Item 7 - EA SPSP Amendment 84-01Y
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AGENDA REPORT SUMMARY
- TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Man~
INITIATED ;\'\
John D. Fitch, Assistant City Manager ~
BY: Reba Vright-Quast1er, Director of P1ann ng Services ~
DATE: June 20, 1995
SUBJECT: Environmental Assessment and South POWIY SDecific Plan Amendment 84-0lY to
incorporate clarifications and amendments including: 1) create regulations for
outside storage uses, contractors yards, auction houses, truck or automobile
fl eet storage, pushcarts, and temporary aggregate processing facil ities 2)
clarify that land designated as OS (1 du) will abide by the RR-A zone standards;
3) set a 45' maximum height for structures rather than the current 35'; 4) amend
and/or clarify the development standards for parking in commercial areas,
equipment screens, setbacks, driveway width and fencing; 5) redesignate parcel
317-810-09, at the N.E. corner of Danielson Street/ Nelson Drive from LI (Light
Industrial) to SPC (South Poway Commercial); 6) include maps to show changes
made to the circulation system and identify the location of various land use
des i gnat ions on maps refl ect i ng these changes; and, 7) incorporate standard
safety conditions and criteria for temporary or part i a 1 occupancy of
commercial/industrial buildings.
ABSTRACT
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This report addresses the approval on an amendment to the South Poway Specific Plan to
amend and clarify Volume 1, development plan and Volume 2, development standards.
ENVIRONMENTAL REVIEW
A Negative Declaration regarding environmental impact is recommended per CEQA.
FISCAL IMPACT
None.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
Notice was published in the Poway News Chieftain and sent to Neville Bothwell of Tech
Business Center, George Codling of ADI Properties, Linda Richardson of C.F. Pomerado,
Charles McLauchlan, Carol Funk and to 724 property owners within the specific plan area
or within 500 feet of its periphery.
RECOMMENDATION
It is recommended that the City Council make a motion of intent to issue a Negative
Declaration and adopt the resolution approving Specific Plan Amendment 84-01Y and
continue final action until June 27, 1995.
ACTION
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~ AGENDA REPOR1
CITY OF POW A Y
TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Man~
INITIATED BY: John D. Fitch, Assistant City Manager~~
Reba Wright-Quastler, Director of Planning Services
PROJECT PLANNER: Stephen A. Streeter, Principal Planner ~
DATE: June 20, 1995
SUBJECT: Environmental Assessment and SDecific Plan Amendment 84-01Y to
amend the South Poway Specific Plan to incorporate various
clarifications and amendments including: 1) amendment of the
1 i st of uses permi tted to establ ish regul at ions concerning
outside storage uses, contractors yards, auction houses, truck
or automobile fleet storage, pushcarts, and temporary sand and
gravel aggregate processing facilities 2) clarification that
land designated as OS (1 du) will be subject to the RR-A zone
standards; 3) establishment of a maximum height for
structures of 45' rather than 35' as is currently allowed; 4)
amendment to and/or cl ari fication of development standards
concerning parking in commercial areas, equipment screens,
setbacks, driveway width and fencing; 5) redesignating parcel
317-810-09, at the northeast corner of Danielson Street and
Nelson Drive from LI (Light Industrial) to SPC (South Poway
Commercial); 6) incorporating maps which reflect changes that
have been made to the circulation system and identifying the
location of various land use designations on maps reflecting
these changes; and, 7) incorporating standard safety
conditions and criteria for temporary or partial occupancy of
commercial/industrial bUildings.
BACKGROUND
1) Amendment of the list of uses oermitted to establish reoulations concernino
outside storaoe uses. contractors vards. auction houses. truck or automobile
fleet storaoe. oushcarts. and temoorarv sand and oravel aooreoate orocessino
facil ities
ACTION:
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Agenda Report
June 20, 1995
Page 2
On June 7, 1994, the City Council/Redevelopment Agency received and filed a
report on the South Poway Business Park analysis. As part of the discussion, the
City Council considered the issue of locating lots that might be acceptable for
ancillary outside storage or for heavy industrial uses. On August 18, 1994, the
City Council held a pre-development conference for Anytime Towing, a use that
would involve the outside storage of towed vehicles on property within the
business park. The South Poway Development Standards currently prohibit outdoor
storage uses such as bUilding material/lumber yards, contractors yards, trash or
refuse processing or distribution.
Since it is difficult to foresee what heavy industrial uses might be acceptable
by CUP, it is recommended that such proposals be submitted to the Director of
Planning Services then to the City Council for an interpretation. The existing
specific plan IP and LI use matrix provides for .Other Industrial Uses. as
follows: Any uses which the City Council determines are similar in character to
the permitted and compatible uses listed in this section and which are clearly
within the intent and purpose of the IP and LI designations.
The proposed amendment would establish outside storage uses, contractors yards,
auction houses, truck or automobile fleet storage, pushcarts, and temporary sand
and gravel aggregate processing facilities by conditional use permit (CUP) on
certain lots within the LI (Light Industrial) and IP (Industrial Park) land use
designations within the South Poway Business Park. Temporary sand and gravel
aggregate operations have been pOSSible with a conditional use permit since the
1985 adoption of the specific plan as discussed in Volume 1 of the speCific plan.
Screeni ng with walls, fences and landscaping would be proposed in CUP/DR
resolutions for those uses with materials and products stored outside a building.
2) Clarification that land desianated as OS (1 du) will be subiect to the RR-A
zone standards
On November 15, 1994, the City Council approved an amendment to the ordinance
regulating the keeping of large animals and the conditional use permit process
for small and large horse stables. One provision of the revised ordinance is
that .after 90 days from the effective date of this ordinance, no Hi nor
Conditional Use Permit (MCUP) nor Conditional Use Permit (CUP) shall be granted
for the keeping of 10 or more animals except in the RR-A and RR-B zones or where
an application for such a MCUP or CUP had been submitted and found to be complete
JUN 2 0 1995 ITEM 7
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Agenda Report
June 20, 1995
Page 3
prior to 90 days from the effective date of this ordinance". The South Poway
Specific Plan currently provides that Open Space (1 Dwelling Unit) areas are
subject to "rural residential" development standards. The new large animal
provision makes it necessary to clarify whether it is the RR-A, RR-B or RR-C
provisions that apply. The RR-A zone is recommended as the appropriate land use
category corresponding to OS (1 du).
3) Establishment of a maximum heioht for structures of 45' rather than 35' as
is currentlv allowed
The 35 foot height limitation has been restrictive for certain light industrial
uses that require a greater clear height within the building to accommodate
automated warehousing, inventory retrieval systems and traveling bridge cranes.
A 45 foot maximum height limitation is recommended for industrial buildings and
only those industrial lots that are within the interior of the business park.
Perimeter industrial lots near downhill slopes would be limited to a 35 foot
maximum height. In addition, the portion of the building at 45 feet in height
would need to observe a minimum 10 foot setback from the required front yard
setback of either 35 or 50 feet.
4) Amendment to and/or clarification of develoDment standards concernino Darkino-
in commercial areas. eauioment screens. setbacks. drivewav width and fencino
Parking in commercial areas would be required to meet the parking requirements
of the Poway Municipal Code for commercial uses rather than the one space per 200
square feet of gross floor area. Other parking revisions are: to allow compact
parking spaces to have a two foot overhang into a landscaped area; parking aisles
observe a minimum setback of 40 feet from the right of way; and provide for a
mi n i mum turnout area of fi ve feet or a th i rty foot a is 1 e wi dth for dead end
parking spaces.
In cases where buildings are situated below the grade of nearby streets so
passing motorists view the rooftop, dense landscaping along the street may be
planted rather than using standard equipment screens. The Director of Planning
Services could waive the rooftop screening requirement due to the unobtrusive
size and design of an HVAC unit or where variable topography makes it infeasible
to screen rooftop equipment from all view points.
