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Item 3 - Review of Poway Road Specific Plan Draft AGENDA REPORT SUMMARY -'0: Honorable Nayor and Hembers of the City Council ~ FRON: James L. Bowersox, City Manager INITIATED BY: John O. Fitch,.Assistant City Hanager(~)j' Reba Wright-Quastler, Director of Plar6hing Sery_jce~._ _ DATE: Narch 30, 1995 SUBJECT: Review of Poway Road Specific Plan Draft ABSTRACT This report presents a discussion of the draft Poway Road Specific Plan. ENVIRONMENTAL REVIEW Environmental review will be completed prior to adoption of the specific plan and implementing actions. FISCAL I~PACT Hone. ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE Hone. ~ECOMMENDATION It is recommended that the City Council review the' draft Specific Plan and direct staff to set public hearings to consider adoption of the Poway Road Specific Plan along with accompanying General Plan and Zoning Ordinance amendments. ACTION e: \c i ty\p [ ann ( rig\ report \POWAYRD. SUM 1 of 9 )~AR 3 0 1995 ITEM CITY OF POWAY AGENDA REPORT TO: Honorable Mayor and Members of the City Council FROM: James L. Bowersox, City Manager INITIATED BY: John D. Fitch, Assistant City Manage~'~)'T Reba Wright-Quastler, Director of Planning ServicesY,~ DATE: March 30, 1995 SUBJECT: Review of Poway Road Specific Plan Draft BACKGROUND Since incorporation the City has made continual improvements to Poway Road. Landscaped medians have been installed. A sign ordinance has been adopted and non- conforming signs removed. Ordinances requiring landscaping in setbacks and parking lots have been adopted. Sound attenuation walls and landscaping have been installed adjacent to residential areas at the west end of the road. While these, and other, actions have greatly improved the appearance of the area, there are still businesses that are struggling and areas that are far from as attractive as they could be. Some of the remaining weaknesses that have been identified are: · stores are spread out over a long, and difficult to cross, road which makes it difficult to access the store of choice or to move from store to store; · there are many visually unattractive areas which makes the area unappealing; · Poway Road has little "personality". In October 1991, the City Council appointed the Poway Road Specific Plan Committee comprised of local business owners and citizens to work with staff to prepare a specific plan for the commercial areas of Poway Road. A market analysis was commissioned with Economic Research Associates (ERA), which was completed in March of 1992. -The ERA report analyzed the amount of commercial development that could be supported in the Poway Road area at build-out of Poway and its surrounding communities. The report concluded that there was approximately 80 acres more land zoned for commercial development than could be supported by the anticipated development. The competition from build-out of planned commercial development in surrounding communities was taken into consideration in reaching this conclusion. ERA suggested that any additional demand, beyond that predicted, could better be absorbed by having more successful businesses than by having more businesses. Other recommendations made by ERA were: 2 of 9 MAR 8 0 1995 ITEM Agenda Report March 30, 1995 Page 2 1. Concentrate commercial activity at nodes such as the intersections with direct access to Poway residents and workers, including Garden Road, Midland Road, Community Road, and Pomerado Road. Padicular emphasis should be given to a major town center identity in the vicinity on Poway Road between Midland and Community Roads. 2. Consolidate some strip retail uses into planned centers. 3. Consolidate some automotive repair outlets into planned auto-centers. 4. Encourage business services at locations that are convenient to the South Poway Business Park. 5. Re-zone some surplus commercial land between the nodes to allow multi-family housing with pedestrian connections to commercial nodes. 6. Permit mixed uses (commercial and residential) in selected locations. 7. Design auto and pedestrian connections between adjacent shopping centers, where feasible. 8. Prepare an urban design plan and design guidelines for Poway Road. 9. Encourage specialty commercial concentrations that have the potential to draw from a regional area, such as a home furnishings district, electronics district, computer outlet center, an entertainment center, or a restaurant row. In January of 1993, the committee presented preliminary recommendations to the City Council. These recommendations included the adoption of a "node" concept in order to break up the linearity of development, reduction of the amount of commercially zoned property in accordance with the recommendations of the ERA report; and adopt a vision statement for the area. The Council expressed some concem about the proposed inclusion of residential development in one of the nodes, but otherwise concurred with the committee's recommendations. In early 1994 a contract was signed with Urban Design Studio to provide design advice and prepare graphics for the Specific Plan. They completed their work in the fall of last year. On March 1, 1995, the Specific Plan Committee met to review a draft of the Specific Plan and, by a unanimous vote of those present, recommended to the City Council that the enclosed draft of the Poway Road Specific Plan be adopted. 3 of 9 MAR :] 0 1995 ITEM Agenda Report March 30, 1995 Page 3 FINDINGS Early in the process, the committee concluded that most of the improvement that could be achieved through cosmetic ordinances dealing with issues like signs and landscaping had already been achieved. The committee believed that some fairly radical action would be necessary in order to achieve the vision they held for the area, which is reflected in the formal vision statement that was recommended by the committee and adopted by the City Council in 1993. This statement reads as follows: "The Poway Road of the future is envisioned as an economically healthy, family-oriented and mixed-use area which will more effectively serve the product and service needs of the residents and labor force of Poway. Furthermore, its attractiveness and unique combination of goods and services, presented in a city-in-the-country atmosphere, will draw many new consumers from beyond Poway Road's historic core market area including from outside Poway. The Poway Road Specific Plan will involve an on-going, long term process resulting in a number of important changes, including: · Development of a distinctive new town canter to serve all of Poway. · Improvement of traffic control to reduce congestion and to ease access to businesses. · Increased variety of products and services including restaurants and family-oriented entertainment facilities. · Renovation, relocation and/or enhancement of existing facilities in order to create attractive and compatible facilities. · Inter-connecting of commercial centers, public facilities and residential areas with enticing, attractive pedestrian walkways and driveways. · Consideration of mixed-use residential neighborhoods in areas which currently have an over-abundance of retail. The implementation of the above vision and changes shall be sensitive to the impacts upon the surrounding neighborhoods." The specific plan is designed to accomplish a number of specific tasks which the committee believes are necessary in order to achieve this vision. These are outlined below. I of 9 J~AR301995 ITEM Agenda Report March 30,1995 Page 4 1. Strengthen the quality of the visual environment This is approached through very specific design standards for each node. These standards are illustrated through an "architectural vemacular" matrix as well as being stated in written form. 2. Break up the monotonous highway commercial corridor The proposed nodes will serve to break up the corridor. Each node has a specific design themes which will provide visual relief and distinction. In addition, the nodes will serve to relieve the lineadty by clustering uses and by inserting a less intense mixed use area which incorporates residential uses and more extensive landscaping than adjacent nodes. The nature of the design themes, as well as the uses allowed in each node, are designed to lend importance to the Town Center node and create the "distinctive town center" envisioned. 3. Create a band of public uses adjacent to the town center City Hall, Fire Station I and the Community Park serve as the beginning of this intended band of public uses which will help to set the town center off from the area to the west. The construction of the library will bring this band out to Poway Road and form a recognizable western edge for the town center area. 4. Reduce the amount of "excess" commercially zoned land The ERA report suggests that there is 80 acres more commercially zoned land than can be well supported by the market area. Since that study wes done, 17.6 acres of land have been acquired by the City/Redevelopment Agency for other than commercial uses. These are the '~Vestern Lumber'' (library) site (6.5 acres), the Bowron Road (housing) site (4.4 acres) and the.Pomerado Road (housing) site (6.7 acres). This leaves a remaining "excess" of just over 60 acres. Introduction of residential uses in the mixed-use node would provide another means of reducing the potential for commercial development while, at the same time, slightly increasing the market demand for goods and services in the area. The mixed-use district encompasses approximately 28 acres including the Carriage Point Townhomes. 5. Establish a program of development incentives for property owners and businesses. The final chapter of the Specific Plan presents implementation and financing strategies which include incentives to encourage inclusion of amenities in new projects and upgrading of existing development. 5 of 9 ~AR 3 0 1995 ITEM Agenda Report March 30, 1995 Page 5 At the 1993 workshop, the Council requested further analysis of the inclusion of a mixed- use node. The above discussions concerning breaking up the linear development pattern and reducing the amount of excess commercially zoned land point out some of the reasons that the inclusion of residential development would be desirable. In addition, the General Plan Housing Element provides for mixed-use projects and anticipates that the area shown as the Mixed Use District in the specific plan will be so designated. This was used in the calculation of adequate sites to meet the regional share requirement. IMPLEMENTING ACTIONS REOUIRED The creation of the nodes, or districts, anticipated by the plan will require that the General Plan and Zoning Ordinance be amended. The General Plan amendment will be necessary prior to adoption of the specific plan since it will otherwise not be possible to find that the specific plan is consistent with the General Plan, as is required by state law. It is, therefore, recommended that concurrent hearings be held to consider: 1. Amendment of the General Plan to create the proposed districts as land use categories; 2. Redesignation of affected parcels to the new land use categories; 3. Adoption of the Poway Road Specific Plan; 4. First Reading of a Zoning Ordinance Amendment to create new commercial zones and establish the permitted and conditional uses within them; and 5. First Reading of rezones of affected parcels to the new zoning classifications. ENVIRONMENTAL REVIEW CEQA review will be completed prior to adoption of the specific plan and implementing actions. FISCAL IMPACT No quantifiable impact. PUBLIC NOTIFICATION AND CORRESPONDENCE Standard notification. RECOMMENDATION It is recommended that the City Council review the draft Specific Plan and direct staff to set public hearings to consider adoption of the Poway Road Specific Plan along with accompanying General Plan and Zoning Ordinance amendments. 6 of 9 NIAR 8 0 1995 ITEM Agenda Report March 30, 1995 Page 6 ATTACHMENTS: A. Memo from Committee Chairman Long B. Draft Poway Road Specific Plan. JLB:RWQ A:\POWAYRD.AGN MAR 3 0 1995 ITEM 7 of 9 CITY OF POWAY MICKEY CAFAGNA, Councilmcmber BETTY REXFORD, (2ouncilmcmber March 30. ~ 995 To: Poway City Council /~,,~. From: Jerry Long, Chairman, Poway Road Specific Plan Committe Subject: Poway Road Specific Plan In requesting your approval of the Poway Road Specific Plan which accompanies this letter, I would like to recognize the initiative of the Council in sponsoring its preparation. I would also like to acknowledge the efforts of the Committee and Staff members who have worked diligently and cooperatively over the three years it has taken to complete the plan. The Committee believes that the Plan, if effectively promoted and implemented, will ultimately result in a substantial increase in merchant sales dollars, profits and tax revenues generated by businesses on Poway Road. For those results to be achieved, adequate funds and effort must be assigned to both the promotion and implementation of the plan. The promotional proqram must be designed to reach the several target audiences whose participation is required to translate the plan into reality. It must generate confidence and enthusiasm that Poway is a forward-looking city committed to a program which will make Poway Road an attractive location for investment. To achieve these results, the promotional program will require planning and effort in several areas including the following: 1.A comprehensive plan to explain and generate enthusiasm for the benefits of the plan to existing occupant and targeted new occupants. 2. A program to reach target audiences including generation of names and addresses and preparation of packages for face-to-face oresentations and -for mailings. 3. Establishing a permanent graphic display at an appropriate site such as the lobby of the performing arts center or city hall designed to generate punic support and for presentations to potential investors. The display could include models and graphic comparisons of existing and planned portions of Poway Road. 4. A program for dissemination of information to the press and interested public including creation of printed and/or electronic materials such as mailing pieces, handouts and slide presentations. ATTACHMENT A City Hall Located at 13325 Civic Center Drive / Mailing Address: P.O. Box 789, Poway, California 92074-0789 · (619) 748-6600, 695-1400~ ~ of 9 ':'r''l%£" ~'dPdD~l MAR 3 0 1995 ITEM z Poway Road Specific Plan Page 2 Successful implementation will be ongoing and will require plans and effort to accomplish the following: 1. Prepare and disseminate printed and electronic materials to provide complete details of incentives and restrictions to prospective and existing property owners and merchants. 2, Identify interested lenders and bring them together with potential investors and developers. Evaluate proposed improvements or new projects and' assist applicants in implementation as appropriate. 4. Evaluate applications for incentive awards. 5. Enforce plan restrictions and applicable codes. 6. Make periodic progress evaluations and plan adjustments. If and when Council approves the proposed specific plan, the Committee recommends that the Director of Economic Development be directed to present to Council, by no later than July 1, 1995, proposed programs for promotion and implementation, and that up to $5,000 be allocated for an outside consultant to assist in their preparation. Execution of the promotion and implementation programs will require additiona~ funds. While the committee recognizes that many years, even decades, will pass before the goals of the P~an are fully realized, the earlier we begin the process of revitalizing Poway Road, the sooner our City will realize the benefits of having a thriving business center which will attract new investors, merchants and customers. The Committee strongly urges you to take the first step in that process by approving the proposed Plan along with programs for its promotion and implementation: ~ of 9 - POWAY ROAD SPECIFIC PLAN March 1995 CITY OF POWAY DON HI~INSON, BOB EMERY, COUNClL~EMBE~ BE~ R~ORO, COUNCILMEMBER J~ES L. BOWERSOX, CIw ~AGER JOHN D. FITCH, ~SIST~T Cl~ MANGER JERRY LONG, C~R~ ,JERRY H~TEN, VICE C~IR~ Du~ AYERS E~INE FL~N ANGELINE ~s-H~L J~NIE SCHNEIDER-HUME M~Y SHEP~DSON ~NDALL WIL~NS HAROLD WILL~S CON~SU~N~ MEaS~RS R~ B~N DASD C~RT K%E E~RSON DAdO HleGINS V~cm ~owsm J~N~E N~LES DON PATCH BUD WIEDERRICH RE~ WRIG~-QUASTLER, DIRECTOR OF P~NNING SER~CES DASD N~s~, RED~LOPMENT M~GER J~ES LYON, PR~ECT ~GER EC~OMIC RES~CH ~S~TES - M~T ~YSlS UR~ DESIGN STUDIO - G~PHICS CITY OF POWAY POWAY ROAD SPECIFIC PLAN TABLE OF CONTENTS List OF FIGURES iV REGIONAL MAP vi VICINITY MAP vii VISION STATEMENT viii INTRODUCTION ~ · STATUTORY AUTHORITY 2 · REGULATORY AUTHORITY 2 · ADMINISTRATION AND APPLICATION 2 · LEGAL DESCRIPTION AND LOCATION 3 · PLANNING AREA LOCATION AND SETTING 3 · POWAY ROAD 3 }1. MARKET ANALYSIS ~ · DEMOGRAPHICS 4 · RETAIL MARKET SUPPORt 5 · OFFICE SUPPORT 5 _ · HOTEL, MOTEL SUPPORT 5 · DEMAND FOR COMMERCIALLY ZONED LAND 6 · FINANCIAL FEASIBILITY 6 .