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
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III.
Ordinance No. 541
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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].
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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