Res 99-009RESOLUTION NO. 99-009
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING SPECIFIC PLAN 98-02
"THE BROOKVIEW SENIOR HOUSING PROJECT"
APN: 3t7-.~2t-02, 03, 04
WHEREAS, Chapter 17.47 (Specific Plan Regulations) of the Poway Municipal
Code (Zoning Ordinance) provides for the initiation, preparation and adoption of specific
plans in accordance with Section 65450, et seq. of the California Government Code (Article
8. Specific Plan); and
WHEREAS, the City Council has designated the site suitable for affordable family
housing by adoption of the AH (Affordable Housing) oveday; and
WHEREAS, the approval of an affordable housing project under the AH designation
requires the preparation and adoption of a specific plan for the site; and
WHEREAS, the objective of the Specific Plan is to encourage that the design and
development of an affordable housing project is compatible with and complimentary to
existing and potential surrounding development; and
WHEREAS, the proposed Specific Plan 98-02 involves three vacant parcels of land
having an area of 6.7 acres which is more specifically identified as Assessor Parcel
Numbers 317-521-02,03 and 04; and
WHEREAS, Specific Plan 98-02 embodies the development standards which shall
apply to development located within the Specific Plan boundaries; and
WHEREAS, on February 9, 1999, the Poway City Council held a properly noticed
public hearing in accordance with the California Government Code and the California
Environmental Quality Act to consider Specific Plan 98-02.
NOW, THEREFORE, the City Council of the City of Poway does hereby resolve as
follows:
Section 1: Environmental Findings
The City Council finds that Specific Plan 98-02, with the implementation of mitigation
measures, will not result in any significant impact on the environment and hereby issues
a Negative Declaration.
Section 2: Findings
Specific Plan 98-02 is a component of the Poway General Plan and has
been prepared to be fully consistent with the goals, objective and policies of
the General Plan and its constituent elements.
Resolution No. 99-009
Page 2
Specific Plan 98-02 provides the regulations and development standards that
will ensure that the location, design and operating characteristics will be
compatible with surrounding residential and commercial development.
Section 3:
The City Council of the City of Poway does hereby adopt The Brookview Senior Housing
Project Specific Plan (SP 98-02).
APPROVED and ADOPTED by the City Council of the City of Poway, State of
California, this 9th day of February, 1999.
ATTEST:
Lori A~-ne Peoples, City Clerk
Michael L.
STATE OF CALIFORNIA )
)SS.
COUNTY OF SAN DIEGO )
I, Lori Anne Peoples, City Clerk of the City of Poway, do hereby certify, under the
penalty of perjury, that the foregoing Resolution, No. 99- 009 , was duly adopted by the
City Council at a meeting of said City Council held on the 9th day of
,1999, and that it was so adopted by the following vote:
February
AYES: EMERY, HIGGINSON, REXFORD, CAFAGNA
NOES: NONE
ABSTAIN: NONE
ABSENT: GOLDBY
Lori/~nne Peo~le~, city'Cler~T-- -
City of Poway
N:\PLANNING\REPORT~SP9802.RSO
I1.
II1.
TABLE OF CONTENTS
INTRODUCTION
LEGAL DESCRIPTION
AUTHORITY AND SCOPE
IV. PROPERTY ANALYSIS
VI.
RELATIONSHIP TO THE POWAY
GENERAL PLAN AND MUNICIPAL CODE
DEVELOPMENT STANDARDS/LAND USES
VII. IMPLEMENTATION PROCEDURES
VIII. ENVIRONMENTAL REVIEW
IX. AMENDMENTPROCEDURES
I. INTRODUCTION
II.
III.
IV,
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 criteda 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. Five properties, or combinations thereof, were
ultimately selected from the list as acceptable affordable housing sites. To secure
this designation, the City Council adopted a resolution that attached an Affordable
Housing Oveday to each parcel. Aisc assigned to each site, was a classification as
to whether it was to serve as a senior or multiple family facility. This specific plan
has been prepared to comply with the guidelines of the affordable housing program.
