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Ord 541 ORDINANCE NO. 541 AN ORDINANCE OF THE CITY OF POWAY, CALIFORNIA CREATING SPECIFIC PLAN 01-01 (SP 01-01) FOR THE HILLSIDE VILLAGE WORKFORCE HOUSING WHEREAS, Section 65450 et seq., of the California Government Code (Article 8, Specific Plans) provides for the preparation and adoption of specific plans; and WHEREAS, the proposed Specific Plan 01-01 involves an eight-acre portion of two vacant parcels of land having a combined area of 32.72 acres located near the southeast corner of Community Road and Civic Center Drive, more specifically identified as Assessor Parcel Numbers 317-480-10 and 13; and WHEREAS, in conjunction with all Affordable Housing projects, the City Council directed staff to prepare a specific plan to insure compatibility of the proposed affordable workforce housing project with the surrounding land uses; and WHEREAS, on June 5, 2001, the City Council held a properly noticed public hearing in accordance with the California Government Code and the California Environmental Quality Act (CEQA) to consider adoption of Specific Plan 01-01. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF POWAY DOES ORDAIN AS FOLLOWS: Section 1: The City Council has considered the Environmental Initial Study (ELS), Mitigated Negative Declaration (MND), and associated Mitigation Monitoring Program shown as Exhibit A of this Ordinance for Specific Plan 01-01 and public comments received on the ElS and MND. The subject ElS and MND documentation are fully incorporated herein by this reference. The City Council finds, on the basis of the whole record before it, that there is no substantial evidence the project will have a significant impact on the environment, that the mitigation measures contained in the ElS and Exhibit A hereof will mitigate potentially significant impacts to a less than significant level, and that the MND reflects the independent judgment and analysis of the City. The City Council hereby approves the MND and the associated Mitigation Monitoring Program attached to this Ordinance as Exhibit A. Section 2: Specific Plan (SP 01-01 ) contained in Attachment B is hereby adopted. Ordinance No. 54]. Page 2 EFFECTIVE DATE: This ordinance shall take effect and be in force thirty (30) days after the date of its passage; and before the expiration of fifteen (15) days after its passage, it shall be published once with the names and members voting for and against the same in the Poway News Chieftain, a newspaper of general circulation published in the City of Poway. Introduced and first read at a regular meeting of the City Council of the City of Poway held the 5th day of June, 2001, and thereafter PASSED AND ADOPTED at a regular meeting of said City Council held the 19th day of June, 2001, by the following roll call vote. AYES: GOLDBY, HIGGINSON, CAFAGNA NOES: NONE ABSTAI N: REX FO RD ABSENT: EMERY Michael P. Cafagn~ ATTEST: Eori ~,~ne PeOples, City~'~k\ -- Ordinance No. 541 Page 3 EXHIBIT A Mitigation Measure Timing Responsibility ise a. Depict on the grading plan, noise attenuation walls At grading plan Applicant pursuant to Poway General Plan noise standards and submittal in accordance with the Noise Analysis prepared by Acoutech and subject to the approval of the Director of Development Services. b. Conduct a follow-up noise study to ensure that the Prior to issuance of Applicant noise levels within the residential units, day care occupancy permit building and the outdoor play areas are within acceptable levels. Written results of the noise test shall be provided to the City Planning Division for review. If the noise levels are not acceptable, the applicant shall take appropriate measures, to the satisfaction of the Director of Development Services, to reduce the noise levels to acceptable levels. No air conditioning units are permitted on the north side of the day care building. c. Keep day care north windows and door closed during During operations Applicant operations. d. No outdoor paging systems or telephone bells or During operations Applicant similar devices shall be used on day care. ~logy a. Create a legal description, plot and prepare and record Prior to issuance of Applicant a biological conservation easement over the grading permit approximate 24 acres outside the developed portion of the site exclusive of road and fire management zones. b. Place a construction fence at the perimeter of grading Prior to issuance of Applicant to preclude access into the mitigation area, subject to a grading permit the approval of the Director of Development Services. ~ns- a. Design and construct road improvements on Prior tograding Applicant/ tation Community Road that include, but are not limited to, a permit, during City deceleration lane, a third travel lane, extension of the construction landscape median and applicable left turn pockets for regular and emergency access on Community Road to meet current design standards, subject to the approval of the City Traffic Engineer, City Engineer and Director of Development Services. b. Provide full vehicle and pedestrian access to Haley During operations Applicant Estates and Hillside Village residents through the gate, subject to the approval of the Director of Development Services. c. Place in the lease that the left turn in pocket will be During operations Applicant eliminated in the future when the City determines the creation movement is no longer safe. a. Provide annual passes to the residents of Hillside During operations Applicant Village to the Poway Community swimming pool. EXHIBIT B Ordinance No. 541 Page 4 GITY OF POWAY :SPECIFIC PLAH LEGEND Ordinance No. Page 5 I. INTRODUCTION II. LEGAL DESCRIPTION/PROPERTY OWNERSHIP III. AUTHORITY AND SCOPE IV. PROPERTY ANALYSIS V. RELATIONSHIP TO THE POWAY GENERAL PLAN AND MUNICIPAL CODE VI. LAND USE AND DEVELOPMENT STANDARDS VII. IMPLEMENTATION PROCEDURES VIII. ENVIRONMENTAL REVIEW IX. AMENDMENT PROCEDURES HILLSIDE VILLAGE SPECIFIC PLAN 01-01 541 4 4 8 9 9 II. III. Ordinance No. 541 Page 6 INTRODUCTION In 1992, the City of Poway began a process to identify sites that would assist the City in meeting its local and regional share of affordable housing units. Staff first established criteria for evaluating potential sites. The criteria included proximity to food stores, public transit and medical facilities. The zoning of the parcel was not a major factor in the site evaluations and as a result selected parcels could be residentially or commercially zoned. As such, the program also required that a specific plan be created in association with a development plan on any of the selected sites. The specific plan would detail, for a specific site, development standards and density for the project. The City's Redevelopment and Housing Committee held public hearings on 36 potential affordable housing sites. Each site was assigned a classification as to whether it was to serve a senior or family population. This specific plan has been prepared to comply with the guidelines of the affordable housing program. It addresses a plan to construct a 71-unit workforce (family) housing development with a permitted density of up to 25 units per acre. LEGAL DESCRIPTION/PROPERTY OWNERSHIP The subject two-parcel site, consisting of 32.72 acres (27.72 and 5.15, respectively), is located near the southeast corner of Community Road and Civic Center Drive. The property is legally defined as a portion of the southwest quarter of the southeast quarter of Section 13, Township 14 South, Range 2 West, of North San Bernardino Meridian. Parcel 2 is Parcel 1 of Parcel Map No. 15715, in the City of Poway, County of San Diego, State of California, June 21, 1989 as File No. 89- 328217. The parcel is further defined as APN 317-480-10 & 13 (Attachment A). AUTHORITY AND SCOPE Section 65450, et seq. of the California Government Code enables local governments to adopt specific plans for the systematic implementation of their general plans. The code requires that specific plans be consistent with the agency's general plans. It is the intent of this specific plan to define appropriate land uses and development standards necessary to ensure that the development of the subject parcels is transitional, compatible, and sensitive to the surrounding standards. IV. PROPERTY ANALYSIS The subject property consists of a large knoll sloping primarily in a north and west direction. The 32.72-acre site is divided into two parcels. One parcel consists of HILLSIDE VILLAGE SPECIFIC PLAN 01-01 VI. Ordinance No. 541 Page 7 27.57 acres and the other 5.15 acres. The property is covered primarily with non- native, Valley Needle Grassland, Coastal Sage Scrub and disturbed habitat. Large segments of these habitats have been previously burned in a wildfire event. A small breached dam and associated drainage exist on the southern project boundary. The dam had been constructed many years ago to establish a watering hole for cattle that had previously grazed the area. A drainage wash and associated riparian vegetation bisect the length of the parcel. Southern Willow Scrub and Mule Fat Scrub are growing within the drainage wash. Due to the sensitive resources found on-site, no development is proposed on this parcel. The approximate 24 acres, outside the development site, has been placed in a permanent biological open space and serves as the mitigation area for project impacts. The proposed project is located on the lower western slope of the property. To the north of the subject site is a 65-unit affordable single-family home complex zoned MHP with direct access to the project site. The property to the east and south is designated Natural Open Space in the South Poway Planned Community Plan serving as a visual buffer to, and protection of the slopes for, the adjoining South Poway Business Park. The project abuts Community Road to the west, opposite lies the 399-unit Poway Royal Mobile Home Park. A City fire station is located northwest of the project site. The Hillside Village apartment complex proposes to occupy an eight-acre section of the 27.57-acre parcel. Approximately two acres of the eight-acre site has been previously graded and used as a temporary construction yard and off-site parking for City events. RELATIONSHIP TO THE POWAY GENERAL PLAN AND MUNICIPAL CODE Specific Plan 01-01 has been prepared in accordance with the governing City plans and ordinances and state law pertaining to specific plans. The development of the subject property shall be consistent with the objectives and policies of the Poway General Plan, constituent elements, and development standards of the Residential Apartment zone found in Chapter 17.08 of the Poway Municipal Code. LAND USE AND DEVELOPMENT STANDARDS This section presents site-specific development standards for the subject properties. The land use and development standards are divided into two sections. The first section lists land uses permitted on the property. The second section discusses specific site and building standards. HILLSIDE VILLAGE SPECIFIC PLAN 01-01 Ordinance No. 541 Page 8 LIST OF PERMITTED AND CONDITIONAL USES Where the symbol "C" appears, those uses noted shall require approval of a conditional use permit, uses noted by the symbol "X" are not permitted. All other uses not mentioned shall be considered prohibited. RESIDENTIAL USES 2. 