-- · EXISTING CONDITIONS 8 · RECOMMENDATIONS 8 · EXISTING CONDITIONS 10 · PROPOSED CHANGES 1 0 · PUBLIC TRANSIT ROUTES 12 · BICYCLE FACILITIES 1 5 · PEDESTRIAN LINKAGES 1 5 · PEDESTRAIN/EQuESTRAIN TRAILS 1 8 ,IV. LAND USE _ · EXISTING POWAY ROAD LAND USE CONFIGURATION 20 · REVISED LAND USE CATEGORIES 22 COMMUNITY BUSINESS DISTRICT 23 MIXED USE COMMERCIAL 23 TOWN CENTER DISTRICT 23 AUTOMOTIVE AND GENERAL COMMERCIAL 24 · LAND USE MATRIX 26 V. DESIGN GUIDELINES ~ _. · AREA WIDE ARCHITECTURE 30 SITE DESIGN 31 - L~GHT~NG 33 WALLS AND FENCES 34 PEDESTRIAN COURTYARDS 34 -- SITE FURNITURE 35 SIGNAGE 35 SIOE~/ALKS 36 - LANDSCAPE 37 UTILITIES 38 -- · DISTRICTS COMMUNITY BUSINESS 39 MIXED USE 50 '- TOWN CENTER 56 AUTOMOTIVE AND GENERAL COMMERCIAL 69 VI. IMPLEmEntaTION AND FINANCING j~ · PRIVATELY FUNDED DEVELOPMENT 79 · INCENTIVE PROGRAMS FOR PRIVATE DEVELOPMENT 79 · FACADE RENOVATION 80 · PEDESTRIAN AMENITIES 82 · SHARED PARmNC_,/AccEss 84 · LANDSCAPING 85 · PUBLICLY FUNDED IMPROVEMENTS 86 · PRIORITY LiST 86 iii CITY OF POWAY POWAY ROAD SPECIFIC PLAN - LIST OF FIGURES _ 1 ROADWAYS MASTER PLAN 11 2 TARASCAN DRIVE EXTENSION 13 3 TRANSIT ROUTES 14 __ 4 BIKEWAYS MASTER PLAN 5 PEDESTRIAN LINKAGES 17 (~ PEDESTRIAN AND EQUESTRIAN TRAILS 19 -- 7 EXISTING LAND USE AND ZONING 21 8 SPECIFIC PLAN D~STRICT DESIGNATIONS 25 -- COMMUNITY BUSINESS DISTRICT 9 ARCHITECTURAL VERNACULAR 42 -- ~ 10 ARCHITECTURAL VERNACULAR - PHOTOGRAPHS 43 11 PROTOTYPICAL CROSS SECTION 44 12 PROTOTYPICAL SITE PLAN 46 -- 13 STREETSCAPE CONCEPT 48 14 STREETSCAPE FURNITURE CONCEPTS 49 -- MIXED USE DISTRICT 15 STREETSCAPE CONCEPT 55 TOWN CENTER DISTRICT -- 16 ARCHITECTURAL VERNACULAR 59 17 ARCHITECTURAL VERNACULAR - PHOTOGRAPHS 60 18 DIRECTIONAL I~OSK 62 -- 19 PUBLIC ART ' PHOTOGRAPHS 64 20 STREETSCAPE CONCEPT 66 21 ENHANCED PAVEMENT 67 - 22 STREETSCAPE FURNITURE CONCEPTS ·: AUTOMOllVE GENERAL COMMERCIAL DISTRICT 23 ARCHITECTURAL VERNACULAR 72 24 ARCHITECTURAL VERNACULAR - PHOTOGRAPHS 73 .__ 25 PROTOTYPICAL CROSS SECTION 74 26 PROTOTYPICAL SITE PLAN 75 27 STREEETSCAPE CONCEPT 77 -.- 28 STREETSCAPE FURNITURE CONCEPTS 78 29 FACADE RENOVATION 81 City of Poway Poway Road Specific Plan REGIONAL MAP ORANGE COUNTY J''"""~; ~"""~"~"1 ~ RIVERSIDE COUNTY San C~rtsbad Escondido -- Enclnitas -- Mirarn~r El Cajon -- Coronado ~tional City 80~ Chula Vista -- [~ PROJECT SITE tmperi~ Beach 5~ ~ ..... - pOWAY ROAD SPECIFIC PLAN City of Poway_ Poway Road Specific Plan VICINITY MAP vii POWAY ROAD SPECIFIC PLAN !T E VlSIO POWAY ROAD The Poway Road of the future is envisioned as an economically-healthy, family-orientated and mixed-use area which will more effectively serve the product and --- service needs of the residents and labor force of Poway. Furthermore, its attractiveness and unique combination of goods and services, presented in a city-in-the-country atmosphere, will draw many new consumers from beyond Poway -' Road's historic core market area including from outside Poway. The Poway Road Specific Plan will involve an on-going, long term process resulting in a number of important changes, including: - ::~:i~ · Development of a distinctive new town center to serve all of Poway. !i · Improvement of traffic control to reduce congestion and to ease access to ' !i businesses. ::,~'~i · Increased variety of products and services including restaurants and i family-oriented entertainment facilities. __ · Renovation and/or enhancement of existing facilities and relocation of ii incompatible uses. -- :?: · Inter-connecting of commercial centers, public facilities and residential areas with enticing, attractive pedestrian walkways and driveways. · - · Consideration of mixed-use residential neighborhoods in areas which currently have an over-abundance of retail The implementation of the above vision and changes shall be sensitive to the impacts _. upon the surrounding neighborhoods, - CHAPTERI Poway grew up as a rural county community along Poway Road, which was one -- of the primary links between the City of San Diego and mountain recreation areas. During the late 1950's and the 1960's, a mix of small shopping centers _ and "highway oriented" commercial uses were built along Poway Road establishing the development pattern that can still be seen today. The mix of lumber yards, auto parts stores, retail centers, dairy stores, etc. stretched from _ near the western city limits to Garden Road. A four-lane roadway was developed with striped center medians. Development was allowed to proceed with a minimum of amenities such as landscaping. There was no attempt to maintain a .__ consistent design theme and there was little control over the placement of signs. The result was an unattractive commercial corridor which did not provide a pleasant shopping environmental nor did it serve as a focal point for the - community as a traditional downtown would. On December 1, 1980 the City of Poway incorporated with a resident population -- of 33,558. Since incorporation, substantial improvements have been made along Poway Road including landscaped medians, sign control and sound attenuation walls with landscaped areas adjacent to sidewalks in the residential areas at the - -- west end. Several new commercial centers have developed in accordance with design standards included in the General Plan and which include setback and parking lot landscaping. While the changes since incorporation have greatly improved the overall _ appearance of Poway Road, there is still work to be done. On July 30, 1991 the City Council initiated the Poway Road Specific Plan process in order to further improve the area and promote, the success of businesses there. A committee was appointed in the fall of 1991 and began work on the specific plan in December 1991. The committee commissioned and reviewed a market analysis of the Poway Road area, commissioned an architecutural/planning firm to advise __ on design guidelines, undertook a review of land use and public facilities in the area, and prepared this specific plan for the area. -_ The specific plan is designed to accomplish a number of specific tasks which the Committee believes are necessary in order to achieve the vision outlined for the area. These are: - · strengthen the quality of the visual environment · break up the monotonous highway commercial corridor · create a band of public uses adjacent to the town center - · reduce the amount of"excess" commercially zoned land · establish a program of development incentives for property owners and businesses -- POWAY ROAD SPECIFIC PLAN 1 The purpose of the Poway Road Specific Plan is to provide a detailed plan to guide and facilitate the economic and visual growth, development and redevelopment of the project area. Implementation of the specific plan will be accomplished through the application of the goals, policies, and strategies of the General Plan, specific planning and design proposals, circulation and access improvements, and environmental mitigation measures. STATUTORY AUTHORITY ~ The Poway Road Specific Plan is enacted pursuant to Section 65450 et seq. of the Government Code of the State of California, Article 8 Specific Plan of the California Government Code, the California Environmental Quality Act, State of California General Plan Guidelines, the Paguay Redevelopment Plan and Chapter 17.47 of the Poway Municipal Code. It is intended to provide for the systematic implementation of the General Plan, as related to properties located in the areas to which the Poway Road Specific Plan applies. By City Council resolution, the Poway Road Specific Plan is determined to be fully consistent with the Poway General Plan, its constituent Plan Elements, and the Poway Redevelopment Plan. REGULATORY AUTHORITY This Specific Plan represents a short- and long-term planning tool that provides detailed land use, zoning and environmental information supporting a direct relationship and responsive linkage between the General Plan and the Poway Municipal Code. Although the Poway Road Specific Plan is not part of the General Plan, all zoning, subdivision, land uses, design concepts, and public work projects must be consistent with the adopted specific plan. When the Poway Road Specific Plan is silent in regards to development standards and land use regulations, the Poway Municipal Code will take precedence. If there is a conflict between the Poway Municipal Code and the Poway Road Specific Plan, the Specific Plan standards shall take precedence. RESPONSIBILITY FOR ADMINISTRATION AND APPLICATION The primary responsibility for the administration, application, and interpretation of the Poway Road Specific Plan rests with the Planning Services Department during the consideration, approval, and/or recommendation of development review, minor development review applications, conditional use permits and minor conditional use permits, variances, building permit applications, and City/Agency sponsored land development and capital improvement projects. The City Council/Redevelopment Agency will retain ultimate authority and responsibility for the administration, application, and interpretation of the Specific Plan. '~- P O WA Y R O A D SPECIFIC PLAN LEGAL DESCRIPTION AND LOCATION The Poway Road Specific Plan project area is situated in the State of California, County of San Diego, City of Poway. The project area is contained within portions of Sections 13, 14, and 15 of Township 14 South, Range 2 West and Section 18 of Township 14 South, Range 1 West, San Bernardino Meridian, as shown on the U.S. Geological Quadrangle (Poway, California Photorevised 1975). The 337 acre planning area includes all the parcels located within the commercial corridor that encompass the two and one-half mile length of Poway Road beginning at Oak Knoll Road and extending east to Garden Road. PLANNING AREA LOCATION AND SETTING~i The geographic center of Poway is three miles east of Interstate 15, which links San Diego to Riverside, Los Angeles and Orange Counties. Bordering the east side of Poway are coastal foothills and State Route 67, which leads to east San Diego County. The City of San Diego planned communities of Rancho Bemardo, Carmel Mountain Ranch, and Sabre Springs border the City to the west. Miramar Ranch North, Scripps Ranch and other San Diego communities border the south City limits. Rural residential development within the County of San Diego and Lake Hodges and the associated San Pasqual valley form the northern border of the City. Poway grew up as a rural County community, with no discernible center or "Heart." Commercial uses were established randomly along Poway Road as highway oriented strip development. While this type of development is appropriate for some types of commercial development, it does not create an appealing shopping environment nor does it provide a focal point for the. community as a traditional downtown would. POWAY ROAD ~ - Poway Road originates at Interstate 15 and extends approximately nine miles to the east terminating at State Route 67. The two and one-half mile section beginning near the City's western border through to Garden Road constitutes Poway's commercial spine. More than three quarters of all the City's commercial businesses are located along this corridor. Located on either side of Poway Road are a series of mini-malls, restaurants, financial institutions, automotive sales and repair businesses, office buildings, single use service oriented businesses, motels, and single family homes. Architectural styles and the degree of on-site amenities vary from site to site based on development standards required at the time of construction. The lack of coordinated improvements and sensitivity to adjoining land uses has established, in some locations, conflicts ._ between commercial uses and residential land uses that encompass the commercial corridor. - POWAY ROAD SPECIFIC PLAN 3 CHAPTER II One of the first steps in developing the Poway Road Specific Plan was lo determine the existing market condition of Poway Road. The City of Poway commissioned Economic Research Associates in March of 1992 to assess the market potential for commercial and office land uses that the specific plan might accommodate, determine how much commercially zoned land the market can support, and suggest possible redevelopment programs, including reuse of surplus commercial land. The following data is taken from that report. DEMOGRAPHICS i The City of Poway is a high income, stable community that is approaching build-out in a region which includes emerging suburbs. While the broader market areas are growing, the City of Poway itself, as well as neighboring Rancho Bernardo, Rancho Penasquitos, and Scripps Ranch, are only growing slightly. Nearby Sabre Springs, with over 8,000 households planned, presents the greatest source of new population to capture. The markets can be characterized as upper mid-income, family-oriented markets. Population in the designated market areas are expected to increase as follows: 1990 2010 Employment in Poway is expected to grow from 7,000 people in 1986 to 19,700 by 2010, in large part due to development of the South Poway Business Park. -' TARGET MARKETS Future market growth for Poway Road commercial uses, therefore, should -- focus on exploiting three primary sources of demand: _ 1. Increased capture of the market share of existing residents in Poway, and surrounding communities; _ 2. Capture market share of future residents in Sabre Springs and Scripps Miramar Ranch North; -- 3. Capture market share of South Poway Business Park workers and business expenditures. '- POWAY ROAD SPECIFIC PLAN 4 RETAIL MARKET SUP Poway is not capturing an adequate share of potential retail expenditures. Poway Road retail outlets in particular must compete with newer planned centers in Rancho Bernardo, Rancho Penasquitos, Sabre Springs, Scripps Ranch, Carmel Mountain Ranch, and elsewhere in Poway. Larger planned centers in the region are performing better than older strip-retail centers and stand-alone retailers common on Poway Road. Even along Poway Road, the planned centers perform better. The vacancy rate among competitive shopping centers was 4.8 percent in -- 1992 (excluding a new center which was still leasing up). The vacancy rate on Poway Road, however, was 9.9 percent for all retail space, and 6.8 percent among Poway Road shopping centers larger than 30,000 square feet. Future competition will come from new centers in Carmel Mountain Ranch and smaller community shopping centers planned elsewhere in the region. These '- centers will present strong competition for regional market support. It is estimated that the market between now and year 2010 can support an -- additional 725,000 square feet of retail space on Poway Road, given population growth and reasonable capture rates. Strong competition in the market area, particularly in general merchandise and building materials, might discourage some of this potential development from occurring, but the specific plan should accommodate this amount of growth over a 20 year period so as not to preclude __ future opportunities. OFFICE SUPPORT Office vacancy rates are high county-wide and in the Poway area due to overbuilding in the late 1980's. The vacancy rate among Poway Road office -- buildings surveyed was almost 27 percent as of the March 1992 study. The Rancho Bemardo office buildings surveyed had vacancies of 29 percent. County-wide, the vacancy rate was approximately 23 percent. Based on projected office-related employment in the market area, it is estimated that Poway Road could potentially support 64,000 square feet