Variable setbacks are recommended for corner lots, e.g. allowing a minimum 20
foot average setback depending on the height of the building compared with a 25
foot setback to the parking area and a 35 foot setback to the building on the
street side yard (see Attachment E).
Driveways for both ingress and egress are to be a minimum width of 30 feet. Wider
driveways could be approved by the City Council as part of a development review
for a building and site plan if circumstances warranted.
Side loading areas and doors could be screened .by landscaping or by a concrete
or masonry wall of six to 12 feet in height. Fencing in side and rear yard areas
could be vinyl-coated chain link where visibility by the public is limited.
JUN 2 0 1995 ITEM 7 1
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Agenda Report
June 20, 1995
Page 4
5) Redesianatina Darcel 317-810-09. at the northeast corner of Danielson Street
and Nelson Drive from LI (Light Industrial) to SPC (South Powav Commercial)
This 1.03 acre parcel contains the Parkway Business Centre office located at the
northeast corner of Danielson Street and Parkway Business Centre Drive (formerly
Nelson Drive). Since it was constructed as a commercial office building, the
owners have requested redesignation of this lot from LI to SPC. A deduction of
acreage would be made from their approved South Poway Commercial allocation.
6) IncorDoratina maos which refl ect chanaes that have been made to the
circulation svstem and identifvina the location of various land use desianations
on maos reflectina these chanaes
Volume 1 is being modified to incorporate maps showing the deletion of the
Midland Road extension to the Scripps Poway Parkway from the Gate Drive area, and
to include exhibits depicting the land use designations, the types of open space
and the residential building allocation.
7} Incorooratina standard safetv conditions and criteria for temoorarv or oartia~
occuoancy of commercial/industrial buildinas.
In order to further assist applicants, two appendices to Volume 2 are included
dealing with building design and usage of nearly complete or vacant buildings.
One appendix lists the standard fire safety conditions for buildings through the
development review process. The other appendix provides a detailed list for
temporary occupancy of buildings not yet complete but available to be used on a
1 imited basis. Vacant buildings could be temporarily occupied while a permanent
building is constructed elsewhere in the business park.
Miscellaneous Revisions to Volume 2. Develooment Standards
The main revisions to Volume 2 are to incorporate the various amendments that
have occurred over the past ten years into the appropriate section of the
document. Another noteworthy change is the del et i on of many references and
exhibits pertaining to landscaping in favor of referral to the City's Landscape
Guidelines.
FINDINGS
The actions outlined above, and a comprehensive review of the Specific Plan, have
led to the recommendation that amendments to the plan be considered.
ENVIRONMENTAL REVIEW
The initiation of specific plan amendments is not subject to the California
Environmental Quality Act.
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Agenda Report
June 20, 1995
Page 5
PUBLIC NOTICE AND CORRESPONDENCE
Notice was published in the Poway News Chieftain and sent to Neville Bothwell of
Tech Business Center, George Codl ing of ADI Properties, Linda Richardson of
Cadillac Fairview, Charles McLauchlan, Carol Funk and to 724 property owners
within the specific plan area or within 500 feet of its periphery.
FISCAL IMPACT
None.
RECOMMENDATION
It is recommended that the City Council make a motion of intent to issue a
Negative Declaration and adopt the resolution approving Specific Plan Amendment
84-01Y and continue final action until June 27, 1995 to coincide with General
Plan Amendment 95-01.
JLB:JDF:RWQ:SAS:kls
Attachments:
A. Proposed Resolution
B. Land Use Designations
C. Environmental Initial Study
D. Negative Declaration
E. Amended Street Side Yard Setbacks Drawing from Neville Bothwell
F. Volume 1 Excerpts/Volume 2
:\CITY\PLANNING\REPORT\SP8401YA.AGN
JUN 2 0 1995 ITEM 7 II
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA I
APPROVING SPECIFIC PLAN AMENOMENT 84-01Y
WHEREAS, Chapter 17.47 (Specific Plan Regulations) of the Poway Municipal
Code (Zoning Ordinance) provides for the initiation, preparation and adoption of
specifi c plans in accordance with Sect i on 65450, et seq. of the California
Government Code (Article 8. Specific Plan); and
WHEREAS, Section 17.47.020.C (Initiation) of the Poway Zoning Ordinance
provides that the City Council may initiate the preparation of, or amendment to,
a specific plan on property by resolution; and
WHEREAS, the City Counc il adopted Planning Resolution No. 94-132 on
December 13, 1994 initiating SPA 84-01Y; and
WHEREAS, the requested amendment to allow outside storage uses within the
LI (Light Industrial) and IP (Industrial Park) land use designations has been
researched by staff as directed by the City Council and input received from
property owners within the business park as to certain lots for these types of
uses; and
WHEREAS, the requested amendment of the list of uses permitted to establish
regulations concerning outside storage uses, contractors yards, auction houses,
truck or automobile fleet storage, pushcarts, and temporary sand and gravel
aggregate processing facilities will allow diversification of uses within the
business park; and
WHEREAS, another requested amendment would clarify that land designated as
OS (1 du) will be subject to the RR-A zone standards; and
WHEREAS, a requested amendment would establ ish a maximum height for
structures of 45' for the LI and IP land use designations rather than 35'
provided the lots are within the interior of the business park and observe a
minimum additional front yard setback of ten feet; and
WHEREAS, another requested amendment would incorporate amendments made to
date to the development standards and propose add it i ona 1 amendments and/or
clarification of development standards concerning parking in commercial areas,
equipment screens, setbacks, driveway width and fencing; and
WHEREAS, redesignation of parcel 317-810-09, at the northeast corner of
Danielson Street and Parkway Business Centre Drive (formerly Nelson Drive) from
LI (Light Industrial) to SPC (South Poway Commercial) is requested for the
Parkway Business Centre office building; and
WHEREAS, appendices are incorporated with standard safety conditions and
criteria for temporary or partial occupancy of commercial/industrial buildings;
and
WHEREAS, maps are to be incorporated into Volume I, Development Plan, of
the South Poway Specific Plan which reflect changes that have been made to the
circulation system and identifying the location of various land use designations
on maps reflecting these changes.
7 of 106 JUN 2 0 1995 rrEM 7 !
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Resolution No.
Page 2
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Poway
does hereby resolve as follows:
Section 1: Environmental FindiMs:
The City Counc i 1 fi nds that the project wi 11 not have a sign i fi cant adverse
impact on the environment and hereby issues a Negative Declaration.
Section 2: City Council Decision:
The City Council hereby approves Specific Plan Amendment (SPA) 84-01Y to make
various clarifications and amendments to Volumes 1 and 2 of the specific plan as
shown in attached Exhibit A.
APPROVED and ADOPTED by the City Council of the City of Poway, State of
California, this 27th day of June 1995.
Don Higginson, Mayor
ATTEST:
Marjorie K. Wahlsten, City Clerk
STATE OF CALIFORNIA )
) SS.
COUNTY OF SAN DIEGO )
I, Marjorie K. Wahlsten, City Clerk of the City of Poway, do hereby
certify, under the penalty of perjury, that the foregoing Resolution, No. ____
, was duly adopted by the City Council at a meeting of said City Council
held on the _____ day of , 1995, and that it was so adopted
by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Marjorie K. Wahlsten, City Clerk
City of Poway
8 of 106 JUN 2 0 1995 ITEM 7 I
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CITY OF POWAY
INITIAL STUDY
ENVIRONUENTAL CHECKLIST
DATE: May 18, 1995
APPLI CANT: rit-y ni= Pr\'W';::!y
FILING DATE: LOG NUMBER: SPA 84-01Y
PROJECT: Specific Plan Amendment for the South Powav Planned Community
PROJECT LOCATION: South poway Business Park
I. ENVIRONMENTAL IMPACTS
(Fact-based,explanations of all answers are required on attached sheets.)