It addresses a plan to construct a 102-unit senior housing development with a
permitted density of up to 25 units per acre.
LEGAL DESCRIPTION/PROPERTY OWNERSHIP
The subject three parcels, with a combined size of 6.70 acres, are located west of
Pomerado Road, east of the Poway Estates residential subdivision, immediately
north of the P.C.-N-Sat Shopping Center and south of the Poway Baptist Church.
The parcels are further defined as APN.: 317-521-02,03 and 04 and legally defined
as a portion of the western half of Section 14, Township 14S and Range 2W, of
North San Bernardino Meridian. The property is owned in fee title by the Poway
Redevelopment Agency.
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.
PROPERTY ANALYSIS
The subject area consists of three contiguous parcels that range in size from 1.33
Brookview Specific Plan Page
to 2.92 acres in size. All three parcels are currently vacant. Pomerado Creek, a
tributary to Poway Creek, bisects the property in a northeast/.southwest direction.
The stream is both part of the flood control system and a natural creek. In order to
enhance drainage flows through the creek system, improve the biotic condition of
the channel and to eliminate the potential flooding of the site, the channel must be
improved. The stream is regulated by the Department of Fish and Game, Army
Corps of Engineers and the California Regional Water Quality Control Board. The
developer must first secure the necessary permits from each of these agencies,
which will require mitigation, before site work can begin.
The subject parcels were used as a storage area for excess soil during the
development of the Poway Estates residential subdivision immediately to the west.
As a result, approximately one-third of the site still contains a large mound of fill
material. Vegetation on the site consists almost exclusively of Eucalyptus trees.
The trees range in size from saplings to mature trees four feet across. The site
design should incorporate, where appropriate and reasonable, the use of these
trees in the project design.
RELATIONSHIP TO THE POWAY GENERAL PLAN AND MUNICIPAL CODE
Specific Plan 98-02 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 and constituent elements.
VI. 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.
A. LIST OF PERMITTED AND CONDITIONAL USES
Where the symbol "C" appears, those uses noted so shall require a approval
of a conditional use permit, uses that noted by the symbol "X" are not
permitted. All other uses not mentioned shall be considered prohibited.
RESIDENTIAL USES
Multiple Dwellings
· Rental C
· Individual ownership X
· Condominium conversion X
Brookviaw Specific Plan Page 2
2. Group residential, including but not C
limited to dormitories, independent
living and board and care
GENERAL REQUIREMENTS
The purpose of the General Requirements section is to provide guidance to
potential developers with specific regards to the site characteristic of the
property.
Site Design
The entire three parcel, 6.7 acre site shall be developed as one integrated
project.
The site design should incorporate the creative use of open space, the creek,
sidewalks, and landscaping. Design features, such as individualized entrances,
common areas to share and overlook, and trellised walkways will help create
a cohesive neighborhood effect.
· 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) 2
· Site Coverage 50%
· Distance between buildings
10 Ft.
· Building Height
35 Ft. or two stories,
whichever is less
· Front yard setback
10 Ft.
· Side yard setback
10/10 Ft.
· Rear yard setback
10 Ft.
Parking
One/two bedroom: one space plus
a percentage of guest parking, plus
one per employee.
1.10 spaces
combined total
per living unit
· Required Covered Parking
30% of available
Brookview Specific Plan Page 3
spaces
Architectural Design
Development in the project area shall reflect an architectural style that
incorporates the wooded element of the site and should contain design
components and architectural elements that exist in the surrounding area. The
basic design elements of scale, proportion, context and color that references
and blends with the environment shall be carried throughout the project.
All development shall conform with 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.
Development standards not specifically referenced in this Specific Plan shall
defer to development criteria found in Chapter 17.39 Residential Senior Citizen
Standards and Chapter 17.08 Residential Apartment Standards.