of additional office - space by the year 2000 and another 130,000 square feet by the year 2010, including financial services space on retail center pad sites. Small garden office buildings housing local-serving professionals, independent medical offices, and -- local-serving financial services are the most appropriate for this market. HOTEL, MOTEL SUPPORT The hotel and motel occupancy rate in the Poway and Rancho Bernardo vicinity, _ at 58 percent among the hotels surveyed, was lower than average for the county. The most common visitor type is the business traveler who travels alone and _ stays for two to three nights. - POWAY ROAD SPECIFIC PLAN 5 Given the high vacancy rates, another hotel is not needed in the market area until perhaps the year 2000 unless it is a destination resort. Between the year 2000 and 2010, another 500 rooms may be needed to serve business and population growth in the area. Hotel and motel sites that are visible from the 1-15 will be the preferred sites, leaving Poway Road at a competitive disadvantage. An additional hotel site, therefore, is not recommended on Poway Road. DEMAND FOR COMMERCIALLY ZONED LAND .... The estimated amount of commercial land that will be supportable on Poway Road from 1995 to 2010 is presented in Table I, page 7. An estimated surplus of 81 acres of commercial land is projected. The specific plan should attempt to make more efficient use of land on Poway Road. This objective is desirable from a planning perspective, but is also desirable from a market perspective since it would enhance Poway Road's image and appeal as a commercial district. FINANCIAL FEASIBILITY The financial feasibility of three hypothetical development scenarios was assessed based on assumptions consistent with the market findings. The scenarios included the following: · An 85,000 square foot home furnishings or other specialty center; ~- · A two-story 32,000 square foot commercial building with retail on the first floor and professional office space on the second; - · A mixed-use commercial and residential project with 15,000 square feet of retail space and 29 apartment units. P OWAY ROAD SPECIFIC PLAN 6 PROJECTED SUPPORTABLE LAND AREA IN ACRES SOURCE FOR SUPPORT 1995 2000 2005 2010 _~ Poway Market Support 114 115 1.18 28 5 8 7 8 142 146 148 1'52 WORKER/INDUSTRIAL I 2 3 3 OFFICE & FINANCIAL SERVICES 6 8 ll 16 · AUTO'SERVICES 3 4 4 5 AUTO-DEALERS 31 31 31 31 5 6 GOVERNMENT 2 2 2 2 13 15 16 18 TOTAL SUPPORTED 202 213 220 233 20 21 22 23 -- TOTAL 222 234 242 256 EXISTING ~ 337 337 337 337 -- LAND BALANCE: SURPLUS (115) (103) (95) (81) (1) Provided by the City o~ P(~-ay POWAY ROAD SPECIFIC PLAN 7 _. All of the scenarios supported sufficient land values and appeared feasible from a financial perspective based on the assumptions used. The supported land - values ranged from $11.18 to $13.62 per square foot, with the mixed __ commercial-residential development generating the lowest value and the mixed retail-office development generating the highest value. The feasibility of specific projects must be determined on a case-by.case basis to take into account -- specific site development issues (such as demolition, hazardous waste, or relocation), and market conditions at the time development takes place. - Based on the market study findings and the consultant's recommendations, the report presents a summary of existing conditions and a series of recommendations intended to maximize the commercial land uses. EXISTING CONDITIONS · Poway is not capturing an adequate share of potential retail expenditures. Large promotional centers existing and proposed for ._ Carmel Mountain Ranch and smaller community shopping centers planned elsewhere will present strong competition for regional market support. · Larger planned centers are performing better than the older strip-retail centers and stand alone retailers, Commercial vacancy rates among __ _ competitive shopping centers is 4.8 percent. Shopping centers located on Poway Road are experiencing a 6.8 percent vacancy rate with a 9.9 percent rate for all retail space. · The Poway Road area currently has approximately 337 acres of commercially zoned land. At buildout of the City, it is expected that the -- commercial corridor will be able to support only 256 acres of commercial development, or 81 fewer acres than are currently so zoned. · Office vacancy rates in Poway were approximately 27 percent while County-wide they averaged 23 percent. RECOMMENDATIONS · Much of Poway Road's commercially zoned land is not being used efficiently leading to under-utilized parcels, site maintenance problems, _ and some physical or visual blight. Consolidating some retail uses would lead to more efficient land utilization and benefit relocated businesses through improved public access and image. -- POWAY ROAD SPECIFIC PLAN _ · The estimated supportable land area is based on assumed capture rates and average sales per square foot standards. The City should ~ strive to exceed these standards, however, which could result in either more retail land being supportable (more business) or in higher than average sales per square foot (more successful businesses). _ · Concentrate commercial activity at nodes such as intersections with direct access to Poway residents and workers, including Garden Road, Midland Road, Community Road, and Pomerado Road. Particular -- emphasis should be given to a major town center identity in the vicinity of Poway Road between Midland and Community Roads. -- · Consolidate some strip retail uses into planned centers. · Consolidate automotive repair outlets into planned centers that are -- better designed and screened. · Encourage business services at locations that are convenient to the - South Poway Business Park. · Rezone some surplus commercial land between nodes to allow multiple-family housing with pedestrian connections to commercial nodes. · Permit mixed uses (commercial and residential) in selected locations. · Design auto and pedestrian connections between adjacent shopping centers, where feasible. -- · Prepare an urban design plan and design guidelines for Poway Road. · Encourage specialty commercial concentrations that have the -- potential to draw from a regional area, such as a home furnishings district, electronics district, computer outlet center, an entertainment center, or a restaurant row. -- P OWAY ROAD SPECIFIC PLAN 9 CHAPTER III AcCEssIBILITY The ability to conveniently access businesses and centers or traverse through the Specific Plan area is an integral part of the overall design concept of the Plan. This element outlines existing conditions and facilities and proposed changes for vehicle, bicycle and pedestrian circulation within the study area. EXISTING CONDITIONS Poway Road is a four lane roadway with raised landscaped medians, bike lanes and no on-street parking. The existing medians are 18 feet wide and .... accommodate left turn pockets. Sidewalks that vary in width from five to ten feet are located on both sides of the roadway. With over 43,000 vehicle trips per day (vtd), Poway Road is identified as a major circulation element roadway in the "-~ Transportation Element of the Poway General Plan, Figure 1. The roadway is currently operating at a Level of Service (LOS) E with no additional plans or ability to expand the roadway. Of the 43,000 vtd, commuter traffic constitutes '- approximately 50 percent of the vehicles on the roadway as they travel from rural communities located east of the City, west to Interstate 15. Traffic flow is impacted by nineteen separate roadways that either connect or bisect Poway Road within the study area. Pomerado Road and Community Road constitute two major roadways that bisect Poway Road. These roads provide north/south ~_ connections between Scripps Poway Parkway and Twin Peaks Road. The intersections, in association with the numerous curb cuts, have impacted the efficiency of traffic flow through the commercial corridor. A synchronized signal __ program has been installed along Poway Road to regulate traffic volumes. -- P0~a~R~ad :] : ; ;43000 ;;; 4 * Average Daily Tdps PROPOSED CHANGES WITHIN THE ROADWAY SYSTEM Scripps Poway Parkway is a six-lane prime arterial roadway that currently extends from Interstate 15 within the City of San Diego east into Poway. The roadway, which bisects the South Poway Business Park, is completed approximately one-half way through the Park. With the completion cf the expressway in early 1997, the roadway will create an important commuter link between Interstate 15 and State Route 67 by diverting thousands of commuter ' POWAY ROAD SPECIFIC PLAN 10 City of . Poway Road Specific Plan ROADWAYS MASTER PLAN -- x~l'-L.1 LEGEND --' --- ,~'~'--' Prime Arterial //77 J ~ I ~ ~xxxxxx~.Secondary Arterial %, c,~/ / ......... Arterial Collector I / ,eee~ Local Collector I .J \ FIGURE 1 "-' POWAY ROAD SPECIFIC PLAN 11 _ vehicle trips per day from local roads. At buildout of the City, traffic volumes on Scripps Poway Parkway are expected to reach 57,000 vehicle trips per day (vtd). Traffic volumes on connecting roadways such as Pomerado Road and _. Community Road are expected to increase. 21;;009 4 B .... p~merad0;ROad ; :; 34000 4 D Tarascan Drive is a local urban road located near the middle of the Specific Plan area and forms the western boundary of the Town Center District. Presently this road extends north from Poway Road providing access to several residential neighborhoods. Proposed plans call for the extension of Tarascan Drive south, connecting with Civic Center Drive. The roadway design and resulting traffic pattern will be incorporated as part of the site design for a new library complex located on the southeast corner of the intersection. The roadway will also provide direct access to the Poway Community Park, Valley Elementary School and Poway City Hall. See Figure 2 for the alternative roadway alignments. The numerous intersection and curb cuts significantly and negatively affect the vehicle and pedestrian movement and safety on Poway Road. A Transportation -- Task Force was created to develop alternatives to improve traffic flow on Poway Road. Their report discussed the encouragement of reciprocal access between adjacent land uses, closure and reconstruction of unnecessary driveways, -- encouragement of bus turnouts at transit stops, adoption of driveway design standards and elimination/redesign of existing driveways. Specific driveway locations on Poway Road were identified for future consideration as Exhibit 1 of the report. This report was approved by the City Council in May 1990. The projects recommended.for Poway Road should be implemented in a timely __ fashion and should reference this report to ensure compliance with its recommendations. _ PUBLIC TRANSIT ~1 The City currently provides various transit services and a park and ride facility. -- Poway Transit Services provide transportation to approximately 1,000 persons per day. The City of Poway, which participates in the County Transit System, provides fixed route bus service throughout the City, with a main route that -- traverses the length of Poway Road. Dial-A-Ride, Call-A-Ride and taxi service are also available City-wide and within the Specific Plan area. A local transit center is located in the Town Center District, near the intersection of Poway and - Midland Road. A local transit center serves the immediate public transportation needs of Poway citizens and provides a transfer point to express and other bus systems. The location of transit routes and centers are depicted in Figure 3. POWAY ROAD SPECIFtC PLAN 12 City of Poway Poway Road Specific Plan TARASCAN DRIVE EXTENSION CONCEPT ALIGNMENTS POWAY ~OAO LIBRARY SITE \ / /\ -- kk ~,ALIGNMENT '8'' ~ ~ C~V~C CENTER DR FIGURE 2 - POWAY ROAD SPECIFIC PLAN 13 City of PowaI Poway Road Specific Plan TRANSIT ROUTES LEGEND -- "~ ~ / T Transfer Point eeeeeeee Transit Route \ -- ~ P Park and Ride Q Possible Transit Center Location E Existing Local Transit Center -- ][ -] FIGURE 3 POWAY ROAD SPECIFIC PLAN 14 BICYCLE FA( lES ~ The City of Poway has developed an extensive bikeway system covering the .~_ major urban and commercial areas of the City. The major roads within the Specific Plan including Poway Road, Community Road, and Midland Road as well as Civic Center Drive are signed and striped as Class II Bike Routes. These · - routes, in turn, interconnect with other north/south and east/west routes that extend into adjoining jurisdictions, thus, providing an alternative method of transportation to the commuter. The location of the bike lanes, routes and paths -- are illustrated in Figure 4. PEDESTRIAN Pedestrian circulation in the study area is generally light due to the high noise levels associated with the high traffic volumes, lack of shade trees, physical or topographic barriers, inadequate lighting during the evening hours and inconvenient walking distances between residential and commercial areas. Five foot wide sidewalks line both sides of Poway Road. There are, however, sections that need to be brought up to current safety standards. The City has begun a process to provide pathways across several of the main creeks that traverse the City. In the summer months when water levels are Iow, crossing the creeks is relatively easy. However, during the winter months, crossing the creeks can be hazardous. To this end the City has constructed four pedestrian bridges. One bridge links the residential neighborhoods along Metate Lane with the Community Park. Another links the Poway Royal Mobilehome Park with the Poway Community Park. A pedestrian bridge spans Poway Creek connecting the two sections of Carriage Road and the adjoining residential neighborhoods, which are bisected by the creek. A fourth bridge spans Rattlesnake Creek, near Sycamore Tree Lane, connecting Community Road with the residential neighborhoods to the east. The pathways/bridges suggested in the Poway Road Specific Plan as Figure 5 are intended to provide and enhance the safety and convenience of the pedestrian by linking commercial land uses located within the Plan area with adjoining residential, park and school facilities. The pathway plan is designed to "- reduce the number of daily vehicle trips on Poway Road, thereby minimizing traffic congestion and air pollution. Additional pathways are suggested at the following locations: _.. 1. Between Poway Estates and the West Poway Vons Center. 2. Between the southerly terminus of Silverlake Drive and Oak Knoll _ Road. POWAY ROAD SPECIFIC PLAN 15 City of Poway Poway Road Specific Plan BIKEWAYS MASTER PLAN LEGEND t~ .] lllll Bike Lane \ ........... Bike Path F / \ \ FIGURE 4 ~ POWAY ROAD SPECIFIC PLAN 16 ItlililliliN illtllilll Ililitll[l[lli ~]lllllllil['. -~ 3. An enhanced pathway along the alley that joins the apartment complexes on Oak Knoll Road with Poway Road near the Mercy Care Medical Center. 4. A pathway that links Heritage Hills and surrounding single family neighborhoods, through the Carriage Point Condominium project, to Poway Road. ._ 5. A pathway/bridge that links the new library site with the Poway Community Park. __ 6, A pathway linking Wanesta Drive with the Center City Plaza Shopping Center. ..- 7. Enhancement of the pathway between the Town and Country Center and the Walmart. -- 8. A pathway/bridge that connects Creekside Plaza with the Haley Ranch Estates. -- 9. A pathway that links the southern terminus of Vista View Court with Poway Road. - PEDESTRIAN/EQUESTRIAN TRAILS The popularity of hiking and horseback riding has increased significantly in recent years. This trend is especially evident in Poway due to extensive areas of surrounding open space and its pleasant year-round climate. To meet the expanding recreational needs of the community, the City has constructed over 50 miles of trails that traverse all directions of the City and interconnect with interregional trail systems. Additional new trails are anticipated in the following years. The objective of the trail system is to delineate an overall uniform network of _ interconnecting trails which are integrated with recreation areas, parks, open spaces, schools, residential and commercial areas. Where possible these trails should interconnect with the pathways. The trail system is depicted in Figure 6. -- P O W A Y ROAD S P E C I F I C PLAN 18 .