YES MAYBE NO
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1. Soi Is and Geology. Wi II the proposal have
sIgnIfIcant Impacts in:
a. Unstable ground conditions or in changes in ./
geologic relationships? - - -
b. Disruptions, displacements, compaction, or ..,/
burial of the soil?
- -
c. Change in topography or ground surface ./
contour intervals?
- -
d. The destruction. covering, or modification
of any unique geologic or physical L
features?
-
e. .Any potential increase in wind or water
. erosion of .soi Is, affecting either on- or /
off-site conditions?
- - -
f. Changes in erosion, si Itation. or .,/
deposition? - - -
g. Exposure of people or property to geologic
hazards such as earthquakes, landsl ides,
mudslides, ground fai lure, or similar V'
hazards?
- -
2. Hydrology. Will the proposal have significant
Impacts In: -
a. Changes in currents, or the course in
direction of flowing streams. rivers, or ./
ephemeral stream channels? - -
b. Changes In absorption rates, drainage
patterns, or the rate and amount of L
surface water runoff? -
c. Alterations to the course or flow of /
flood waters? - -
d. Change in the amount of surface water in /
any body of water? - -
w ./
e. Discharge Into surface waters. or any alter-
action of surface water QUality? - -
ATTACHMENT C
10 of 106 JUN 2 0 1995 ITEM 7
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Environmental StUdy Che~ ist
Page 2
YES ~ NO
f. Alteration of groundwater L
characteristiCS?
- -
g. Change In the QUantity of grOUndwaters,
either through direct additions, or with-
drawals, or through Interference with an
aQu /fer? V
Qua I i ty?
Quant I ty? - - --;:::>'
- - -
h. The redUction in the amount of water otherwise ./
available for public water Supplies? - - -
i. Exposure of people or property to water /
related hazards such as flooding or seiches? - -
3. Air Quality. Will the proposal have significant
Impacts In:
a. Constant or periodic air emissions from ./
mobile or Indirect sources?
Stationary sources? - - V-
- -
b. Deterioration of ambient air QUality and/or
Interference with the attainment of appll_ /
cable air QUality standards? - - -
c. Alteration of local or regional Climatic
conditions, affecting air movement moisture V-
or temperature? - - -
4. Flora. Will the proposal have significant
results In:
a. Change In the characteristics of species,
Including diverSity. distribution. or number /'
of endangered species of plants?
- - -
b. Reduction of the numbers of any unique, .-/
rare, or endangered species of plants? - - -
c. IntrOduction of new or disruptive species .-/
of plants Into an area? - - -
d. Reduction In the patentlal for agricultural V
prOduction? - - -
5. Fauna. Will the prOposal have significant
results In:
a. Change In the characteristics of species.
Including diversity. distribution, or V
numbers of any species of animals? - - -
b. Reduction of the numbers of any unique. /'
rare, or endangered species of animals? - - -
c. Introduction of new or disruptive species
of anlmals~lnto an area, or result In a
barrier to the mitigatIon or movement of /
- animals? - - - i
d. Deterioration or removal of existing fish ,/ I
or Wildlife habitat?
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Environmental Study Check I 1st
Page 3
YES MAYBE NO
6. Population. [Will the proposal] have significant
results In:
a. [Will the proposal] alter the location, distri-
bution, density, diversity. or growth rate of ./
the human population of an area? - -
b. Will the proposal affect existing housing. V-
or create a demand for additional .houslng? - -
7. Socio-Economlc Factors. Wi II the proposal have
significant results In:
a. Change In local or regional soclo-economic
characteristics, Including economic or
commercial diversity, tax rate, and prop- /
erty values? - -
b. WI I I project costs be equitably distri-
buted among project beneficiaries, I ~e. . /'
buyers, taxpayers. or project users? -
8. Land Use and Plannln~ Considerations. Will -the
proposal have slgnlf cant results In:
a. A substantial alteration of the present or /'
planned land use of an area?
-
b. A conflict with any designations, objectives,
policies. or adopted plans of any govern- /'
mental entitles? - -
c. An impact upon the quality or quantity of
existing consumptive or non-c?nsumptive /
recreational opportunities? -
9. Transportation. Will the proposal have significant
resu Its In:
a. Generation of substantial additional vehicular V
movement?
-
b. Effects on existing streets, or demand for /
new street construction?
- -
c. Effects on existing parking facilities, or /'
demand for new parking? - -
d. Substantial Impact upon existing transpor- /
tat Ion systems? - -
e. Alterations to present patterns of circu-
lation or movement of people and/or /'
goods? - -
f. Alteration to or effects on present and
potential water-borne, rail. mass transit, V
or a I r traff Ic? - -
g. Increases win traffic hazards to motor /'
vehicles. bicyclists. or pedestrians? - -
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Environmental Study Checklist
Page 4
YES MAYBE NO
10. Cultural Resources. Will the proposal have
significant Impacts In:
a. A disturbance to the Integrity of archaeo-
logical. paleontological, and/or historical ./
resources?
- - -
11. Health, Safety, and Nuisance Factors. Wi II the
proposal have significant results ,n:
a. Creation of any health hazard or potential V
health hazard?
-
b. Exposure of people to potential health ~
hazards?
- - -
c. A risk of explosion or release of hazardous /
substances In the event of an accident?
- - -
d. An Increase In the number of Individuals or
species of vector or parthenogenic organisms V
or the exposure of people to such organisms? -
e. Increase In existing noise levels? v"
- -
f. Exposure of people to potentially dangerous v"
noise levels?
- -
g. The creation of objectionable odors? V
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h. An Increase In light or glare?
- - -
12. Aesthetics. Will the proposal have significant
results In:
a. The obstruction or degradation of any scenic ./
vista or view?
-
b_ The creation of an aesthetically offensive /
sl te?
- -
c. A conflict with the objective of designated /
or potential scenic corridors? -
13. Utilities and Public Services. Will the proposal
have significant need for new systems, or alter-
ations to the following:
a. Electric power? V
- -
b. Natural or packaged gas? v"
-
c. Communications systems? v"
-
d. Water supply? /
-
e. Wastewater facilities? V
- -
f. Flood con~rol structures? /
-
- Solid waste facilities? v"
g. - .I1IN?O~
.3 of 106 h. Fire protection? ITEM
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Environmental Study Check I 1st
Page 5
YES MAYBE NO
i. Pol Ice protection? V"
-
j. Schools? ./
-
k. Parks or other recreational f ac i Ii ties? V"
-
I. Maintenance of public facl I Itles, Including V"
roads and flood control facill ties? -
m. Other governmental services? V"
- - -
14. Energy and Scarce Resources. Will the proposal
have significant Impacts In:
a. Use of substantial or excessive fuel or ./
energy? -
b. Substantial increase In demand upon existing .L
sources of energy? -
-
c. An Increase In the demand for development of ./
new sources of energy? - -
d. An Increase or perpetuation of the consump-
tion of non-renewable forms of energy, when
feasible renewable sources of energy are ./
available?
- -
e. Substantial depletion of any nonrenewable /
or scarce natural resources?
- -
15. Mandatory Findings of Significance.
a. Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of fish
or wi Idlife species, cause a fish or wi Id-
I ife population to drop below self-
sustaining levels, threaten to eliminate
a plant or animal community, reduce the
number of restrict the range of a rare or
endangered plant or animal, or eliminate /
Important examples of the major periods
of the California history or prehistory? - -
b. Does the project have the potential to
achieve short-term. to the disadvantage of
long-term, environmental goals? (A short-
term Impact on the environment Is one which
occurs in a relatively brief, definitive /
period of time whi Ie long-term Impacts wi I I
endure we II Into the future.) - -
c. Does the project have Impacts which are
Individually limited. but cumulatively
considerable? (Cumulatively considerable
means that the Incremental effects of an
individual project are considerable when
viewed In-connection with the effect of /
past projects, and probable future
projects.) - JUN m995 ITEM
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Environmental Initial Study Checklist
Page 6
d. Does the project have environmental
effects which will cause substantial
adverse effects on human beings, either /
directly or indirectly? -
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II. DISCUSSION OF ENVIRONMENTAL EVALUATION
(i.e., of affirmative answers to the above questions plus a discussion of proposed mitigation measures.)