· Building heights should relate to open spaces so as to allow maximum
solar exposure and ventilation.
The building design should incorporate significant articulation of exterior
walls and multi-planed, pitched roofs. The use of awnings, recessed
doorways and windows, extended roof eaves and 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
should be designed to eliminate the intrusions of glare onto adjacent
properties. Lighting should also emphasize walking areas so as to clearly
identify the pedestrian walkways and direction of travel.
Noise Attenuation
The subject property is located near the intersection of Pomerado Road and
Poway Road. A 1998 traffic volume survey indicated that Pomerado Road
Brookview Specific Plan Page 4
presently carries over approximately 20,000 vehicle trips per day. A solid
masonry wall of sufficient height to mitigate traffic noise shall be installed along
the east property line for the full length of Pomerado Road, except for access
points. An acoustical analysis shall be required to determine the appropriate
height of the wall. The wall shall be constructed of a material and design that
is similar to that utilized on other walled sections along Pomerado Road.
Emergency Access
Access to the site shall be from the intersection of Pomerado Road and Robison
Boulevard. A traffic analysis shall determine road access widths and whether the
intersection should be signalized. In addition, the Fire Department will require a
secondary emergency access from Valewood Court located in the adjoining
Poway Estates subdivision. Said access would be for emergency vehicles only
and shall be secured by a locked gate.
Utility Location
All utility services, including electricity, telephone and gas shall be located below
ground. All utility transformers shall be located near property boundaries, away
from the main entrance and building entry areas and screened.
Pro!ect Safety
To secure the privacy and safety of the senior residents in this project, a six foot
high wall shall be required around the perimeter of the project boundaries. The
walls are intended to preclude or limit non-resident access through the site. The
walls may be constructed from wood or concrete block, but should be of a design
and location as to blend with the design of the buildings, landscape theme of the
project and to coordinate with, and not cause the removal of, perimeter trees.
Public Transit
A location criteria for senior housing is its proximity to public transit. A public
transit stop should be incorporated into the design of the project. It could be
located near the intersection of Pomerado Road and Robison Boulevard or further
south. The stop should include a standard City design bus shelter or one that is
customized to compliment the design of the housing project. If a public transit
stop is not incorporated into the project, provisions should be made for a project
resident van that would be available to provide transit to the project residents.
Age Requirement
Brookview Specific Plan Page 5
At least one member of each household shall be 55 years of age or older. In all
cases, administration of the age requirement for this specific plan shall be
consistent with State and Federal Fair Housing regulations.
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 investigation and prepared an environmental initial study
based on the implementation of a specific plan and a proposed affordable housing
project and determined that the approval of the Specific Plan and subsequent
Conditional Use Permit 98-09 and Development Review 98-34 could have a significant
effect on the environment in the areas of Hydrology, Flora, Fauna, Socio-Economic
Factors, Transportation and Aesthetics. However, mitigation measures incorporated
into the design of the project, have reduced the potential impacts to a level of
insignificance. The details of the mitigation measures are noted in the attached
environmental initial study. The issuance of a Mitigated Negative Declaration is
recommended.
Pomerado Creek, a tributary to Poway Creek bisects the property. To increase
drainage flows and reduce potential flooding of the project site, the channel must be
improved. Prior to the disturbance of any wetland habitat or Waters of the United
States a Section 1600-03 Streambed Alteration Permit (California Department of Fish
& Game), Section 401 (Regional Water Quality Board), and a Section 404 (Army Corps
of Engineers) permit must first be acquired. Mitigation for the loss of any wetland
habitat will also be required. The amount of loss and mitigation required will be
determined based on the final configuration of the channel.
IX. AMENDMENT PROCEDURES
Brookview Specific Plan Page 6
Any amendment, whether City-initiated or private, to Specific Plan 98-02 shall be
processed in accordance with the Specific Plan regulations of the Poway Municipal
Code and shall be, if approved, adopted by City Council resolution.
Brookview Specific Plan Page 7