~ Ci__ty_ o# Pow. ay_ - Poway Road Specific Plan PEDESTRIAN & EQUESTRIAN TRAILS 'x "L LEGEND / · -~ ......... Regional Trails ~,.: ~ Community Trails / ~ Staging Areas FIGURE 6 -'- POWAY ROAD SPECIFIC PLAN 19 CHAPTER IV This element of the specific plan translates the vision and conclusions expressed in the previous sections into land use designations and policies for Poway Road. These designations and policies are intended to define the physical parameters of development whose ultimate goal is to improve the market appeal of the roadway through the visual and economic enhancement of Poway Road and the adjoining businesses. EXISTING POWAY ROAD LAND USE C( IRATION Existing Poway Road development is in a strip highway commercial configuration that reflects Poway Road's role under the county as a country road linking San Diego with the mountains. Commercial development continues over the entire length of Poway Road from Oak Knoll to Garden Road without an identifiable town center area. The quality of development varies from centers built to current standards to severely underdeveloped properties. Even some of the nicest centers suffer from high turnover or have never fully leased up which may reflect the overabundance _ of commercially zoned property identified by Economic Research Associates. The Poway General Plan and Poway Municipal Code have divided the commercial uses located along Poway Road into five commercial designations. These are the Commercial General (CG), Community Commercial (CC), Commercial Office (CO), Commercial Neighborhood (CN), and Manufacturing -. Service (MS) zone. The distribution of the existing commercial land use categories are illustrated in Figure 7. -- Commercial General is intended as an area for the location of roadway-oriented retail service and wholesale commercial activities. This category is the largest of the commercial zones encumbering approximately 53 percent of the total commercial acreage on Poway Road. With the exception of the commercial office zone located south of Poway Road between Ridgedale Drive and Carriage Road, the General Commercial zone extends from the Oak Knoll Road east to the Poway-Valley Center just west of Community Road. The CG begins again at Evanston Drive and extends to Ann-O-Reno Lane. Land uses found in this zone include general retail, supermarkets, convenience stores, restaurants, gasoline stations, automotive sales and service, hotels and nurseries. Community Commercial is the second largest of the commercial zones and is intended for community commercial, regional, and subregional commercial uses in a centralized area unified by architectural, landscaping design and ._ P O W AY ROAD S P E C I F I C PLAN 20 F~ -- development standards. This zone extends from the Poway Valley Center west of Community Road east to Evanston Drive. Land uses typically found in this category include general retail, restaurants, supermarkets, service oriented businesses, and specialty stores. Commercial Office is intended as an area for the development of professional, administrative offices, ancillary retail uses with setback, landscaping and architectural requirements designed to make such uses relatively compatible with _ residential uses. The commercial office zone is located south of Poway Road between Ridgedale Drive and Carriage Road. Approximately 10 of the 79 acres of Commercial Off~ce land in Poway is located on Poway Road. Land uses located in this section include various forms of real estate, insurance and private offices, financial institutions, and restaurants. Commercial Neighborhood is intended for neighborhood shopping centers which provide limited retail business service and office facilities for the convenience of residents of the neighborhood. There is approximately one acre - of neighborhood commercial located near the southeast corner of Poway and Garden Road. Although the CN zone permits a variety of specialty retail, administrative office uses, restaurants, and hardware businesses, a convenience --- store and a landscape business occupy the existing CN acreage. Manufacturing Service is intended for light industrial and limited service - commercial uses that can meet high performance and development standards in a highway and service oriented area. The 36 acres of the Manufacturing Zone __ extends east of Evanston Drive to the end of the commercially zoned land near the intersection of Poway and Garden Road. This category was created to provide an area where manufacturing uses would be allowed prior to the approval _ of the South Poway Business Park. The configuration of the lots and proximity to residential land uses makes the area undesirable for real manufacturing uses and it has become an area of more intense commercial uses, particularly those __ associated with automobiles. REVISED LAND USE Substantial progress has been made in improving the appearance and appeal of Poway Road since incorporation, through installation of landscaped medians, - implementation of sign control and landscaping and design control. However, there is a need for significant additional improvement if Poway Road businesses are to compete successfully with those in modern retail developments in the area. The market study completed by Economic Research Associates recommends concentrating commercial activity at nodes surrounding key intersections, - consolidating strip retail into planned centers, consolidating automotive repair outlets into planned centers, and rezoning surplus commercial land. In order to do this, it will be necessary to break up the commercial strip using both physical P O W AY ROAD S P E C I F I C PLAN 22. -- design and appropriate relocation and groupings of uses. An essential feature of this plan is to create a heart of the community in the form of an identifiable "town center." The Poway Road Specific Plan Committee considered the recommendations, reviewed the location and applicability of the existing commercial zones and .... proposed a series of land use districts or themes to replace the existing land use pattern on Poway Road. The district pattern and associated design theme form _.~ the backbone of the Specific Plan. The districts are shown on Figure 8. To implement these land use districts, it will be necessary to amend the General Plan to create the new land use designations, amend the zoning code to create the new zones and process General Plan amendment and rezones on all individual parcels which are to be redesignated. The proposed land use categories are listed below. The uses which would be allowed in the corresponding zones are shown on the Land Use Matrix which follows. These revised commercial designations would be effective city wide even though only -_ limited commercially zoned land exists outside of the Poway Road area. COMMUNITY BUSINESS DISTRICT This zone is intended to accommodate local and community-wide commercial centers that typically serve large areas of the City. The land uses proposed in -- this zone are intended to provide a less intensive range of retail and service business than would be found in the General Commercial zone. Land uses typical of this zone would include a wide range of retail and service-type -- businesses, junior department stores, medical and financial office complexes, food chains, restaurants, hotels, and specialty stores. Automobile oriented uses, __ such as engine repair, tire sales and service, and muffler shops would not be permitted. MIXED USE COMMERCIAL This zone is intended to provide opportunities for a mix of commercial and __ residential land uses that could exist separately or in combination on the same site. Land uses applicable to this zone would include single or multiple family residential units, retail, professional services, financial and other office related - uses, pharmacies, and real estate agencies. TOWN CENTER This zone is intended to enhance the pedestrian and architectural characteristics of the commercial town center of the City. This is accomplished by encouraging a -- wide range of general and specialty retail and activities. Commercial businesses encouraged for this zone would include various forms of general and specialty retail, dining, and entertainment establishments. Professional and administrative -.- POWAY ROAD SPECIFIC PLAN 23 office uses would be limited to second story areas or separate areas (such as buildings behind or beside a shopping center) so as to not interrupt the continuity of retail sales. This zone also encompasses civic functions such as City Hall, the Library, Fire Station #1, Poway Community Park and the State Department of Motor Vehicles. As a support use, residential housing may also be considered on the four acre parcel located on the corner of Bowron Road and Civic Center Drive AUTOMOTIVE AND GENERAL COMMERCIAL This zone is intended to accommodate a full range of service of roadway- oriented retail, service and wholesale commercial activities. The land uses proposed in this zone are designed to accommodate the more intensive retail, service and automotive businesses. Land uses typical of this zone would include service and general retail, restaurants, print shops, gasoline stations and automotive sales and service. POWAY ROAD SPECIFIC PLAN 24 ~~ ~ avo~ LAND USE MATRIX LAND USE DISTRICTS ~ TC - TOWN CENTER AGC - AUTOMOTIVE/GENERAL COMMERCIAL CB - COMMUNITY BUSINESS MU - MIXED USE P - Permitted M - Minor Conditional Use Permit C - Conditional Use Permit Required X - Prohibited USE CATEGORY Pmfessi?.nal And Administrative Offices, nc ud rig; But --~ Not Limited To Medlca Dental Chiropractc Optca And Related Health ServiCes Investment Accounting InsuranCe And Rea[ Estate Services; Bus ness Services M P P p Such As Advertising Agencies Direct Mai Market ng · - Companies EmplOyment A~genc es, Sec~etada Services; And Collection Services; T~ve Agencies Engineering Services. -- Banks And Other Financial Institutions: M P X P X P P C X C C X -- General merchandise stores' nc uding department stores P P X P and variety stores Apparel and accessory stores, ncluding jewe ry stores P p X P -- Art galleries P P X P P P X P P P X P Stationery and office stores, including news dealers and P p p p news stands _. Camera, photograph c and video supply stores P P X P Catalog showmor~s/stores · P P X P Coin, stamP, and other collectibles P P X P - Computer and COmputer software stores p p p p Drug stores and pharmacies P P X P Florists and artificial flower stores P P X P Fumiture and major appliance:stores C P P X '- POWAY ROAD SPECIFIC PLAN 26 LAND USE MATRIX __ USE CATEGORY TC CB AGC MU Floor covedng drapery and upholstery showrooms P p p p - where no stock is kept on-site _. Gift, novelty and eouvenir shops P P X P Kitchenware, china~ bedding, linen and home accessory P p X P stores -- Luggage and leather goods stores P P X P Maif Order businesses X X P X Music stores, including but not limited to, record stores P P X M -- and musical instrument stores Pet and pet supply stores p p p p _ Retail combined with limited distribution and/or X C P X warehousing Sewing, needlework and fabric stores P P X P Sporting goods, bicycle, hobby, toy add game shoos P P P p Educational materials stores p p p p Swimming pool supplies M P P X -- Tack and feed stores C M P X Used goods stores, including antique shops and pawn X P P X shops X C C X Cabarets coffee houses and dinner theaters M C X X X P P X -- Establishments engaged' in sale of prepared food P P P p primarily for in-store sale but for con~Umpt on~ e sewhere Establishments engaged in sale of prePared food X X P X - pdmadly fOr de very Restaurants with drive-in Or drive-through facilities X P P C _ Restaurants and similar establishments engaged Primarily in the retail sa~e of prepared food and drinks ~dmadl~' for 0n-promise ~nsumption (without ddve~in or P P P C ddve-threugh)i ~xcept those se~ing p~imadly a COho ic -- beverages without foOd :' Small bakerieswffh omsite retail but where baking is X P P X also done for sale else~vhere Spec~alt7 food stores mc udmg: meat and fish markets p p X P fruit and vegetable markets; candy nut and confect one~ stores bakeries; an~l, health food stores. _ Non-food items:limited to those typically found in convenience stores. P P X X ~ POWAY ROAD SPECIFIC PLAN 27 LAND USE MATRIX Art and photographic stud os p p p p Beauty and barbershops p p p p P P P P Dance, aerobic exemise, music and martial arts studios C P P C Dry cleanerS and laundries C P p C Equipment rental X C M X - Funeral parlom and crematortes X P P X X C P X _.. Janitorial Ser,/ices X X P X Locksmiths and key shops p p p p Newspaper and magazine printing and publishing X X X X '--- Party supply and rental p p p p Pest control services X X P X C P P C Photocopying b uepdnt ng: and otherdup cat ng X P P p services __ P P P P Repair shops Such as cock repair electrical and electronic repair, Camera repair, a~d knife and sciSSor X P P P sharpening X X P X Self-service Eaundromats X P P P -~ Shoe: repair shops p p p p Small animal boarding kennels X C C X Tanning salons X P P p Vehicle toWing companies and storage lots X X M X Weight reduction CenterS M P P p -.- Welding and other metal repair Services X X P X -- P P P X X X P X Boat and recreationa vehicle repa rand serv ce (a so X C C X _~ when in conjunction with sa eS X C C X C P P X C P P X Motor vehicle sa es (new and used) inc uding, but not X X P X -- limited to, automobile~, trucks and motorcycles POWAY ROAD SPECIFIC PLAN ?8 LAND USE MATRIX Motor VehiCle repair and SerVice including to~ autom0bi C X X C C X X X C X Bowling centers X C M X _.. Convalescent homes and hospitals X C X C Day care centers in excess of 30 students C C C C Fraternal and Service Clubs C P P C Hotels, motels and Single Room Occupancy Buildings X C C C Mini-warehouses X C P C -- P P X X Pdvate schools and training facilities C P P C Public Educationai Institutions such as trade schools and colleges C C C C p* X X X _ Recreation facilities such: as billiard padors, arcades electronic game centers and batting cages, skating rink~ M M M M and other large recreational uses _ Shooting ranges (indoor or outdoor] X X X X X P P P Wood lots X X M X ! -- Essential' Pubic Services;including but'not limted t0 churches, libraries~ museums, recreational facilities, safety servioes and other: CNic uses such a~ a: POs1 c C c C -~ office, government buiidingSi State and Federal OffiCes 'RESIDEN ........................................................ ........... __ Multi-family resid, e, ntia! units (for rent or sa[e) I C x X M Single-family residential units I x x x M The aforementioned list is illustrative, not comprehensive. Uses not listed are generally considered not permitted. If an ambiguity arises concerning classification, meaning or intent of a listed use, or an interpretation of an unlisted use is required, the Planning Services Director will asce[tain all __ pertinent facts to either render a decision or fonNard said finding to the City Council for their interpretation. Reference Section 17.02.040 of the Poway Municipal Code for additional information. POWAY ROAD SPECIFIC PLAN CHAPTER V DESIGN GUIDELINES The Design Guidelines shall be applicable to all new projects and major renovations within the Poway Road Specific Plan area. "Major renovations" are remodeling, alterations or additions involving more than 10,000 square feet or twenty-five percent (25%) of the existing square footage, whichever is less. Regardless of the square footage involved, any modifications that affect more than twenty-five percent (25%) of any facade visible to a public parking area or public right-of-way shall require that the entire facade be modified consistent with the Design Guidelines. Any use which requires a Conditional Use Permit may only be established on a property where the buildings, parking, and landscaping conform to the Design Standards, except that the City Council may waive standards where existing physical constraints make it impossible to comply. AREA-WIDE GUIDELINES ~ Individual design themes are proposed for each of the four land use districts in order to emphasize the individual character of each area and to help break up the linear character of the Poway Road commercial corridor. Nevertheless, unifying components are also necessary to ensure that the areas are compatible with each other and that traveling through the overall area is a pleasing experience. ARCHITECTURE The following principles shall apply throughout the Specific Plan Area. Specific architectural design standards for public and private development in each land use district shall also apply. · All development shall conform with the goals, objectives, policies, standards, regulations, and provisions of this Specific Plan and all other applicable codes, including the Poway Municipal Code, the Uniform Building Code, State Building Code and the Poway Redevelopment Plan. · Building mass, height and pad elevation should be comparable to and complement that of surrounding structures. ~//~-<~¢,~,z~,,,~..