Many of the impacts of the various specific plan amendments under SPA 84-D1Y were considered in the 1985 Environmental
Impact Report (EIR) and the 1988 Subsequent EIR for the South Poway Specific Plan. Those uses that would require
conditional use permits will require an initial study to determine the potentially significant impacts. Development reviews for
permitted uses will also undergo evaluation to determine whether the previously certified EIR and Subsequent EIR are
adequate for the proposed use or that additional environmental review is required.
7. Socio-Economic Factors b. The eventuai projects will be required to pay their pro rata share of costs through the
conditions of approval.
12. Aesthetics b. Some outdoor storage or heavy industrial uses could become unsightly unless property screened with
landscaping and masonry walls (standard conditions of approval for development reviews and conditional use permits
(CUPs)). These types of uses would require CUPs and be subject to annual review for compliance with the conditions of
approvai, including maintenance of landscaping and other aesthetic improvements.
III. DETERMINATION
On the basis of this initial evaluation:
~ I find the proposed project COULD NOT have a significant effect on
the environment, and a NEGATIVE DECLARATiON will be prepared.
D i find that although the proposed project couid have a significant
effect on the environment, there will not be a significant effect in this
case because the mitigation measures described on an attached sheet have
been added to the project A DECLARATION WILL BE PREPARED.
D I find the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT is required.
DATE: Mav 18. 1995 SIGNATURE: ~/~~
TITLE: PRiNCIPAL PLANNER
e: \city\planning\report\spa8401 y.is
JUN 2 0 1995 ITEM 7
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CITY OF POWAY
DON HIGGINSON, Mayor
SUSAN CALLERY, Deputy Mayor
BOB EMERY, Councilmember
MICKEY CAFAGNA. Councilmember
BETTY REXFORD, Councilmember
CITY OF POWAY
NEGATIVE DECLARATION
1. Name and Address of Applicant: City of Powav
2, Brief Description of Project: South poway Specific Plan Amendment 84-01 with
amendments and clarifications to the Development Plan and Standards for the
South Powav Planned Community
3. In accordance with Resolution 83-084 of the City of Poway, implementing the
California Environmental Quality Act of 1970, the City of Poway has determined that
the above project will not have a significant effect upon the environment. An
Environmental Impact Report will not be required.
4, Minutes of such decision and the Initial Study prepared by the City of poway are
on file in the Department of Planning Services of the City of Poway,
5, This decision of the City Council of the City of Poway is final.
Contact Person: Steohen A. Streeter Phone: (619) 679-4293
Approved by: Date: June 27, 1995
Stephen A. Streeter, AICP
e: \ city\planning\report\Sp840 1 ya, nd
ATTACHMENT D
JUN 2 0 1995 ITEM
City Hall Located at 13325 Civic Center Drive
lailing Address: P.O. Box 789, Poway, California 92074-0789 . (619) 748-6600, 695-1400
16 of 106 ,C ;l"lce"',"
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CHANGES TO VOLUME 1
(Reflect Previous Actions)
A TT ACHMENT F
18 of 106 South Poway Specific Plan JUN 2 0 1995 ITEM 7
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South poway Development Plan, Volume 1
The principal feature of the South poway circulation system is the Scripps poway
Parkway which has been designated as a scenic highway in the City of poway
Comprehensive Plan. The Scripps poway Parkway will function in a dual capacity as a
regional circulation element road as well as a local serving road. To ensure that the
regional capabilities are not jeopardized, no driveway access will be allowed from the
parkway. Furthermore, within the plan boundaries, the number of intersections with
the parkway has been limited to six , each approximately one-half mile apart. The
precise location of these intersections may vary somewhat as indicated by final
engineering and grading studies. The alignment and elevations shown in the various
illustrations are feasible from an engineering standpoint and are meant to act as a
guide for Mure road design and construction.
The internal circulation system in the industrial area will consist of a loop system
surrounding the Scripps poway Parkway. This loop system will provide direct access
to the industrial and commercial land uses. Considering the overall extent of
proposed industrial development within the South Poway Planned Community area,
implementation of this plan will.continue for 15-20 years. Although the proposed right-
of-way allows for the ultimate design requirements, the roadway design for the Scripps
poway Parkway will be phased in conjunction with the construction phasing of the
entire plan area and regional requirements. As such, travel lanes, turn pockets and
signalization will be added as the projected traffic impacts dictate.
The extension of Community Road provides a direct connection between the Scripps
poway Parkway and the existing business district along poway Road as well as direct
access to Pomerado Road and links to 1-15 through Sabre Springs, Scripps Miramar
Ranch, and/or Miramar Ranch North. The possible use of a bi-level road for the
Community Road extension was reviewed; however, no significant reduction in grading
would result from this option. The creation of the Scripps poway Parkway/Community
Road link to Pomerado Road and points west provides a needed alternative to poway
Road for motorists traveling through the City of poway to 1-15.
Pomerado Road has been upgraded to major arterial status in conjunction with
Development Plan implementation.
The existing Beeler Canyon Road will remain intact up to the General Dynamic access
road. Truck traffic from the existing aggregate operation will no longer drive through
the existing residential area along Beeler Canyon Road, but instead will travel north to
the Scripps poway Parkway on a new interior road system.
South poway Specific Plan
39/40
JUN 2 0 1995 ITEM 7 .,
20 of 106
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South poway Development Plan, Volume 1
--
Housing
The South poway Community Plan provided for a total of 289 dwelling units in
November 1988 when proposition FF was passed. Any addition to this total number
would require approval by a vote of the people. Two hundred fifty four of these units
have been allocated as shown on Figure 48.
Public Facilities
The primary public facilities objective of the Poway Comprehensive Plan is to ensure
the provision of a consistent level of high quality, affordable public services to all
residents of the community. The South poway Planned Community Development Plan
includes a detailed Public Facilities Element (Section V) which outlines the mechanisms
for provision of public facilities throughout the Planned Community area. The
implementation section outlines the relationship between proposed public
improvements and development within each of the subareas. A development
agreement or similar arrangement to be prepared in conjunction with processing of
specific development plans for the development plan area, will outline specific
methodologies for the provision of public services. Implementation of various public
service improvements will be specifically tied to various increments of development to
ensure that public services are provided concurrent with need.
South Poway Specific Plan
152
JUN 2 0 1995 ITEM 7
23 of 106
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South poway Development Plan, Volume 1
Of great importance with regard to phasing of the proposed development is, however,
identification of the public improvements which must be provided in conjunction with
each development increment. Table 8 summarizes in a general sense the public
improvements which would be associated with development within each subarea of
the planned community. Since subareas 1 and 2 would contain the most intense
development, the most major public improvements would be triggered by development
within these subareas. Subareas 3, 4, and 5 would contribute their fair share to public
improvements as appropriate. Table 8 is meant to only act as a guide to both the City
and developers. The City of poway will review each project with respect to timing and
location in order to determine more precisely what public facilities are needed.
With respect to sewage disposal, it would be a condition of approval of development
in any subarea that adequate sanitary sewage outfall capacity must be available
through the City of San Diego Penasquitos trunk and Point Loma plant. Capacity
must also be available in the City of poway trunk along poway Creek at points where
the South poway trunks enter the system Le. at Pomerado Road, Community Road
and Midland Road.
