonconforming Structures and Uses. Nothing
contained in this Chapter shall be construed or implied so as to
allow for the continuation of illegal nonconforming structures and
uses. Said structures and uses shall be removed immediately,
subject to the provisions of Chapter 17.44 of the Poway Municipal
Code and State law.
2. Nonconforming Lots. An existing legal lot shall not be deemed
nonconforming if it does not meet the minimum lot width, depth or
lot size for the zone in which it is located.
CHAPTER 10 – IMPLEMENTATION PROCEDURES
South Poway Specific Plan - Volume 2, Development Standards Page 114
VIII. ENVIRONMENTAL REVIEW
All projects submitted for approval for the South Poway Planned Community are subject
to CEQA guidelines. For reference purposes, the following Environmental Impact
Reviews have been completed for projects within the South Poway Planned Community
and are on file in the Development Services Department:
1985 EIR and subsequent 1988 EIR for South Poway Planned Community.
1987 South Poway Addendum EIR: McMillan Site
1988 EIR for the South Poway Parkway (Alternate 8A) Construction Project.
1989/90 subsequent EIR for CalMat Poway.
2001 Mitigated Negative Declaration dated June 21, 2001 for SPA 84-01QQ.
APPENDIX A – BUSINESS PARK STANDARD SAFETY CONDITIONS
South Poway Specific Plan - Volume 2, Development Standards Page 115
APPENDIX A - BUSINESS PARK STANDARD SAFETY
CONDITIONS
1. Roof covering shall be fire retardant as per UBC Sections 1503 and 1504, UBC
Standard 15-2 and City of Poway Ordinance No. 64 and its amended Ordinance
526.
2. The building shall display their numeric address in a manner visible from the
access street. Minimum size of the building numbers shall be 18 inches on the
front façade of the building, street facing side. Building address shall also be
displayed on the roof in a manner satisfactory to the Director of Safety Services,
and meeting Sheriff Department – ASTREA criteria.
3. Every building hereafter constructed shall be accessible to Fire Department
apparatus by way of access roadways with all-weather driving surface of not less
than twenty feet of unobstructed width, with adequate roadway turning radius
capable of supporting the imposed loads of fire apparatus having a minimum of
thirteen feet, six inches of vertical clearance. The road surface type shall be
approved by the City Engineer, pursuant to the City of Poway Municipal Code.
4. The building will be required to install an approved fire sprinkler system. The
building sprinkler system shall be designed to meet a 0.45/3000 design density at
the roof. Storage of Class A plastics up to 15 feet shall be protected by a design
density of at least 0.60/4000 square feet if no in-rack sprinklers are to be
provided. The entire system is to be monitored by a central monitoring company.
A system post indicator valve, with tamper switch, also monitored, shall be
located by the City Fire Marshal prior to installation. Maintenance of the post
indicator valve shall be the requirement of the property owner.
5. Additional street and onsite fire hydrants may be required. The location of the
hydrants shall be determined by the City Fire Marshal. Fire hydrants shall
comply with City of Poway Department of Development Services standards and
specifications for on-site fire hydrants.
6. A „Knox‟ Security Key Box or a „Knox‟ Haz-Mat Cabinet shall be required for the
building at a location determined by the City Fire Marshal. A breakaway padlock
shall be required for the fire sprinkler system Post Indicator Valve.
7. Fire Department access for use of fire fighting equipment shall be provided to
the immediate job construction site at the start of construction and maintained at
all times until construction is completed.
8. Permanent access roadways for fire apparatus shall be designated as „‟Fire
Lanes‟ with appropriate signs and curb markings, upon construction completion.
APPENDIX A – BUSINESS PARK STANDARD SAFETY CONDITIONS
South Poway Specific Plan - Volume 2, Development Standards Page 116
9. Material Safety Data Sheets shall be required for all hazardous and/or toxic
substances used in each building.
10. An Emergency Business Plan and Hazardous Materials Disclosure is required to
be filed with the County of San Diego Department of Health and copies provided
to the Poway Fire Department.
11. A wild land fuel mitigation plan shall be submitted for all projects located adjacent
to open/open areas. This is to eliminate any potential threat of spread of fire
from the proposed building area and the open area. This plan shall be to the
satisfaction of the Directors of Safety Services, Development Services and
Community Services prior to building occupancy.
12. The building shall be provided with approved automatic smoke and heat vents.
13. A technical opinion and report may be required to be prepared by a qualified
engineer, specialist, laboratory, or fire safety specialt y organization to analyze
the fire safety properties of the design, operation, and use of the building.
Specific attention shall be given to type of construction; handling, use and
storage of hazardous materials; fire detection systems; and fire protection
systems.
14. N.F.P.A. Standard 704 Hazardous Materials labeling shall be provided as
necessary throughout the building.
15. An automatic fire alarm system shall be installed to approved standards by a
properly licensed contractor. The system shall be complete ly monitored by U.L.
listed central station alarm company or proprietary remote station.
16. Minimum 4A:60BC fire extinguisher required for every 3000 square feet and 75
feet of travel distance. A 2A10BC fire extinguisher(s) are required for office
areas every 3000 square feet and 75 feet of travel distance.
17. If an elevator is installed, it shall be sized to accommodate a normal hospital
gurney. Minimum dimensions for the inside car platform shall be 6 feet 8 inches
wide by 4 feet 3 inches deep.