3. 4. 5. Multiple Dwellings C Rental C Individual ownership X Condominium conversion X Child care centers other than family day care homes C Home occupations subject to provisions of Chapter 17.28 of the Poway Municipal Code P GENERAL REQUIREMENTS The purpose of the General Requirements section is to provide guidance to potential developers with specific regard to the site characteristics of the property. Site Design The site design should incorporate the creative use of open space, sidewalks, and landscaping. Design features, such as interior courtyards, walkways, shared recreational and common areas will help create a cohesive neighborhood effect. The availability of the Community Building, the varying age level types of recreational facilities, proximity to the Community Park and local entertainment areas will assist in meeting the recreational needs of the Hillside Village community. · Density: Maximum living units per net acre;25 with a 25% density bonus issued by the City Council for AH projects. Site area (minimum, in acres) 3 · Site coverage · Building height 5O% 35 ft. or two stories, whichever is less HILLSIDE VILLAGE SPECIFIC PLAN 01-01 Ordinance No. 541 Page 9 · Front yard setback 20 ft. · Side yard/street side yard setback 15ft. · Rear yard setback 15ft. · Parking One/two/three/four bedroom: One covered space, plus 0.75 spaces combined total per living unit · Required covered parking spaces 40% minimum Development and redevelopment of the site shall follow the guidelines set forth in this document. Where the Specific Plan is silent the Residential Apartment (RA) standards found in Chapter 17.08 of the Poway Municipal Code shall take precedence. Architectural Design Development in the project area shall reflect an architectural style that incorporates design components and architectural elements that exist in the surrounding area. The architectural design theme of the buildings is to incorporate from three to six apartmentJtownhouse units into one large structure. The structure, in turn, is to resemble a large single family home. The basic design elements of scale, proportion, context, and color that reference and blend with the environment shall be carried throughout the project. The Hillside Village Apartments color scheme will complement the existing hillside vegetation and natural landscape, which range from warm earth tones to medium to dark greens. The stucco color palate of the project reflects various earth tone colors such as beige and tan. Stronger accent colors will be painted on the metal railings, vents and doors. The accent colors include dark brown, dark green and deep rust. Accent colors shall be used in smaller areas and complementary to stucco colors. Roof tile will be concrete S-shaped Terra Cotta tile. All development shall conform to the goals, objectives, policies, standards, and regulations of this specific plan and all other applicable codes, including the Poway Municipal Code, State Building Code, the Uniform Building Code and the Paguay Redevelopment Plan. HILLSIDE VILLAGE SPECIFIC PLAN 01-01 Ordinance No. 541 Page 10 Development standards not specifically referenced in this specific plan shall defer to development criteria found in Chapter 17.08, Residential Apartment Standards. Every effort shall be made to build and operate the development project in an energy efficient manner. This includes the use of high efficiency mechanical equipment and lighting, additional insulation, the careful monitoring of lighting, heating and air conditioning, the maximum use of solar access to warm the buildings and the westedy breezes and open windows for cooling. The building design should incorporate articulation of exterior walls and multi-planed, pitched roofs. The use of recessed doorways and windows, pop out stucco accents around the windows, extended roof eaves and balconies or false balconies are encouraged to enhance the depth and appearance of the buildings. Rear and side building facades should be designed to be consistent with the architectural style of the building and the design of the primary facade. Building illumination and architectural lighting shall be indirect in nature and shall complement and accent the design of the building. Site lighting shall be designed to eliminate the intrusions of glare onto adjacent properties and to minimize or eliminate the amount of light that remains on during the night. Lighting should also emphasize walking areas so as to clearly identify the pedestrian walkways and direction of travel. Utility Location All utility services, including electricity, telephone, and gas shall be located below ground. All utility transformers should be located near property boundaries, away from the main entrance and building entry areas as well as away from the adjacent residential neighborhood. Every effort will be made to locate all utility vaults and boxes away from the main entrance or where highly visible from Community Road. All cabinets and boxes shall be screened and designed to blend with the building and landscaping. Public Transit A location criterion for affordable housing is its proximity to public transit. A public transit stop shall be located in front of the Hillside Village along Community Road. HILLSIDE VILLAGE SPECIFIC PLAN 01-01 Ordinance No. 54]. Page 11 Shared Facilities · Day Care A 32-child day care facility is a component of the Hillside Village development project. As long as the day care continues to receive State assistance it is required