South poway Specific Plan
162
JUN 2 0 1995 ITEM 7
26 of 106
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- -----.....---- --- --
SOUTH POWAY PLANNED COMMUNITY
Poway, California
VOLUME 2
DEVELOPMENT STANDARDS
Originally adopted October 1985
Revised 1995
ATTACHMENT F JUN 2 0 1995 ITEM 7
28 of 106
South Poway Development Standards, Volume 2
Table of Contents
CHAPTER 1. INTRO~UCTION 1
CHAPTER 2. AREA-V)/IDE DEVELOPMENT STANDARDS 2
I. Street ~tandards 2
II. Public ljJse Amenities 7
III. Grading Standards 10
IV. Landscjl.pe Standards 13
i
A. Ihtroduction 13
B. Landscape Plan Submittal and Review 13
Process
C. Water Conservation/Reclamation 14
D. Irrigation 14
E. Planting 15
F. Slope Revegetation 16
G. Streetscape Program 17
H. Site Development 20
I. Hardscape 22
J. Maintenance 23
V. Sightline Restrictions 25
VI. Utility Installations 26
South poway Specific Plan
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JUN 2 0 1995 ITEM 7
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~--- ---- ---_.- -.--------
South Poway Development Standards, Volume 2
CHAPTER 3. INDUSTRIAL AND COMMERCIAL DEVELOPMENT
STANDARDS 27
I. Land Use Standards for Industrial Development 27
A. Industrial Land Use Designations 27
B. Conditional Uses 27
C. Prohibited Uses 27
D. Public Use Amenities and Public Utility Uses 28
E. List of Permitted, Conditional and Prohibited
Uses in the IP and LI Land Use Designations 29
II. Land Use Standards South poway Commercial (SPC)
Land Use Designation 36
III. Land Use and Development Standards for Mineral
Resource Extraction Areas 43
IV. Industrial and Commercial Site/Building Development
Standards 43
A. Architectural 43
B. Site Utilization 45
C. Lighting Standards 56
D. Signage 57
CHAPTER 4. RESIDENTIAL DEVELOPMENT STANDARDS 62
CHAPTER 5. NATURAL OPEN SPACE 63
South Poway Specific Plan
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JUN 2 0 1995 ITEM 7 1-1
30 of 106
South Poway Development Standards, Volume 2
CHAPTER 6 IMPLEMENTATION PROCEDURES 64
I. Amendments/Adjustments to the South Poway Planned
Community Development Plan 64
II. Development Review Procedures 65
III. Tentative Map Procedures 65
IV. Rezone Procedures 66
V. Conditional Use Permit Procedures 66
VI. Variances 66
VII. Environmental Review 66
APPENDICES
Appendix A Business Park Standard Safety Conditions 68
Appendix B Criteria for Temporary Occupancy or Partial Occupancy
of Commercial/Industrial Buildings 70
South poway Specific Plan
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JUN 2 0 1995 ITEM 7
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South Poway Development Standards, Volume 2
CHAPTER 1
INTRODUCTION
This volume of the South Poway Specific Plan document presents detailed development
standards for the planned community area. Tho standards wore uf3dated in 1992. Velumo
II discusses Area wide circulation, streetscape standards and landscaping requirements
~~~;2!~9y~~~:'~m9~ as well as spoeifie standards fer various land uses with the planned
oOFTlFAunity area. specific zonin5) development regulations have boen J3reJ3arod for
doveleJ3FAent within the Light Industrial, Industrial Park, South Poway Commercial, Open
Space and Residential land uso dosignatiens. aEea$I~plf.esent~di This volume also
:::N:,:::,:,:"'::~:;:'Z"':'::::~:::::::':~::~ ..:.:.:::.:,:.::>:,,,,::,~:,:.,,.:,<>~:::,:,:,::>:.:
includes a description of procedures for processing and review of proposed development
projects within the planned community area.
South Poway Specific Plan
1
JUN 2 0 1995 ITEM 7
32 of 106
South Poway Development Standards, Volume 2
CHAPTER 2
AREA-WIDE DEVELOPMENT STANDARDS
This section presents area-wide development standards for streets, grading, landscaping,
and utility installations
I. STREET STANDARDS
The following are the standards for all streets within the South Poway Planned Community
A. SCRIPPS POWAY PARKWAY
1. Width: 107 Ft. right-of-way
2. Character: Primary Arterial, six lanes with landscaped median.
Maximum Grade 7%. Minimum curve radius 1800 ft.
Design speed 55 mph.
3. Access: Access limited to signalized intersections
4. Sidewalk: Five (5) feet wide on one side, within a general utility
easement (GUE).
5. lighting: Low Pressure Sodium, 180-watt, luminary height
maximum-30 ft., maximum 90 ft. on center, alternating
sides.
6. Signage: Street names and directional signs to City
specifications, park entry signs.
7. Parking: Prohibited at all times, posted and enforced by the
City.
8. Utilities: All utilities will be underground and within designated
easements except major electrical transmission lines
as approved by the City. Electrical and telephone
distribution lines will be installed below grade.
9. Landscaping: Within median and G.U.E. beyond sidewalks.
South Poway Specific Plan JUN 2 0 1995 ITEM 7
z
33 of 106
So, poway Development Standards, ,ume 2
R/VI
A/VI . 107' 10'
10'
44' Ie' 44' Q.U.E.
Q.U.E
38' 38'
* *.
2'" 2~
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~I:..",. Typical Section * 6' Bicycle Lane
no scale
Prime Arterial
B. POMERADO ROAD (Within the Plan Area)
1. Width: 106 foot right-of-way
2. Character: Major Arterial, four lane width. Maximum grade. Seven
percent, minimum curve radius 1800 ft. Design speed 55
mph.
3. Access: . Controlled, limited private driveways.
4. Sidewalk: Five feet wide on one side, within the general utility
easement.
5. Lighting: Low pressure sodium, 180 watt, luminary height maximum -
30 ft., 90 ft. on center, alternating sides.
6. Signage: Street names and directional signs to City specifications; .
park entry signs.
7. Parking: Prohibited at all times, posted and enforced by the City.
8. Utilities: All utilities will be underground and within designated
easements except major electrical transmission lines as
approved by the City. Electrical and telephone distribution
lines will be installed below grade.
9. Landscaping: Within median and right-of-way behind sidewalks.
South Poway Specific Plan
3 JUN 2 0 1995 ITEM 7
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Soul' oway Development Standards, Vl ne 2
R/W R/W
106'.
53. 53'
10' 34' 9' 9' . 34' 10'
* * .
. I
I i .r~
~ 2'l(, -d1 C:J 2't
~W.'k.
* 6' BIcycle Lane
Typical Section (Pomerado Roadl
no scale
Major Arterial
C. COMMERCIAL/INDUSTRIAL COLLECTORS WITHOUT MEDIANS
1. Width: 65/77 foot right-of-way (Wider right-of-way shall only apply to
Community Road to accommodate a bicycle lane.)
2. Character: Industrial/Commercial Collector, four lanes with center turn lane
Maximum grade 8%, minimum curve radius 500 ft., 45 mph design
speed.
3. Access: Private driveways allowed.
4. Sidewalk: Five (5) feet wide on one side, within the general utility easement.
5. Lighting: Low pressure sodium 180-watt, luminary height maximum-30 ft,
180 ft. on center, alternating sides.
6. Signage: Street names and directional signs to City specifications, park
entry signs. ,
7. Parking: Prohibited at all times, posted and enforced by the City.
8. Utilities: All utilities will be underground and within designated easements
except major electrical transmission lines as approved by the City.
Electrical and telephone distribution lines will be installed below
grade.