-.~...---. · Building heights should relate to open spaces so as to allow maximum solar exposure and ventilation, enhance public views of surrounding mountains and minimize obstruction of views from adjoining structures. P OWAY ROAD SPECIFIC PLAN 30 · Portions of buildings adjacent to pedestrian areas ~ _~']',t]~'~ ~ should retain a comfortable "human" scale. _~ · Authentic materials are highly encouraged; however, simulated materials which are visually authentic in terms of shape, texture, quality, and color _ may be acceptable subject to approval by the City Council. -- · Building design should incorporate significant articulation of exterior walls and multi-planed, pitched  ~_ roofs. Square "box-like" buildings shall be avoided. -- The use of awnings, recessed doorways and windows, extended roof eaves and balconies are encouraged to enhance the depth and appearance of -- new structures. · Rear and side facades should be designed to be - consistent with the architectural style of the building and the design of the primary facade. -- ' · Covered pedestrian walkways are encouraged to '~ ~' -"7, '~" ~ provide protection from sun and rain. -- · The color palette chosen for a building should be ~ ~ compatible with the colors of the adjoining buildings. ..~ Strong primary colors, such as red, blue and yellow are to be used as accent colors only. -- · Screening of any mechanical or utility equipment, whether on the roof, side of the building, or ground, shall be architecturally integrated into the design of -.- the building through the use of materials, colors, shapes and size. The screening should blend with the building design and not appear as an -- after-the-fact add-on. SITE DESIGN The placement of buildings and parking lots must work together with the building architecture to unify the design of exterior spaces of both public ' and private development. These guidelines are intended to provide measures that emphasize the building design, screen back the scale and visibility of the parking lot, and enhance the circulation patterns on the site. - POWAY ROAD SPECIFIC PLAN 31 -- · Buildings should be clustered to create pedestrian areas rather than being separated by parking area. -- · Buildings should be sited in a manner that will complement surrounding buildings as well as provide a sense of order and diversity. · Open space areas should be clustered into large prominent landscape areas rather than equally -- distributed into areas of Iow impact. · Buildings should be linked to each other and to -- the public sidewalk system with separate walkways incorporating textured paving, landscaping and trellises to enhance the pedestrian environment. · Bumpers or other wheel stops shall be provided _ for all parking spaces adjacent to a sidewalk, planting area, street, or alley. _ · The number of vehicular access points onto Poway Road shall be kept to a minimum. Interconnecting driveways and shared parking -- between adjacent businesses and/or developments shall be provided where possible. - · Driveway entrances shall be enhanced with enriched paving wherever possible. - · The use of landscaped medians at major entries to commercial centers and land use districts shall predominate. · Landscaped areas shall be provided to separate vehicular traffic from structures whenever possible. · Parking shall be screened from streets through combined use of berming, Iow fences/wails, and landscaping. · Significant landscaped islands shall be provided within and between major parking areas where possible. POWAY ROAD SPECIFIC PLAN 32 · The first parking stall which is perpendicular to a driveway or first aisle juncture should be at least 40 feet back from the public street curb. With larger centers, significantly more setback areas may be required for vehicle stacking and the ability to create secondary accessways with adjoining properties. · The parking lot should not be the dominant feature of the site. Large expansive paved areas located between the street and buildings are to be avoided in favor of smaller multiple lots separated by landscaping and buildings. · Site access and internal circulation should be designed in a straight forward manner to reduce vehicular/pedestrian conflicts, to provide circulation and access areas where possible as well as adequate maneuvering and stacking areas. LIGHTING Exterior lighting complements and reinforces the architecture and site design of projects and contributes to the safe and efficient use of a facility. On-site lighting includes lighting for all parking areas, vehicular and pedestrian circulation, service areas, building exteriors, landscaping, security and special effects. In order to respect the research needs of Palomar Observatory, Iow intensity lighting must be used between 11:00 p.m. and dawn. · Building illumination and architectural lighting shall be indirect in nature and shall 'compliment and accent the design of the building as well provide the required functional lighting for safety and clarity of pedestrian movement. · Lighting in pedestrian areas should be of a comfortable scale and' may include bollards or other Iow level light sources. · Lighting should emphasize the walking areas so as to clearly identify the pedestrian walkway and direction of travel. · Unique accent lighting may be used to feature architectural elements, landscaping, entrances, fountains, and pedestrian areas so long as it is compatible with other on-site lighting. - POWAY ROAD SPECIFIC PLAN 33 · Stairway, steps and vertical changes shall be clearly identified and safely lit. · Site lighting should be designed to eliminate the intrusions of glare on to adjacent property. · Light fixtures shall conform to the design standard established for each district. WALLS AND FENCES · If not required for screening or security purposes, walls should not be utilized within the commercial areas. Any necessary walls should be as Iow as possible while perfo~'ming their screening and security functions. · Screen walls used to conceal storage or equipment areas should be designed to blend with the site's architecture. Both sides of the perimeter wall should be architecturally treated. Landscaping should be used in combination with such walls whenever possible. · When security fencing is required, it should be a ~.,~,"'i,,,,,,,,,, ,.,,,,,,,,,,,,¢r',~ combination of solid wall with pillars and decorative , , ; ,- ,f-fi~-'~'~-- view ports, or short wall segments and wrought iron grill work. · Long expanses of fence or wall surfaces should be offset and architecturally designed to prevent monotony. Landscape pockets should be provided. PEDESTRIAN COURTYARDS Pedestrian Courtyards attract people to the area because they provide an environment that gives pleasure and invites one to linger. Examples of pedestrian courtyards include: uniquely landscaped areas; courtyards with water features with space for people to interact; gazebos; an area around a clock tower that includes pedestrian amenities or a unique outdoor dining area. Pedestrian Courtyards should include seating which will allow people to stop and enjoy them. All public and semi-public developments are strongly encouraged to incorporate at least one pedestrian courtyard. POWAY ROAD SPECIFIC PLAN 34 SITE FURNITURE - Site furniture consists of benches, trash receptacles, bus shelters, - newsracks, bollards, planters, banners, bicycle racks, and other pedestrian amenities. These features assist in defining a sense of place, providing intermediate rest areas and convenience items for the pedestrian. · Site furniture should be strategically located so as - to maximize both its visibility and functionabiiity, it should be able to serve a variety of purposes such as being a potential meeting place or a pedestrian rest area. · All bicycle racks and benches should be located in open, well lit areas for safety and comfort purposes. · Bollards may be used for marking roadways, pedestrian ramps, pedestrian courtyards and .... undeveloped right-of-ways particularly where unimpeded pedestrian traffic is desirable. Bollards may be used as a means of separating bicycle and _ vehicular traffic where curbing is not appropriate, and may be employed at intersections that are crossed by bicycle paths as a means of preventing vehicular -- entry. · Seating is encouraged to provide places where -- pedestrians may rest and people may gather. Seating may be incorporated in many forms including ledges, walls, and benches. SIGNAGE A complete system of signage for the overall area should clearly identify and direct individuals to and through the retail centers along Poway Road. The system can be divided into signs for business identification, internal direction, traffic control, and temporary signage. _~ · The number, size and location of signs shall be dictated by the provision of the Poway sign regulations stipulated in Section 17.40 of the Poway _ Municipal Code, '-- POWAY ROAD SPECIFIC PLAN 35 · All signs shall be constructed to be consistent in design, size, scale, and character with the architectural theme designated for each district. · Sign materials and colors shall complement the _ ~ building or center. · Kiosk directional signs located within centers or at key common areas within each district are -.- ~ encouraged. · District theme designed street block number signs - shall be affixed to light posts to mark the beginning of a new block number series. -- ' · Signs should be placed to be consistent with the proportions and scale of the building facade. -" · The use of graphics consistent with the nature of the business or products available is encouraged, i.e. hammer symbol for hardware store. · Monument-type signs are the preferred alternative for business identification SIOL~NALKS Sidewalks along Poway Road shall comply with certain general guidelines, although their specific design will vary between the individual nodes along the road. · Easily accessible sidewalks shall be constructed along the entire length of Poway Road. · The sidewalks along Poway Road shall provide safe and convenient access for persons with restricted mobility. · Pedestrian "pathways" should be constructed -- where appropriate and possible to provide a safe and convenient link between commercial districts and their adjacent residential areas to promote local commerce -' through increased accessibility. The sidewalk system should interconnect with the pathways. · POWAY ROAD SPECIFIC PLAN 36 L~NDSCAPE Landscaping is an important element contributing to the identity of the ._ City. The plant material concept for the Poway Road Specific Plan emphasizes theme trees, accent materials, and landscape screening techniques for each of the four districts. Establishing a community .... atmosphere for Poway Road requires a compatibility and balance between architecture styles and plant materials. The following objectives set the standard to create this balance. · Promote a pleasant, distinctive, and contemporary environment. · Reinforce linkages that create a recognizable community character. -- · Complement the variety of architectural style and themes. · Frame and emphasize vistas and other pleasant sight locations. · Provide visual cues as to the hierarchy of the various commercial --- uses along Poway Road. Poway Creek, which runs along the southern edge of the specific plan - area, and its tributaries, provide an attractive natural element which echoes Poway's rural character and provides an amenity for the area. Site design of new development should take advantage of its proximity to - the creeks and, where possible pedestrian routes should be developed along them. Landscaping within the Specific Plan area shall conform to the following guidelines: · The quantity, size and types of plant materials and irrigation shall be consistent with the City of Poway _ Landscape Guidelines. · Landscaping should be in scale with adjacent buildings and be of appropriate size at maturity to accomplish its intended goals. - · Landscaping around the entire base of buildings is recommended to soften the edges between the parking lot and the structure. · Landscaping should be used to define specific areas by helping to focus on entrances, screening parking lots, - defining the edges of various land uses, providing transition between neighboring properties, screening of loading areas, and the creation of open space and pedestrian areas. · Parking lots and sidewalks should be well shaded. POWAY ROAD SPECIFIC PLAN 37 · Landscaping should be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks, or the use of curbs. UTIUTIES All new utility boxes shall be placed in underground vaults. If proven to be not feasible, the location of exposed encasement shall be screened - and oriented toward property boundaries and away from main entrances and central locations. Utility boxes shall be designed and coordinated with the architectural and landscape elements of the site so as not to -- detract from the overall project appearance. Other utility connection specifications shall be in accordance with the commercial performance standards under Section 17.10 of the Poway Municipal Code. The infrastructure currently in place along Poway Road is sufficient in __ size and capacity to accommodate buildout of the commercial corridor. These facilities include water, sewer, drainage, natural gas and electricity. Normal periodic maintenance of these systems will be _ required to ensure their integrity and function. --- P O W A Y R O A D SPECIFIC P L A N 38 COMMUNITY BUSINESS DISTRICT Total Number of Parcels: 106 Total Number of Acres: 86 -_. EXISTING CONDITIONS/DEVELOPMENT OPPORTUNITIES ~ The Community Business District is located on the western terminus of the - specific plan area. The District begins near Oak Knoll Road and extends to Carriage Road on the north and to the bowling alley parcel on the south. Unlike the other sections where the commercial land uses are accessed primarily from Poway Road, this district extend south to encompass businesses located on Oak Knoll Road and Pomerado Road. Land uses within the Community Business District include a wide variety of general retail, personal service businesses, -- commercial offices, food stores, restaurants, banks and financial institutions, insurance agencies, auto dealerships, motels and gasoline service stations. Given the heavy orientation of existing service-based businesses, the direction of this area will be to maintain its diversity, promote the service and specialty businesses and encourage the more intensive commercial uses to relocate to the appropriate district. Within the Community Business District are four automotive sales businesses _. and an autobody shop. While these businesses do provide a service, noise and odors from associated repair facilities often conflict with adjoining commercial and residential land uses. The owners of these types of businesses are encouraged -- to re-establish their companies within the Automotive/General Commercial District. Other businesses considered for rehabilitation or recombination are several of the small mini-centers constructed during the 1950-60's which contain -- limited architectural enhancement or landscaping. The application of architectural embellishments such as trellises, canopies, new siding, enhanced landscaping and other pedestrian-oriented improvements could make a significant difference -- in the appearance and economic viability of a center. A program to facilitate facade renovation is discussed in the implementation section of this plan. - The Community Business District is the largest in size of the four districts, encompassing approximately 86 acres. Like its diverse range of businesses, this _. district also contains the greatest extreme in architectural style and age. There are centers and single structures constructed solely from concrete block with little or no architectural embellishment typifying the construction and architectural _. styles of the 1960's. This district contains centers constructed entirely from wood and painted in earth tones, representing the 1970 period. The area also contains centers constructed with a combination of wood and stucco utilizing muted earth .... tones and brighter accent colors. This style represents the 1980 time period. Given this extended time period of commercial development, the desirability and economic effectiveness of the older centers is in question. The market and economic study prepared for this specific plan indicated that there is an excess of POWAY ROAD SPECIFIC PLAN 39 commercial space on Poway Road and that many of the older centers and single use structures were commercially under-utilized. The report also noted that newer centers were experiencing fewer vacancies and were far more prosperous than the older centers and single structure businesses. With the ultimate goal of enhancing the commercial and visual viability of the specific plan area, the implementation plan should consider rehabilitating or consolidating under-utilized or blighted centers and single use structures into more efficient planned centers. SITE DEVELOPMENT REGULATIONS ~ Front Yard 20 Feet '- Side Yard 10 Feet Streetside 10 Feet ._ Rear Yard 25 Feet MINIMUM LOT SIZE: 10,000 Sq. Ft. ~ ....... ~.