18. The building shall conform to article 81 of the Uniform Fire Code for high piled
combustible stock. The applicant shall provide a detail plan for all storage areas
and a complete racking plan.
19. Prior to delivery of combustible building material on site, water and sewer
systems shall satisfactorily pass all required tests and be connected to the public
water and sewer systems. In addition, the first lift of asphalt paving shall be in
place to provide adequate, permanent access for emergency vehicles. The fina l
lift of asphalt shall not be installed until all other construction activity has been
substantially completed to the satisfaction of the City.
APPENDIX A – BUSINESS PARK STANDARD SAFETY CONDITIONS
South Poway Specific Plan - Volume 2, Development Standards Page 117
20. All driveways in excess of 150 feet in length shall be provided with approved
turnarounds.
21. If fire hydrants are required, a water systems analysis will be performed to
establish available fire flow.
22. All electrically operated access gates shall be equipped with a „Knox‟ over -ride
switch. Contact the Poway Fire Department to order the appropriate hardware.
23. The fire sprinkler system shall not interfere with roof venting appurtenances e.g.
(heat and smoke venting, turbines and skylights)
24. Fire sprinkler riser(s) shall be located within ten (10) feet of an exterior-exit-man
door or shall be located inside an enclosed closet with an exterior-access-man
door. The door shall be labeled with a sign indicating “Fire Sprinkler Riser.”
When the closet method is chosen, applicant shall provide 36 inches of
clearance from the standpipe or attached additional risers, accessible by a 3 feet
0 inch man door.
APPENDIX B - CRITERIA FOR TEMPORARY OR PARTIAL OCCUPANCY OF
COMMERCIAL AND INDUSTRIAL BUILDINGS
South Poway Specific Plan - Volume 2, Development Standards Page 118
APPENDIX B - CRITERIA FOR TEMPORARY OR PARTIAL
OCCUPANCY OF COMMERCIAL AND INDUSTRIAL
BUILDINGS
These criteria apply to situations in which projects are not complete but may need to be
partially put into use on a limited basis. The Uniform Administrative Code as adopted
by the City of Poway states in Section 308(d).
Temporary Certificate. If the Building Official finds that no substantial hazard w ill result
from occupancy of any building or portion thereof before the same is completed, he may
issue a Temporary Certificate of Occupancy for the use of a portion or portions of a
building or structure prior to the completion of the entire building or structure.
1. The City must receive assurances from the property owner, contractor and other
involved parties that the project will be satisfactorily completed prior to granting
any temporary or partial occupancy approvals. The City may require the property
owner to post a cash deposit or bond with the City to guarantee the completion of
the project.
2. Any Temporary Certificate of Occupancy should be limited to a pre-arranged
specific time frame agreed to by all parties involved.
3. If all conditions of the temporary occupancy are not adhered to the utility services
to the building may be removed.
4. The use for which the Temporary Certificate of Occupancy is being granted
should be very specifically stated in the agreement between the parties. Typical
conditions, which may be imposed, include, but are not limited to:
a. No office use.
b. No manufacturing use.
c. No personnel other than security staff permitted.
d. No heating or cooling of space.
e. No flammable or combustible liquids permitted.
f. No hazardous material storage.
APPENDIX B - CRITERIA FOR TEMPORARY OR PARTIAL OCCUPANCY OF
COMMERCIAL AND INDUSTRIAL BUILDINGS
South Poway Specific Plan - Volume 2, Development Standards Page 119
5. Once a limited occupancy of the building is agreed upon, a determination as to
the extent of completion of the building and related site development could be
jointly made by the City Departments having jurisdiction. Some of the deferred
requirements might be:
a. Completed parking lot.
b. Completed landscaping.
c. Public right-of-way improvements (curb, gutter, etc.).
d. Finished office space.
e. Finished restroom facilities.
The determination as to which requirements may be deferred would have to be
made on a case-by-case basis.
6. Fire Department Conditions of Temporary Occupancy of South Poway Buildings
include:
a. A completed and finaled building shell, including:
i. Fire Sprinkler System.
ii. Fire Sprinkler Monitoring.
iii. Fire Department access with proper fire land markings.
iv. Building Address, and roof numbers.
v. Knox box with minimum access keys, including SDG&E room.
b. Approved plans for any tenant improvements or internal alterations,
including required sprinkler modifications necessary for a specific tenant.
Full disclosure of building occupancy use including:
i. Storage Arrangement.
ii. Manufacturing.
iii. Use of Chemicals.
iv. Other pertinent information of proposed temporary use.
APPENDIX B - CRITERIA FOR TEMPORARY OR PARTIAL OCCUPANCY OF
COMMERCIAL AND INDUSTRIAL BUILDINGS
South Poway Specific Plan - Volume 2, Development Standards Page 120
c. Other requirements may include:
i. Fire Extinguishers - size and number based on building size and
occupancy use.
ii. Exiting, exit lighting and emergency lighting requirements based on
building size and approved occupant load.
APPENDIX C - SOUTH POWAY LAND USE PLAN
South Poway Specific Plan - Volume 2, Development Standards Page 121
APPENDIX C - SOUTH POWAY LAND USE PLAN
The South Poway Land Use Map is contained within this document and provides the
land use designation of all properties within the Specific Plan Area.