9. Landscaping: Within G.U.E. if sidewalk is not required.
South Poway Specific Plan
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Sc . Poway Development Standards, ,ume 2
R/W R/W
5' 65'/77' 5'
32' 12' 32'
W 26' turn 26' ~ uj
:;, * lane. * .~
ci . . <:I
I 2'lb 2$~ L
~ -- * 6' bicycle lane ~
.....
aide walk Community Road only
Typical Section
no scale
Commercial & Industrial Collector
D. COMMERCIAL/INDUSTRIAL COLLECTOR ROAD WITH MEDIAN
1. Width: 77 foot right-of-way
2. Character: Industrial/Commercial Collector "Type B", four lanes with
landscaped median, Maximum grade 8%, Minimum curve radius
500 ft., 45 mph design speed.
3. Access: Signalized at Metate Lane, no private driveways allowed.
4. Sidewalk: Five feet wide on one side, within the general utility easement.
5. Lighting: Low pressure sodium, 180-watt, luminary height maximum - 30 ft,
180 ft on center, alternating sides.
6. Signage: Street names and directional signs to City specifications. Park
entry signs:
7. Parking: Prohibited at all times, posted and enforced by the City.
8. Utilities: All utilities will be underground and within designated easements,
except major electrical transmission lines as approved by the City.
Electrical and telephone distribution lines will be installed below
grade.
9. Landscaping: Within median and G.U.E. if a sidewalk is not required.
South poway Specific Plan
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South Jway Development Standards, VOl Ie 2
R/W 77' R/W
5' 5'
32. 12' 32'
ul 26' median 26' : ~
=>1 * *
d'
I 2'- 2\\> L
~ -A ~
.... .....-
\..,.. -..::
aldewalk * e' bicycle lane
Community Road only
Typical Section
no scale
Commercial & Indusbial
Collector with Median
E. COMMERCIAL INDUSTRIAL STREET
1. Width: 49 foot right-of-way.
2 Character: . Industrial/Commercial. Street, two lanes. Maximum grade-
8%, 10% may be allowed subject to approval of the
Director of Engineering Services. Minimum curve radius-
200 ft., 25 mph design speed.
3. Access: Private driveways allowed.
4. Lighting: Low pressure sodium, 180-watt, luminary height maximum -
30 ft, 200 ft. on center, alternating sides.
5. Signage: Street names and directional signs to City specifications.
6. Parking: Prohibited at all times, posted and enforced by the City.
7. Utilities: All utilities will be underground and within designated
easements, except major electrical transmission lines as
approved by the City. Electrical and telephone distribution
lines will be installed below grade.
8. Landscaping: Within G.U.E. if sidewalk is not required.
South poway Specific Plan
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So, Poway Development Standards, .Iume 2
-----"
I RIW R/W
5' 49' 5'
22' 22'
u!1 16' 16' W
:> * *,=!
0, I "
2% 2%
~
sidewalk * 6. bicycle lane
Midland Road only Midland Road only
Typical Section
no scale
Commercial Industrial Street
II. PUBLIC USE AMENITIES
All trails and walks within the South Poway Planned Community shall be constructed
per City of poway Guidelines and Specifications for landscape development. The
width of trails and walks shall be as indicated in these development standards.
A. RECREATIONAL TRAIL STANDARDS
1. Width: Variable 3' -8' improved bed width depending upon topography,
soil stability, presence or absence of biological resources and
other environmental factors.
2. Character: Generally isolated from vehicular traffic. No surface treatment
required. Grades will be as follows:
o - 5%: optimum grade
5 - 10%: distance not to exceed 500 ft.
10 - 15%: distance not to exceed 250 ft.
15 - 20%: distance not to exceed 100 ft.
3. Access: From public right-of-way only. Vehicular access to be prohibited.
Trails shall be posted to this effect. Gates at access points shall
limit access of vehicles.
4. Landscape: Revegetation of disturbed areas to match adjacent vegetation.
5. Lighting: None required except where trail is within a street right-of-way.
6. Signage: Per City of poway Guide to Landscape Requirements
7. Fencing: As required when traversing areas of sensitive biological
resources and when bisecting or bordering private property and
concrete drainage channels. See City of poway Guide to
Landscape Requirements.
South poway Specific Plan JUN 2 0 1995 ITEM 7
7
i
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.
Sout~ Poway Development Standards, Volume 2 I
....20.. minimum
--- (
If T.... Cr..... ,...... ot I
SenlNth. ~l
R..ow~ .... ..
Prlv.te Propeny i
Pre.~ Tre.t~. to Be
l0e8t.:l on the Skte or r,.6I
, Where Friera F<ll""'-tlon eau-.
, SoughIng. Sean wtth Rebar
(36- rrlrU Aa ~r.d
Equestrian/Hiking Trail
no .eale
s'o. e- Mtn. D1am.
-.. ~ TnM.t~
. WOOd -...
Instal Pw Ctty of
Pow.zy Ru,.al
r Community Trail.
Co
. :.
..
311. Zinc Plated Chain ~~ City .
of Po.., Awa. COMmunity Trail.
Equestrian Fence
noac.a..
.-
Box Culvert
~ .
. l
. .
ni
=u
i
;,
;,
.'0. lilt,,:.. ____ ~FUo-Aap on 2:1 ~ Bank
Equestrian/Hiking Trail Underpass ITEM
no .ca" JUN 2 0 1995 7
39 of 106 'South Poway Specific Plan
8
Sou." Poway Development Standards, vvlume 2
B. JOGGING TRAILS
1. Width: 3 feet - may be located within open space and access easements as
well as on slope benches.
2. Character: To serve as pedestrian paths only. 4" nominal AG. paving. 25%
maximum slope.
3. Access: From public right-of-way as provided by individual lot owners. Entries
to be identified.
4. Landscape: Will vary according to landscape standards for properties.
5. Lighting: None required except where trail is within street right-of-way.
6. Signage: None required.
. ,Local. T.... T_
'.'~":'.'I ." .'- AwayfromTNI"
<~;~~;:~::~.~. . ::'
c ~H~5f~V<.,!.::-
f5',"';' /'- -.., ,",
,~\'.:. ;......-: . .,' . J Should Be Sm81htt'. LOVif'
"r"<.f.,. ... , "'-" '0 ....-
1 I..... - .... -.""-
," .' .... -I : .... T...-nel Btect
.~~\ t, .....,
,}'_.t .. . Random Soeclno of Trees
~\ Next to Tr1I11 Will Allo"","
. , . tor Vt8w ~lndowso'
1fl::::,.. Low Gl"owtno
"'_own
Adtllcent to
Jogging T nail
end Dtlch
Tyge 0 Terrece Dltctl
per SOR Sf.ndard
OnI\1rings with 2"rt tMn.
LorqItudln8l $k)pe
3' AC .JogomglPedeatrlan TN"
wtth 2Yt croea ...
Bench with Jogging Trail
no .c...
South poway Specific Plan JUN 2 0 1995 ITEM
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South, .Jway Development Standards, Volll"le 2
C. BICYCLE SYSTEM
1. Width: All bikeways shall be constructed to City of poway standards.
2. Character: Bike lanes will be striped and no vehicular parking will be permitted.
10 % maximum grade unless street grade is greater.
3. Access: From public right-of-way.
4. Landscape: Will vary according to landscape standards for adjacent properties.
,
5. Lighting: None required except where bikeway is within a street right-of-way.
6. Signage: Per CAL TRANS Highway Design Manual, Section 7 -1000, Bikeway
Planning and Design Standards.
.6" Solid White Stripe
Motor Vehicle Lanes -16' Min.