~,.,.~.. Every lot and building site shall be a ~ I BUILDING HEIGHT: 3$ Feet / 2 Stories -- No portion of any building shall exceed 35 feet or two stories, whichever is less. 35' Exceptions to this rule include -- architectural enhancements such as weather vanes, clock towers and steeples. LOT COVERAGE: 3~% No building or buildings shall occupy more than 35 percent of the building lot area. The square footage of a second story does not apply toward the building foot print. -- P O W A Y ROAD SPECIFIC PLAN 40 __ ARCHITECTURAL GUIDELINESi - The Community Business District represents a vast array of land uses _ and architectural styles. To assist in creating a sense of unity and identity within the district a new architectural theme is proposed. This concept incorporates elements of existing structures and materials and translates them into a California barn/ranch architectural vernacular which borrows upon the architectural style utilized in the early years of Poway. These design concepts which apply to the Community Business - and Mixed Use Districts are illustrated in Figures 9,10 and 11. · Development within the Community Business District shall - reflect a California ranch design theme and shall incorporate elements from the architectural vernacular matrix for the district as shown in Figure The architectural style is typified -' by a barn-like building mass highlighted by clerestory windows and covered verandas supported by wood posts or river rock columns. · Wall materials are characterized by board and batten siding, wood clapboards, patterned or plain wood shakes, washed river rock and brick. _ · Window design should include arched, clerestory, wagon - wheel, Mission, ribbon and casement styles. Storm or other forms of shutters may be used to complement the windows. · Appropriate roof styles are gabled, hipped or shed roofs extending over storefront walkways to form covered verandas - and arcades. · The roof line on any structure should not run in a - continuous plane or more that 100 feet without an offset or jog of the roof plane. - · The use of awnings, recessed doorways and windows, extended roof eaves and balconies are encouraged to enhance the depth and appearance of new or rehabilitated -- structures. · The height and scale of new development utilizing the .... architectural styles depicted for the Community Business District should contain transitional elements to complement _ adjoining development. POWAY ROAD SPECIFIC PLAN 41 <>~ SITE DESIGN ~. · The building mass should frame and encompass internal pedestrian courtyards as illustrated in Figure 12. Alternative or addition to the courtyards are other gathering spaces such as porches, plazas, patios and gardens. · Embellishments within the courtyards should be characterized by formal gardens, fountains, public art and enhance pavement fashioned after the traditional "ranch compound". · Buildings should be located behind a landscaped setback. · Landscaping with the Community Business District shall be informal and rural in character as illustrated in Figure 13. · The primary tree should be the single or multi-trunk California Sycamore (Platanus Racemosa) planted in informal clusters. Appropriate accent trees include American Sweet Gum (l_iquidamber styraciflua), California Pepper (Schinus mol/e), Oak (Quercus), Australian Willow (Giejera paruifolia), Purple-leaf Plum (Prunus cerasifera Atropurpurea). · Street trees shall be located so as to provide substantial shade on the public sidewalk. · Setback areas should incorporate undulating earth berms planted with drought tolerant shrubs, groundcovers, vines and trees. · Parking areas should be separated from the street by a combination of berming, landscaping and rural-oriented theme fencing that incorporates wood post rails and washed river rock pilasters. · Six-foot-high decorative masonry walls should also be placed contiguous to residential districts. POWAY ROAD SPECIFIC PLAN 45 IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY · Shelters, benches and trash receptacles to City standards shall be provided for all bus shelters. · Center medians should be planted with drought tolerant shrubs and groundcovers and with California Sycamores (Platanus Racemosa) planted with random spacing. · Sidewalks should be five (5') wide, curb adjacent and separated from parking areas by rural theme fencing and landscaping. · Examples of streetscape furniture for the Community Business District are illustrated in Figure 14. POWAY ROAD SPECIFIC PLAN 47 MIXED USE DISTRICT Total Number of Parcels: 22 Total Number of Acres: 28 EXISTING CONDITIONSI DEVELOPMENT OPPORTUNITIES __ Located in the middle of the Specific Plan area between the Community Business District and the Town Center District is the Mixed Use District. Carriage Road forms the northwestern boundary of this district and the current Fun Bowl bowling -- alley parcel forms the southwest border. Tarascan Drive and Quate Court, located opposite each other on Poway Road, create the eastern boundary of this zone. Land uses within this area include fast food restaurants, equipment -- rentals, ministorage, landscape material delivery, personal services, commercial office businesses and single family condominium units. Residential uses encompass approximately fifty percent of the existing land area within the quarter. Although this sector is the smallest of the four districts, many of the existing parcels and buildings are vacant or underdeveloped, providing one of the greatest opportunities for redevelopment. Adding a strong residential component to this area would provide a much needed break in the linear commercial -'- development and help to establish the Town Center as a distinct, identifiable core for the community. Also, additional residents in the area will help commercial uses to be more viable. One of the areas which could be developed encompass the six parcels located .... on the north side of Poway Road between Tarascan Drive and the existing residential development. These parcels could be combined to provide for the continuance of the residential land uses or developed as a mixed use ._ residential/office complex with uses that would benefit from the proximity of the library and of other civic uses. Another site that could be considered for a residential or a mixed use project are the two parcels located on the southwest .... corner of the district. These parcels are bordered by single family residential, the Poway Community Park and the bowling alley. To the east of this site are a series of separate buildings developed primarily with office uses· These nine · buildings could be recombined into a new more efficient center with greater visibility to Poway Road and direct connections to the new library complex. Complementary businesses and restaurants could benefit from the proximity of these facilities. The Mixed Use District is the smallest in size of the four districts, encompassing approximately 28 acres. The Carriage Point Condominium project was constructed using period 1990 style multi-family design utilizing grays, whites, primary and accent colors. The ARCO AM PM service station located on the POWAY ROAD SPECIFIC PLAN 50 southeast corner of Poway and Carriage Road, was constructed in the mid 1980's and contains a somewhat brighter series of accent colors. The remainder of the buildings in the area range from the 1950-60 masonry block building to the late 1960 early 1970's brick or split-face block. This district, like the adjoining Community Business District, contains a number of vacant and/or underutilized buildings that should be considered for rehabilitation or consolidation into new residential or mixed use center incorporating the design guidelines and development opportunities provide through this Plan. SITE DEVELOPMENT REGULATIONS ~ SETBACKS: - - Front Yard 20 Feet Side Yard 10 Feet Streetside 10 Feet ~ ~ i Rear Yard 25 Feet MINIMUM LOT SIZE: 10,000 Sq. Ft. minimum of 10,000 square feet with the "~`~``~,~`~``~``~`~-Ii!ii~!i~!~i!~i~!iii~!?iiiiii!iiiiii!ii~iiii~iii!iiii!iii~:~ minimum lot dimensions measuring 100 I?"-'-" "'" ' -" '-' "!li?iiiiii ii ?i iii~::"~::~::i?: .::::,:,,::,:. ::::::iiiiiiiii i il feet in depth by 60 feet in width. ::i i i ::ii:. iii:::: ::::i BUILDING HEIGHT: 35 Feet / 2 Stories No portion of any building shall exceed ~ 35 feet or two stories, which ever is less. Exceptions to this rule include 35' architectural enhancements such as weather vanes, clock towers and steeples. LOT COVERAGE / DENSITY: 35% · No building or buildings shall occupy  more than 35 percent of the building lot area. The square footage of a second story does not apply toward the building footprint· In a residential only project, development density shall not exceed 12 dwelling units per acre. POWAY ROAD SPECIFIC PLAN 51 ARCHITECTURAL GUIDELINES ~ The Mixed Use District contains commercial and residential structures that date from the early 1960's to the present. To assist in establishing a common design theme that will unite the architectural styles of the District, establish a theme that is conducive to mixed use development and is consistent with the architectural theme of the adjoining District, development within the Mixed Use District shall conform to the following rural oriented barn/ranch architectural style and site design utilized in the Community Business District. Development in the Mixed Use District shall conform to the following guidelines: · Development within the Mixed Use District shall be consistent with the Community Business District design theme and shall incorporate elements from the architectural vernacular matrix for that district shown in Figures 9,10 and · Wall materials are characterized by board and batten siding, wood clapboards, patterned or plain wood shakes, washed river rock and brick. · Window design should include arched, clerestory, wagon wheel, mission, ribbon and casement styles. Storm or other forms of shutters may be used to complement the windows. · Appropriate roof styles are gabled, hipped or shed roofs extending over storefront walkways to form covered verandas and arcades. · Mixed use projects that provide commercial space on the ground floor with residential units above are encouraged over projects that propose commercial uses on the front of the lot and residential uses to the rear. · When residential and commercial uses are provided in the same structure, separate entrances should be provided for each use. SITE DESIGN · Appropriate recreational/open space amenities shall be incorporated into the development to serve the needs of the residents. POWAY ROAD SPECIFIC PLAN 52 - · Open space intended for use by residents only should not be accessible from the commercial area. Open space and courtyards in the commercial areas should be accessible to residential occupants and visitors. · Fencing shall be predominantly rural-oriented theme --- fencing characterized by wood post rails and washed river rock pilasters, Decorative sound attenuation walls may be incorporated into the front landscape area for residential projects only. · Loading areas and refuse storage facilities should be completely screened from the residential portion and located as far as possible from the residential portion to minimize potential odors. · Buildings should be located behind an undulating ___ landscaped setback. · The amount of parking required shall be determined by __ taking into consideration the potential available parking spaces resulting from off-set peak demand uses on the site, · No parking shall be allowed between Poway Road and the main structure. On-site parking shall be located to the side or rear of the building. PEDESTRIAN COURTYARDS -" Pedestrian Courtyards attract people to the area because they provide an environment that gives pleasure and invites one to linger. Examples of pedestrian courtyards include: --' uniquely landscaped areas; courtyards with water features with space for people to interact; gazebos; an area around a clock tower that includes pedestrian amenities or a unique outdoor dining area· Pedestrian Courtyards should include seating which will allow people to stop and enjoy them. _ Developments in the Mixed Use District are strongly encouraged to incorporate at least one courtyard into the site plan. POWAY ROAD SPECIFIC PLAN 53 · Landscaping within the Mixed-Use District shall be -- informal and rural in character. · The primary tree should be the single or multi-trunk .