to be available to the public. Priority, however, will be given to the children of Hillside Village, Haley Ranch Estates, and Park View Terrace. If State funding or other government assistance is no longer available and the day care becomes a private operation, there are no restrictions on the selection of students. · Pool Passes The construction of a swimming pool is a normal requirement of development projects in the Residential Apartment zone. However, due to site constraints, a swimming pool was not constructed with the development. In lieu of a swimming pool, the managers/operators of the Hillside Village project shall provide annual passes to the Poway Community Pool. Access The main entrance into the Hillside Village project is from Community Road, south of Civic Center Drive. A left turn pocket will be constructed in the median to permit left turns into the development from southbound traffic. In the future high traffic volumes may preclude this left turn movement. The developedproperty manager shall make it known to all Hillside Village tenants through their lease and other methods as deemed appropriate by the apartment management to let them know that this left turn movement is a temporary measure. Equally, the Hillside Village managers shall coordinate with managers of the Haley Ranch Estates to inform their residents of the potential of increased traffic through the residential development. The increase may appear at two different times. One with the completion of the Hillside Village where the two projects will share a common access through Creek View Drive and when the left turn movement into the main entrance of Hillside Village is closed. Affordability Seventy of the seventy-one housing units within the Development (the "Housing Units") shall be made available to Low and Moderate Income Households, all at an affordable rent. One, non-rent restricted, market- rate unit shall be reserved to be occupied by the on-site property manager. HILLSIDE VILLAGE SPECIFIC PLAN 01-01 Ordinance No. 541 Page 12 For the purposes of this Specific Plan, "Very Low Income Household" shall mean a household earning not greater than fifty percent (50%) of the San Diego County area median income, adjusted for household size, as set forth by regulation of the California Department of Housing and Community Development, pursuant to Health and Safety Code Section 50105, or successor statute. The Housing Units within the Development shall be subject to the rent restriction and affordability requirements of this Specific Plan in perpetuity. The monthly rental amount for the Housing Units to be rented to Very Low Income Households (less reasonable utility allowance) shall not exceed one-twelfth (1/12) of thirty percent (30%) of San Diego County area median income for a family of a size appropriate to the Housing Unit (as defined in Health and Safety Code Section 50053). For the purposes of this Specific Plan, "rent" shall mean the total of monthly payment by the resident of a Housing Unit for use and occupancy of the Housing Unit and facilities associated therewith, including a reasonable allowance for utilities for an adequate level of service, as defined in 25 California Code of Regulations Section 6918. VII. IMPLEMENTATION PROCEDURES The development of the land within the boundaries of the specific plan area shall follow normal City of Poway procedures with regard to development review, conditional use permits, and the subdivision of land. Development of an affordable housing project will require approval of a development review and conditional use permit. This specific plan proposes development standards for the subject property. Where development standards differ from those listed in the Poway Municipal Code, the provisions contained within this specific plan shall take precedence. Where the specific plan is silent, the Poway Municipal Code standards shall govern. VIII. ENVIRONMENTAL REVIEW Staff conducted an on-site environmental investigation and prepared an Environmental Initial Study for the proposed project and determined that the approval of SPA 84-01YY, SP 01-01, CUP 01-04 and DR 01-03 could have a potential significant environmental impact in the areas of aesthetics, biology, noise HILLSIDE VILLAGE SPECIFIC PLAN 01-01 Ordinance No. 54:]. Page 13 and transportation. However, mitigation measures incorporated into the design of the project have reduced the potential impacts to a level of insignificance. Mitigation measures include improvements to Community Road, construction of sound attenuation walls, and the creation and placement of a biological conservation easement over the remaining undeveloped sections of the project as permanent open space. The issuance of a Mitigated Negative Declaration is recommended. IX. AMENDMENT PROCEDURES Any amendment, whether City-initiated or private, to Specific Plan 01-01, shall be processed in accordance with the specific plan regulations of the Poway Municipal Code and shall be, if approved, adopted by City Council ordinance. Attachments: A. Vicinity Map B. Hillside Village Conceptual Plan C. Vegetation Map N :\CITY,PLAN N IN G\01 RE POR~S PO 1-01 .ORD. DOC HILLSIDE VILLAGE SPECIFIC PLAN 01-01 Ordinance No. 541 Page 14 ATTACHMENT A SITE VICINITY MAP Hillside Village Specific Plan 01-01 Page 11 ATTACHMENT 13 Ordinance No. 541 Page 1 5 / // Hillside Village Conceptual Plan Hmside Village Specific Plan 01-01 Page 12 ATTACHMENT C Ordinance Page 16 Cornerstone Lands (% Protected) 80% ~ 100% /V Vegetation Boundary /V Proposed Impact Area VEGETATION MAP NO. 541 Hillside Village Specific Plan 01-01 Page 13