Bike
Lane
Parking Prohibited
Typical Section
no scale
Bike Lane on 2-lane or Multi-lane highways
III. GRADING STANDARDS
All grading for rural residential development (RRA and RRC) within the South Poway
Planned Community shall comply with the Grading Ordinance of the City of Poway. All
grading associated with mining activities shall be done in accordance with applicable
permits. All grading for single family residential, industrial and commercial development
within the South poway Planned Community shall comply with the Grading Ordinance for
the City of poway with the following modifications:
South Poway Specific Plan
10 JUN 2 0 1995 I1EM 7
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--------- -,-_.__.._----"----~-,~ - - -----
So,- ., Poway Development Standards,. ...iume 2
1. Artificial slopes with high community visibility located in areas of transition to
natural open space should have a natural, undulating look rather than a
manufactured appearance. The tops and toes of major slopes should be rou.nded
and contoured where feasible. Where natural and graded areas meet,
manufactured slopes shall be blended and contoured to meet the natural terrain.
8~ ....nufactu..ltd Slope
to H41tural Slope, ,_ Pad
=~- ~~'_..._"...
----:::::---.......~---- 10.....1 Hetura' Orade
:.:::-- ................ ......--- -- -
............... - -
-............... ".......-.-- '--
-,"'........ ---
'\"--/1~-
'\ '- >'/ --
\ \ '---.....,/ /' '-- -
.,/ "/ ...............---
\ "----....... /' ""........ ---
'\. .// --
,--" Round 0' Und..."'. Artificial Slope
Where F...lb..
Vlelble Slop.. at Open Space Traneltlon
2. Use contour grading, varying slopes when possible, to create a more natural
appearing slope. ,- -1
I I
I ~-.J
fSr~
. ~~--;:-2:"1
8 '-----~ .......-- 3'1
: ...... (, / -"/~ Co~tour Graded Slopes
2--"--"-- '-1/2:1
2:1
3. When soil conditions permit, the use of variable slope ratios is encouraged,
particularly at collector and major street entries to development areas sitting above
the streets. The toes of slopes along parkways should be flattened to the extent
feasible.
.....::::::!1
3 ~
,,:;:::;~
...d 1 fi fi
/-
Slop" Height (H) 1.1/2,..-::
/.
/.
2. H
South poway Specific Plan
11 JUN 2 0 1995 I1EM 7
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South Nay Development Standards, VOIL" 2
4. The edges of all slopes should be "rolled" to create a natural appearance.
5. All grading operations should take into account the potential for erosion and
settling. During construction, measures shall be taken to control runoff from
construction sites. Filter fabric fences, heavy plastic earth cover, gravel berm or
lines of straw bales are a few of the materials which should be considered.
Grading shall be phased so that prompt revegetation or construction can control
erosion. Where possible, only those areas which will later be resurfaced,
landscaped or built on should be disturbed.
6. Earth berms should be rounded and natural in character.
~O"'''d.'TO'
and Toe of Slope
F11 . ~llllb
7. All planted areas (except architectural planters) should be graded with a two
percent minimum slope.
8. Retaining walls may encroach into finished slopes where it is deemed
necessary for project design by the Directors of Planning and Engineering
and upon approval of the City Council. Retaining walls shall meet the
following design standards: .
South poway Specific Plan
12 JUN 2 0 1995 ITEM 7
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SOCHn poway Development Standards, 'vulume 2
a. Retaining walls located within front yard or street side yard setbacks shall not
exceed 48 inches in height.
b. Retaining walls located within the lot interior shall not exceed six feet in
height.
c. When retaining walls which exceed 48 inches in height adjoin parking lots,
driveways, or walkways, a landscape planter with a minimum width of five
feet shall be provided between the paving and wall. Parking space
"overhang" shall not encroach into the required five foot planted area.
d. Retaining walls shall be constructed of aesthetically pleasing materials such
as split-face block, slump-stone block or tilt-up concrete panels detailed to
match the building. Other materials may be approved by the Director of
Planning Services. Plain concrete block is prohibited.
e. Retaining walls shall be sited so as to limit their visibility from existing
residential and commercial areas outside the South Poway Business Park.
Retaining walls shall not be located in or above the slopes located around the
perimeter of the Business Park.
IV. LANDSCAPE STANDARDS
A. INTRODUCTION
The City of Poway "Guide to Landscape Requirements" (latest edition) wilt govern the
design and installation of most landscape improvements in the South Poway Planned
Community. The standards outlined in this section wilt address the unique character and
development pattern of the area. The intent of the landscape standards is to ensure
consistent, high quality site development within the planned community throughout the
long-term building program.
The organization of this section will follow that of the "Guide to Landscape Requirements".
The scope has been limited to presenting those requirements that are unique to the South
Poway Planned Community. General requirements contained in the "Guide to Landscape
Requirements" are not repeated in this document. For instance, there are no parking lot
landscape standards contained in this section. The rCEluirolTlents Gutlinea in Scotien Eight,
"Parking Lets," af tRe "CuiElo tG LanElsoClllo ROEluirolTlonts" ClJll!lly ta all f'larl(ing lat
dO'lcIGf'llTlont in the Saulh Pa'lIay Plannoe! COA'llTlunity.
B. LANDSCAPE PLAN SUBMITTAL AND REVIEW PROCESS
1. All landscape plans for developments within the Planned Community must be
reviewed and approved by the City's Planning Services Department prior to
installation. The "Guide to Landscape Requirements" contains an outline of the plan
submittal and review process.
South Poway Specific Plan
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Soutt, ~oway Development Standards, Volume 2
2. In many areas of the Business Park landscape improvements will be governed by
Master Associations of property owners. In some cases Architectural Committees
have been formed to review site development and landscape plans. If so,
landscape plans shall be submitted to the appropriate committee in addition to the
plan submittal required by the City of Poway Planning Services Department
3. Where Associations or Architectural Committees have jurisdiction, applicants shall
submit written evidence that plans have been submitted to the appropriate
committee prior to approval by the City.
C. WATER CONSERV A TION/RECLAMA TION
1. Water Conservation
The City of Poway encourages the design and installation of water-efficient
landscapes. Low-water-use plant materials, including native plants where
appropriate, should be specified in most landscaped areas. Irrigation design should
utilize automatic controllers and other water efficient equipment, and minimize water
waste such as runoff and overspray.
2. Water Reclamation
An important infrastructure element in the South poway Planned Community is the
reclaimed water distribution system. Most areas in the Business Park are dual-
plumbed for both potable and reclaimed water delivery. Reclaimed water systems
will be charged with potable water until planned regional water reclamation facilities
begin operation. The use of reclaimed water for irrigation shall follow all
requirements of the City of Poway Water Reclamation Ordinance and County of San
Diego Department of Health Services.
D. IRRIGATION
1. Large common areas are maintained by several Master Associations of property
owners within the Business Park. These extensive landscaped areas are well-suited
to take advantage of central computer control of large irrigation systems. Although
centralized computer control is not a requirement presently, water management
practices in the future may be facilitated by such systems. Designers should
consider the expansion capabilities of irrigation systems during the design phase,
and plan for such items as extra wire sleeves under streets, extra wires for sensors
and other monitoring devices, radio remote control, etc.
South Poway Specific Plan
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Soc , Poway Development Standards, ,,,Iume 2
2. The City of Poway is planning to provide for the future transfer of reclaimed water
for use in irrigation of landscaped areas in the Business Park. All irrigation
equipment shall be marked and/or color coded for use with reclaimed water. All
use areas for reclaimed water shall be posted with precautionary signs to warn the
public when reclaimed water becomes available.
E. PLANTING
1. Planting design should take into consideration environmental factors within the
Business Park which will effect the health and growth of plant material, These
factors include soils, wind and sun exposure, irrigation water (potable or
reclaimed) and temperature.
2. Soils
Most of the Business Park consists of soil derived from a geologic formation
known as Stadium Conglomerate. This formation is fairly widespread in Poway,
Mira Mesa, Scripps Ranch and La Mesa. The soil is predominantly coarse cobble
(1" - 6") intermixed with fine sand and clay. Drainage and fertility are poor
Specimen trees should be installed with perforated pipe and gravel "breather
tubes." Supplemental nitrogen is usually required as a soil amendment.