- California Sycamore (Platanus racemosa) planted in informal clusters. Appropriate accent trees include American Sweet Gum (l~quidambar styraciflua), California Pepper (Schinus -" mol/e), Oak ( Quercus), Australian Willow ( Geijera parviflora), and Purple-leaf Plum (Prunus cerasifera Atropurpurea). - · Landscaping in the Mixed-Use District should be particularly lush and dense to buffer future residential and office uses from Poway Road. · Street trees shall be planted an average of 50' on center _ and located so as to provide substantial shade on the public sidewalk. IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY · Sidewalks should meander within the area behind the curb through a densely landscaped area as illustrated in Figure 15. · Shelters and benches to city standard shall be provided for all bus shelters. · Tho style and design of the light standards, signs and screen walls and fencing shall be consistent with those defined in the Community Business District. POWAY ROAD SPECIFIC PLAN 54 TOWN CENTER Total Number of Parcels: 61 Total Number of Acres: 98 -- EXISTING CON DITIONS/DEVELOPM ENT OPPORTUNITIES ~ The Town Center District is located between the Automotive/General Commercial - District and the Mixed Use District and serves as the primary focus of the Specific Plan. The district begins at Tarascan Drive and extends east to Midland Road. Land uses within the Town Center District consist of general retail, restaurants, food stores, a movie theater, personal service businesses and government facilities that include City Hail, Fire Station #1, the California Department of Motor Vehicles and the public library. It is the intent of this District to serve as the downtown or "heart" of the City. As such, proposed design concepts seek to enhance the pedestrian and architectural character of the District. Methods proposed to accomplish this include widening sidewalks, increasing the level and amount of light for evening activities, and encouraging land uses that provide and promote citizen interaction and that remain open to accommodate late evening patronage. Restaurants, coffee shops, art and antiques studios, cabarets, and dinner theaters are examples of the types of land uses encouraged to enhance the fun and excitement of the area. Poway and Community Road form the main and most prominent intersection in both the Town Center District and the study area. As such, lighting, sidewalk, street furniture and public art enhancement of this prominent intersection are recommended to indicate the intersection's --- significance to the Specific Plan. There is only one completely vacant parcel within the Town Center District where -- a new project would be required to conform to the design and architectural standards. There are, however, a series of under-developed sites that could be rehabilitated to conform to the new architectural design standards or combined to create a new center. One example is the northwest corner of Poway and Community Road. The four existing land uses distributed over two parcels could be combined to accommodate a new restaurant, financial institution or similar development at this major commercial intersection. Located between Bowron Road and Poway Plaza are eleven parcels developed with single tenant structures. Land uses within this area include among others a mortuary, newspaper business, irrigation equipment sales, tire sales and service and a health food store. Recommendations within the Market Analysis indicated that consolidation of strip retail uses in combination with, the relocation of the more intensive commercial uses into the appropriate district, and the consolidation of automotive repair outlets into planned centers, would lead to more efficient land -. utilization and benefit relocated businesses through improved public access and image. POWAY ROAD SPECIFIC PLAN 5~ Located within the Town Center District are four large commercial complexes, several mini-malls and numerous single use structures. The main centers include Poway Plaza, the Town and Country Center, Walmart end Creekside Plaza. Each of these centers were constructed in different time periods, yet contain architectural elements that relate to the new architectural theme. Creekside Plaza, constructed in 1993, contains the elements of mass associated with government buildings, the integration of weed and stucco for exterior surfacee and the inclusion of tower elements for height. SITE DEVELOPMENT REGULATIONS ~ SETBACKS: _ _ Front Yard O0 Feet Side Yard 00 Feet - Streetside 00 Feet (~rYf~ ~ i Rear Yard O0 Feet* · 25 feet when adjacent to -- residential development MINIMUM LOT SIZE: 10,000 Sq. Ft. ................ ~::~ ~:~,: minimum of 10,000 square feet with the minimum lot dimensions measuring 100 BUILDING HEIGHT: 35 Feet 1 2 Stories ..... No portion of any building shall exceed 35 feet or two stories, whichever is less. _ Exceptions to this rule include architectural enhancements such as weather vanes, clock towers and _~ steeples. LOT COVERAGE: 45"/. -- :~¢~,~ ......... ~ .......... o oo.o~ ~, area. The square footage of a second footprint. POWAY ROAD SPECIFIC PLAN 57 ARCHITECTURAL GUIDELINES ~ - The Town Center District is designed to promote a community-wide identity and a _ sense of place by unifying commercial, office and governmental structures and functions. As the "Hub" of the City, the Town Center District will take on a new, more formal appearance, unique to itself, yet respectful of Poway's past. The -- architectural theme is reminiscent of rustic Spanish colonial styles. Development in this District shall conform to the following guidelines: -- · Development in the Town Center District shall be consistent with the '"Town Center District" design theme and shall incorporate elements from the architectural vernacular - matrix for that district as shown in Figure 16 and 17. · Buildings in the Town Center shall be characterized by -- one-and two-story masonry and wood structures. Building mass should be punctuated by cantilevered balconies supported by heavy wood columns with decorative brackets. Additional relief should be provided by towers, galleries, clerestories, exterior stairways, columns, arches, arcades, _ colonnades, pergolas and trellis elements. · Roof structures should be gabled or hipped with second stow balconies cantilevered and covered by the principal roof. Ornamentation includes large wood posts with decorative brackets, wood balustrades, carved wood doors, -- and multi-paned windows. · The roof line on any structure should not run in a -- continuous plane for more that 50 feet without an offset or jog of the roof plane. -- · Development should contain significant and appropriate ornamentation including: wood posts with decorative brackets; wood balustrades; shutters; carved wood, paneled, -' or arched doors; multi-paned and arched windows. · The district theme wall is a Iow, stucco-covered, masonry -- wall. __ SITE DESIGN ~ · The Town Center District should feature buildings __ located contiguous to the sidewalk at the street edge. · Colonnades contiguous to the sidewalk are encouraged. ~____ P O W A Y ROAD S P E C I F I C PLAN 58 __ · Buildings should be clustered to create opportunities for plazas, pedestrian malls and other "pedestrian courtyards". When clustering is not feasible, a visual link between buildings should be established. This link can be created through the use of the arcade system, trellis, or other open structure and enhanced pavement. · Particular attention should be paid to enhancing the pedestrian environment in the Town Center. · Directional kiosk structures shall be constructed in new commercial projects or major rehabilitations. · Parking should be oriented to the rear or interior of the parcel. · In order to enhance pedestrian links, all parking lots for more than ten cars should have separate pedestrian walks leading from the parking areas to the destination and from the street to the main buildings. The walks should be at least _ seven feet wide, transitionally raised and paved differently than the road, and shaded by trees or vine covered pergolas. Parking areas should be sited perpendicular to the final destination with one walkway provided for each four bays of parked cars. -- · One method to improve the visual and cultural appearance of the Town Center District is through the introduction of various forms of public art. Fountains, public -- art or other cultural amenities are strongly encouraged to be included in the site plans for any new or major rehabilitation project. PEDESTRIAN COURTYARDS ~ Pedestrian Courtyards attract people to the area because they provide an environment that gives pleasure and invites one to linger. Examples of pedestrian courtyards include: uniquely landscaped areas; courtyards with water features _. with space for people to interact; gazebos; an area around a clock tower that includes pedestrian amenities or a unique outdoor dining area. Pedestrian Courtyards should include _ seating which will allow people to stop and enjoy them. All new development and major rehabilitations in the Town Center are required to incorporate at least one courtyard. ._ P O WAY ROAD S P E C I F I C P LA N 61 City of Poway_ Poway Road Specific Plan DIRECTIONAL KIOSK FIGURE 18 ~ *-- POWAY ROAD SPECIFIC PLAN 62 Landscaping in the Town Center should be formal, ~ emphasized by soldier rows of palm trees along each sidewalk and within the center median. Color accents to the sidewalk and roadway should consist of drought tolerant -. flowering plants in terra cotta pots, · Parking lot trees should consist of California Sycamore -- (Platanus Racemosa), Holly Oak (Quercus Ilex), Silver Dollar Gum (Eucalyptus polyanthemos), or Chinese Pistache (Pistacia chinensis). · Accent Trees should consist of Crape Myrtle (Lagerstroemia indica), Chinese Fringe Tree (Chionanthus -- retusus), Bottle Tree (Brachychiton populneus) or Coast Live Oak (Quercus agdfclia). -- PUBLIC ART / _. One method to improve the visual and cultural appearance of the Town Center District is through the introduction of appropriate public art. All new major rehabilitations are strongly encouraged to include public art in the project. LIGHTING · In order to enhance the Town Center's role as an entertainment center, bright lighting should be used during - the evening hours. In order to respect the research needs of Palomar Observatory, low intensity lighting must be used between 11:00 p.m. and dawn. · Parking lot lighting should complement the street lighting style and be in pedestrian scale. On-site lighting should -- emphasize pedestrian walkways and gathering places. · The use of lighted bollards, building accent lighting, vegetation backlighting and other forms of decorative ancillary lighting are encouraged. · Street light poles should be located opposite each other across Poway Road. POWAY ROAD SPECIFIC PLAN 63 IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY · Formal soldier rows of Canary Island Palms shall be -- planted twenty-five feet on center along both sides of Poway Road and within the landscaped medians. -- · Terra cotta pots containing drought tolerant flowering plants shall be clustered at the base of the palm trees along the sidewalk and in the center medians. · Pedestrian scale double and triple globe street light fixtures should be installed along the curb and in the center median. · Curb-adjacent sidewalks in the Town Center should be at least ten feet wide. _~ · In order to emphasize its position at the center of the Town Center District, the intersection of Poway Road and Community Road should receive an enhanced pavement -- treatment as shown in Figure 21. · Pedestrian crosswalks throughout the Town Center should receive enhanced pavement which provides a safe, distinctive and pleasant walking surface. · Seating and shelter for bus shelters should be incorporated into public gathering spaces. .... POWAY ROAD SPECIFIC PLAN 65 City of Poway_ Poway Road Specific Plan ENHANCED PAVEMENT FIGURE 21 O -- POWAY ROAD SPECIFIC PLAN 67 AUTOMOTIVE AND GENERAL COMMERCIAL ~ Total Number of Parcels: 55 Total Number of Acres: 63 __ EXISTING CONDITIONSl DEVELOPMENT OPPORTUNITIES The Automotive and General Commercial District is located on the eastern terminus of the specific plan area. The node begins at Midland Road and extends to the intersection of Garden Road and Poway Road. Land uses within the Automotive and General Commercial node consist primarily of automotive, motorcycle and boat sales, sen/ica and ancillary repair and part supply sen/ices. The Automotive and General Commercial District also supports a limited number of ministorage facilities, restaurants, general retail and personal service businesses. Although limited in total number, the Automotive and General Commercial district - has a larger number of vacant and underdeveloped parcels than any other node within the specific plan. As such, it presents a greater opportunity for development opportunities. Recommendations in the Market Analysis suggest consolidation of auto repair businesses into planned centers and the concentration of automotive dealerships would lead to more efficient land utilization and benefit businesses through improved public access and image. -- Automotive related businesses looking to locate or relocate into the Automotive and General Commercial District are encouraged to consider these infill locations. Another area that provides the opportunity for redevelopment is the - area north of Poway Road between Evanston Drive and Ann-O-Reno Lane which is currently developed with detached houses. Although the limited depth of the lot and proximity to residential land uses may discourage or may be inappropriate for automotive dealerships, less intensive support businesses could be accommodated. As with the other districts, the Automotive/General Commercial District also contains a diverse range of architectural styles and uses. One of the oldest structures dates back to 1930 and was used as a General Store and Post Office. In contrast, new post modern, angular, stucco buildings that accommodate the car dealerships are dispersed along the north and south sides of Poway Road. _. At the intersection of Poway Road and Garden Road are a 7-11, the Lincoln Shopping Center and Secure Self Storage of Poway. All three of these structures were constructed in a similar manner utilizing white stucco siding. Between the -- car dealerships and the Lincoln Center are seven wood-frame single family homes. Located on the south side of Poway Road are a series of automotive repair canters. These canters are typically constructed from gray concrete block -- with little architectural articulation. POWAY ROAD SPECIFIC PLAN __ SITE DEVELOPMENT REGULATIONS ~ SETBACKS: Front Yard * 20 Feet -, Side Yard 10 Feet Streetside 10 Feet Rear Yard 25 Feet · One vehicle per 50 linear feet may be displayed on a permanent structure within the landscape setback area for vehicle dealerships. ~i:~:. i:~i::i:, i~:i::i!i~::~:i}i~i~:i i!i::i~i ii~i}i:~i!iii:~i:~!ii:~i !ii MINIMUM LOT SIZE: 10,000 Sq. Ft. '~;~ Every lot and building site shall be a ~¢~'~ minimum of 10,000 square feet with the ::~::=:~:~::~ ................ ¥:~: minimum lot dimensions measuring 100 :~:r:~?~:~:~:~:~*.',;:~:~:~:~:~:~:~:~,~:~.~:~:~: feet in depth by 60 feet in width. __ No portion of any building shall exceed 5 35 feet or two-stories, whichever is less. Exceptions to this rule include _ architectural enhancements such as weather vanes, clock towers, steeples LOT COVERAGE: 35% -- No building or buildings combined shall occupy more than 35 percent of the lot area. The square footage of a second - story does not apply toward the building footprint. POWAY ROAD SPECIFIC PLAN 70 ARCHITt Development within the Automotive and General Commercial District shall be in .. the Post Modern style and shall incorporate elements from the architectural vernacular matrix for that district as shown in Figure 23, 24 and 25. -- · Buildings and ornamentation should emphasize simple geometric forms and layering of surfaces. Architectural detailing should be painted to complement the facade and -- complement adjacent buildings. · Design should emphasize Iow rise building mass. SITE DESIGN ~ · For motor vehicle and boat dealerships, the main - building mass should be set back from Poway Road to allow for product display in the area between the building and the landscaped setback. A limited number of permanent display pads may be approved within the front setback area. Service areas should be located toward the rear of the parcel with bay _.~ doors oriented away from residential areas, Figure 26. · Lighting adjacent to the residential land uses shall be _ oriented away from the residential areas and designed and shielded to prevent spill over across property boundaries. -- · Automobile dealerships shall provide an adequate on-site queuing area for service customers. The queuing area or lanes shall be large enough to hold at least one and -- one half vehicles per service bay in the facility based on a queuing distance of twenty five feet (25) per vehicle. On-site driveways may be used for queuing, but may not interfere -- with access to required parking spaces. Required parking spaces may not be used for queuing. -- · Reciprocal parking and access should be provided between parcels, particularly automotive sales facilities. -- · As a focal point, locating the automotive sales showrooms in the center of the parcel should be considered. · Where automotive, boat or other mechanical service and repairs are conducted adjacent to residential uses, _ appropriate buffering techniques such as increased setbacks, screening and landscaping must be provided to ~ mitigate any potential negative effects created by the operations. POWAY ROAD SPECIFIC PLAN 71 _ LANDSCAPING ~ · The predominant tree in the Automotive and General _. Commercial District shall be the American Sweet Gum (l_iquidambar styraciflua). Accent trees may include Podocarpus, Honey Locust (Gleditsia tdacanthos), Tristania, - Bottle Tree (Brachychiton populneus), and Crape Myrtle ( L agerstroemia indica ). - · Fifty (50) percent of the required street trees along the street frontage of an automobile dealership may be clustered near the boundaries of the parcel. Clustered trees shall be at - a spacing that will not interfere or inhibit the trees' growth and shall of an appropriate spaCing for the tree species. -- · Dense evergreen landscape buffers shall be placed contiguous to all property lines adjacent to residential districts. · Street setback areas shall be landscaped with a combination of drought tolerant shrubs and groundcover. IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY · Sidewalks shall be five feet (5') wide and curb adjacent. · The center median shall be planted with turf or Iow growing ground cover and American Sweet Gums ( l_iquidambar Styraciflua ). · Shelters and benches to city standard shall be provided for all bus shelters. · Residential areas abutting Poway Road should be protected from noise impacts by the installation Of eight foot -- (8') high slump block walls with street names pressed into the corner return at intersections. -- · A streetscape profile concept and examples of the types of street furniture robe used in the Automotive and General Commercial District are illustrated in Figures 27 and 28. -- POWAY ROAD SPECIFIC PLAN 76 CHAPTER VI The Poway Road Specific Plan has been adopted to ensure the future - development of the City's core commercial area as a diverse, economically healthy, family--oriented area providing a unique combination of goods and services presented in a city-in-the-country atmosphere. It will benefit all -- businesses and property owners on Poway Road by enhancing the commercial environment. Successful implementation of the Specific Plan will require a joint effort on the part of these private stakeholders and the City/Redevelopment Agency. New development on vacant land is expected to be privately initiated and funded and will be constructed in accordance with the regulations set out in this Specific Plan. Rehabilitation of existing development is expected to be privately initiated _ and primarily privately funded, although it may be assisted through incentive programs. Some currently developed sites, however, will need to be totally redeveloped because of the condition or configuration of the existing - development, it may be necessary for the Redevelopment Agency to significantly assist these projects financially and/or to use the powers of eminent domain to facilitate or force the effort. PRIVATELY FUNDED DEVELOPMENT / -- Some future development and/or redevelopment will be totally privately initiated and funded, in these cases the role of the City will be limited to ensuring that the projects comply with the standards and design themes established by the -- Specific Plan. INCENTIVE PROGRAMS FOR PRIVATE DEVELOPMENT ~ Some private redevelopment efforts may need to be stimulated by City offered incentives intended to assist the property owner in financing the proposed improvements or to encourage inclusion of specified amenities in the project. The granting of incentive bonuses is a completely discretionary action. The City is not obligated to grant development incentive bonuses. Before applicants prepare preliminary plans, they should discuss provisions of applicable programs with the City's Incentive Program Committee, comprised of the Directors of Planning, -- Engineering and Redevelopment Services. In addition to recommending the degree of the bonus provision, City Staff will also determine how well the development has addressed the design guidelines of the Specific Plan. Bonuses -- may be granted by the City on a case by case basis with each development or major rehabilitation considered individually. Development incentives shall be granted by the City Council through the Development Review process. --_ POWAY ROAD SPECIFIC PLAN 79 FACADE RENOVATION Improving the physical appearance of buildings within the Specific Plan area - is one of the major goals of the Specific Plan. This process can take place either in association with a private renovation, through incentives sponsored by the City or a combination thereof. The Facade Renovation Program seeks - to bring new life to older buildings by assisting property owners, who might not otherwise consider improving their businesses, to upgrade the appearance of their buildings and therefore improve the overall image of Poway Road. INCENTIVES · To encourage revitalization, the City may offer loans up to $10,000 for the enhancement of a building facade. The loan will be _ forgiven at a rate of 10% per year. Should the business remain in Poway for a ten year period, the loan will be fully repaid. Should the business close or relocate before the ten year period, the prorata _ balance of the loan will become due. · In addition, Iow-interest loans may also be available to assist - property owners with long-term financing of eligible improvements. ELIGIBLE IMPROVEMENTS The following i'mprovements are eligible for consideration under the Facade Renovation Program. This list is illustrative, not comprehensive. · Storefront Remodeling · Pedestrian facilities, trellises, canopies, plazas and courtyards -- · Painting · Lighting · Windows and window treatments -- · Awnings REQUIREMENTS AND PROCEDURES All facade improvements must comply with the Poway Road Specific Plan Architectural Guidelines designated for the particular district for - this specific project. Each facade improvement must be approved by the City in advance of formal submittal of a development application or building plan check. Applicants for the Facade Improvement Program shall follow the _ procedures established for the administration of the program. The procedures will generally follow this process: -- POWAY ROAD SPECIFIC PLAN 80 -~_ City of Poway_ - Poway Road Specific Plan FACADE RENOVATION ; / / FIGURE 29 --. P OWA Y ROAD SPECIFIC P L A N 81 _. 1. Pre-application meeting with staff. 2. Obtain preliminary design and cost estimates for improvements -- based on the District's architectural theme. 3. Staff reviews proposal and comments. 4. Applicant obtains and submits final plans, specifications and costs to the City for review and approval. 5. City issues letter of commitment and applicant signs statement of agreement with conditions of approval. 6. Applicant obtains commitment for private funding of Iow-interest loan or grant from the City and obtains all necessary permits. _ 7. Applicant receives final approval from the Planning, Building and Engineering Departments as necessary. _ 8. City reimburses applicant upon satisfactory completion of work based on actual invoices and letters of commitment. - _ PEDESTRIAN AMENITIES Improving the pedestrian usage within the Specific Plan area through - various comfort and safety improvements such as plazas, courtyards, seating areas, and walkway improvements is another major goal of the Specific Plan. The Pedestrian Amenities Program seeks to increase -- pedestrian usage and enhance the pedestrian environment along Poway Road thereby adding to the visual quality of the area, reducing traffic congestion, the amount of land required for parking facilities and -- enhancing air quality. INCENTIVES · TO encourage revitalization, the City may offer loans up to $10,000 for the enhancement of a pedestrian amenity. The loan will be forgiven at a rate of 10% per year. Should the business remain in Poway for a ten year period, the loan will be fully repaid. Should _ the business close or relocate before the ten year period, the balance of the loan will become due. In addition, Iow-interest loans may also be available to assist property owners with long-term _ financing of eligible improvements. -- P OWAY ROAD SPECIFIC PLAN 82 __. · For every 200 square feet of usable pedestrian plaza or courtyard provided, on-site parking requirements may be reduced ~ by one parking space, provided that adequate parking is provided _. for the uses in the development. · Through the agreement process, the City may consider other -_ pedestrian incentive bonuses such as a reduction in the processing fees, in lieu fees or utility connection fees. The extent of such bonuses may vary subject to the scope of each individual project. · The Incentive Program Committee may make adjustments in the incentive program based on site constraints, relationship of the project to adjacent structures and uses, responsiveness of the project to the Specific guidelines, and other unique attributes of the project. ELIGIBLE IMPROVEMENTS -- The following improvements are eligible for consideration under the Pedestrian Amenities Program. This list is illustrative, not comprehensive. · Trellis, canopies, plazas and courtyards _ · Supplemental exterior seating · Enhanced walkway pavement REQUIREMENTS AND PROCEDURES All pedestrian improvements must comply with the Poway Road Specific __ Plan Architectural Guidelines designated for the particular district for this project. Each pedestrian amenity must be approved by the City in advance of any formal submittal of a development application or building _ plan check. In order to qualify for the pedestrian amenities bonus, a proposed project must meet the following requirements: 1. The minimum lot size considered for pedestrian projects shall -- be 10,000 square feet. 2. A qualifying plaza, courtyard or patio must be designed as an intregal part of the overall project and must be specifically related to the main circulation pattern within and connected to the project. --_ P O W A Y ROAD S P E C I F I C PLAN 83 __ 3. The minimum dimension of any qualified area shall be 15 feet of _ hardscape material, Pathways or sidewalks required for normal pedestrian circulation may not be included for bonus --- consideration. 4. Any qualified area must incorporate seating, enhanced paving -- materials, shade trees, and/or trellises and landscaping. Fountains public art and other similar site enhancing features are also highly encouraged. 5. Areas constructed for the sole use of employees, such as lobbies, outdoor dining areas and interior patios are not eligible --- for consideration under this program. _ 6. Any qualified area must be open to the sky except for shade trellises and roof overhangs. Glass enclosed sun rooms or arboretums may qualify if located adjacent to a public sidewalk _ and the facility is available to the public. SHARED PARKING / ACCESS The use of shared parking facilities between two adjacent developments can reduce the overall amount of parking spaces required and thereby permit more space for landscaping, pedestrian courtyards and public art. A reduction in the number of curb cuts result in improved traffic circulation safety and the joint use of adjoining facilities. INCENTIVES - The provision of a shared parking/access incentive bonus will be evaluated on a case by case basis. -- REQUIREMENTS In order to qualify for a shared parking/access incentive, the following - minimum criteria shall be observed: 1. Shared access driveways shall be constructed, where feasible, -- over the common property line between adjacent uses and a reciprocal access agreement shall be recorded. -- 2. Locations of shared accessways shall be consistent with the location and criteria submitted with the Final Report of the Transportation Task Force. 3. Pedestrian safety and access shall be prime consideration in the design of any shared parking access facility. -- POWAY ROAD SPECIFIC PLAN 84 LANDSCAPING Improving the physical appearance of a development is a combination of architecture and landscaping. Landscaping is required for all new development. This program would provide incentives for businesses and property owners that want to upgrade their development. New canters or existing centers proposing major renovations that provide a lush and far more extravagant landscape plan than normally required would also be eligible. Incorporation of appropriate public art is strongly encouraged. The Landscape Improvement Plan may be used in combination with other incentive programs in a complete renovation of a site. INCENTIVES · To encourage revitalization of an existing facility or the creation of an elaborate landscape plan for a new project, the City may offer up to a 25% reduction in landscape plan check fees. · For every 300 square feet of additional landscaping beyond the normal requirements or a significant intensification of existing landscaping, on-site parking requirements may be reduced by one spaca, provided that adequate parking is provided for the uses in the development. ELIGIBLE IMPROVEMENTS The following improvements are eligible for consideration under the Landscape Improvement Program. This list is illustrative, not comprehensive. · Renovation of a canter or structure with inadequate landscaping as compared with current requirements. · Elaborate enhancament of the landscape plan proposed for a new canter or structure. · Enhancament of landscaping in an existing or proposed development to include appropriate public art. REQUIREMENTS AND PROCEDURES All landscape improvements must comply with the Poway Road Specific Plan district standards and City of Poway Landscape Guidelines. Each landscape improvement must be approved by the City in advance of formal submittal of a development application or building plan check. -- P O W A Y R OA D S P E C I F I C PLAN 85 Applicants for the Landscape Improvement Program shall follow the procedures established for the administration of the program. The applicants will generally follow this process: 1. Pre-application meeting with staff. 2. Obtain preliminary design and cost estimates for improvements based on the District's landscape theme. -- 3. Staff reviews proposal and comments. __ 4. Applicant obtains and submits final plans, specifications and costs to the City for review and approval. .__ 5. City issues letter of commitment and applicant signs a statement of agreement with the conditions of approval. __ 6. Applicant obtains commitment for private funding of Iow-interest loan or grant from the City and obtains all necessary permits. 7. Applicant receives final approval from the Planning, Building and Engineering Departments as necessary. 8. City reimburses applicant upon satisfactory completion of work based on actual invoices and letters of commitment. PUBLICLY FUNDED IMPROVEMENTS - The right-of-way configuration of Poway Road, because of the proximity of adjoining businesses, is not likely to change. Future improvements will, therefore, be limited to such things as street furniture, sidewalk expansion, intersection -- enhancement, decorative concrete work, and the expansion/modification of the street light system. For these improvements to occur the City _ Council/Redevelopment Agency must approve the project list which must be of economic benefit to the City and allocate funds to construct the project. Allocation of the funds, however, are often constrained by their availability and the number, priority and scale of other projects. PR~ORITY L~ST The number of public projects that can be done each year is limited by the availability of funds and of staff time to manage the projects. Since - the number of desirable projects will probably exceed the limited amount of available public funds, at least in the short term, candidate projects must be prioritized and selections made on the basis of those priorities. The following list, which should be updated regularly, is to be used to -- POWAY ROAD SPECIFIC PLAN 86 _ assist the City Council in selecting which improvements should be considered for funding. It is ranked from highest priority to lowest - priority. It is not comprehensive and is intended to allow the flexibility __ necessary to adapt to changes associated with City Council priorities, private development and unforeseen circumstances. - · Acquisition and installation of the Poway Road block number signs. -- · In the Town Center District, widening of the sidewalks from five to ten feet wide and installation of street lights, theme trees and flower pots. · Construction of the commercial kiosk signs. -- · Construct the pedestrian pathways identified in the Specific Plan. · Installation of enhanced pavement or brick work at the major intersections to include sidewalks and decorative design work. · Acquisition and installation of the street furniture identified for each District. --_ · Completion of street lighting outside of the Town Center District. - · Construction of District entry monuments. · Installation of theme landscaping along Poway Road outside of -- the Town Center District. · Construction of pedestrian courtyards, where available. · Construction of sound walls and landscaping for residential properties adjacent to Poway Road. -- POWAY ROAD SPECIFIC PLAN 87