3. Water
Much of the landscaped area will be irrigated with reclaimed water in the future.
It is likely that this water source will contain higher levels of dissolved salts and
nitrogen than treated potable water. Plants should be selected which are tolerant
of increased soil salinity. Applications of fertilizer must be monitored and adjusted
to compensate for the nutrients in reclaimed water. Regular soil testing of existing
landscapes will indicate when leaching of salts in the soil is required, or when
adjustments in fertilizer type or application are necessary
4. Temperature and Exposure
Much of the developable area within the South Poway Planned Community is
located on the mesa top. Because of the higher elevation cold air drains away into
surrounding low areas called "cold-air basins." Plants which are frost sensitive
should not be planted in low-lying areas which trap cold air. On the mesa top, such
frost-sensitive plants may perform adequately. However, winds can be stronger
throughout the higher and more open areas on the mesa. Trees which are weak-
wooded and susceptible to wind damage should be avoided.
South Poway SpeCific Plan
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South Jway Development Standards, VOl. ,le 2
F. SLOPE REVEGETATION
All species utilized in slope revegetation shall be low-water-use, drought-resistant species
capable of surviving on li!lle or no supplemental watering for limited periods of time. Each
seed mix should contain one or more nursery crop species such as Plantaqo indica to
provide quick vegetative cover until the slower germinating species have sprouted
Nitrogen fixing legumes such as rose clover may also be included in some of the seed
mixes to provide valuable nitrogen for progressive plantings
The development of the South poway Planned Community will create large slopes which
require revegetation. These slopes fall within three categories. Category One consists
of exterior slopes adjacent to undisturbed area which should be revegetated with a native
plant palette compatible with the vegetation of the adjacent areas. Because of the type
of plant material on these slopes, permanent irrigation is not desirable. A temporary
irrigation system will provide supplemental water to aid in establishing the plantings.
Category Two consists of those slopes, interior or exterior, which will be affected by future
construction. The planting for these slopes will include native species capable of
surviving with no supplemental irrigation. Category Three consists of those interior slopes
which will not be affected by future construction. The plantings for these slopes will be
permanent and will not be limited to native plant species. A permanent irrigation system
will be required to maintain an attractive appearance
1. Exterior Slopes: Permanently Planted and Temporarily Irrigated.
There are five basic "native" vegetation types occurring within South poway which
are suitable for revegetation of slopes. The five types are: Southern Coastal
Sage Scrub, Mixed Chaparral, Chamise Chaparral, Southern California Grassland,
and Coastal Sage Scrub/Grassland Ecotone. The selection of the slope plant
material cannot be made until the final location and configuration of the new slope
is known and the respective adjacent vegetation type is determined. Site specific
planting will require appropriate species to be selected subject to the approval of
the Planning Services Department. Plantings shall be from seed and container
stock.
2. Temporary Slopes: Temporary Plantings - No Irrigation Required
These slopes will likely be destroyed when building construction begins. In order
to minimize wind and water erosion, and to maintain a visually pleasant
environment prior to actual building construction, newly created temporary slopes
should be hydroseeded. Irrigation will not be required These areas will not
contain trees or large shrubs to facilitate removal when construction occurs.
South Poway Specific Plan
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~ ---- _._--~---_.- ------------
Sc ." Poway Development Standards, . vlume 2
3. Interior Slopes Permanent Planttngs with Irrigation.
These interior slopes, created by rough grading operations, will not be affected by
future site construction. A permanent automatic irrigation system is required and
slopes shall be planted with containerized stock and hydroseeded according to the
"Guide to Landscape Requirements"
G. STREETSCAPEPROGRAM
1. Industrial/Commercial Streetscape
a. STREET TREES
1) Tree palette As approved by the Planning Services Department
2) Minimum size: 15 gallon (5 gallon for Eucalyptus species).
3) Maximum size: 24" box.
4) Spacing An average spacing of 20' on center.
5) Location: Street trees shall be planted a minimum of six feet to
a maximum of fifteen feet from the back of curb. Street
trees may be planted on slopes.
b. LANDSCAPED SETBACKS
1) Twenty-five feet minimum width measured perpendicular from back
of curb except along Scripps Poway Parkway.
2) The entire area between street curb and the setback line shall be
landscaped except for vehicular access and pedestrian and bicycle
routes.
3) Landscape design shall provide for continuity and logical transitions
between contiguous sites.
4) Streetscape setback areas shall provide one 24" box tree per 50
lineal feet of street frontage (excluding driveways) in addition to the
street tree requirements as stated. Frontage with slopes in excess
of 5' vertical height or along Scripps Poway Parkway shall be
governed by the slope revegetation standards contained in the
"Guide to Landscape Requirements."
South poway Specific Plan
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South Jway Development Standards, VOk.,le 2
c. LANDSCAPED MANUFACTURED SLOPES
1) Revegetation/erosion control standards shall apply to all slopes
within the streetscape setback areas
2) Slope plantings within the setback areas do not preclude the
requirements for street tree plantings.
3) Planting and irrigation design for the graded level areas between
back of curb or edge of paving and the top or toe of slope shall
create continuity with adjacent slope planting.
4) Planting for the graded level areas between back of curb or edge of
paving and the top or toe of slope shall be installed with the slope
plantings unless future construction is likely within these areas
5) Tree plantings shall be set back from intersections per sight line
standards (see pg. 25)
2. Scripps Poway Parkway
a. STREET TREES
1) Tree Palette: As approved by the Planning Services
Department.
2) Minimum size: 15 gallon (5 gallon for Eucalyptus species)
3) Maximum size: 24" box.
4) Spacing: Average spacing of 1 tree per 30 lineal feet:
10% of trees to be 24" box or larger.
5) Location: Trees shall be planted a minimum of six feet
from back of curb to a maximum of fifteen
feet. Trees may be planted on slopes.
b. LANDSCAPE SETBACKS
1) 50' Minimum width measured perpendicular from back of curb.
2) The entire area between street curb and the setback line shall be
landscaped except for paved bicycle/pedestrian paths.
South Poway Specific Plan
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.
SOL Poway Development Standards, " ,ume 2
3) Planting and irrigation design for all areas along Scripps poway
parkway shall provide for continuity and logical transitions between
contiguous sites,
4) Tree plantings shall be set back from intersections per sight line
standards, (See Pg 27)
c. LANDSCAPED MANUFACTURED SLOPES
1) All slope plantings along the Scripps poway Parkway, exclusive of
the entry corridors, shall be per City landscape guidelines.
2) Plant palette for trees on the landscaped manufactured slopes along
Scripps Poway Parkway shall be compatible with the street tree
plantings
3, Site Entry /Accent Planting
a. STREET TREES
1) Plant Palette: As approved by the Planning Services Department.
2) Minimum Size: 24" box.
3) Maximum Size: Not applicable,
4) Spacing One tree per 500 square feet; 20% of trees to be 24"
box or larger
5) Location: Trees shall be planted a minimum of six feet from back
of curb, Street trees shall not be planted on slopes.
b. LANDSCAPED SETBACK
1) Varies - see site utilization development standards,
2) Tree plantings shall be set back from intersections per sight line
standards, (See Pg, 27)
4, Median Landscape
a. Plant Palette: As approved by the Planning Services Department.
b, Minimum Size: Groundcovers - flats
Shrubs - 1 gallon
Trees - 15 gallon
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South t--'oway Development Standards, Volume 2
- c. Maximum size: Groundcovers - 1 gal.
Shrubs - 5 gal.
Trees - 24" box
d. Spacing: Trees - average of 1 per 40 lineal feet - 10% of trees to be
24" box
e. Location All median areas where minimum median width is ten feet or
greater. Trees shall be planted a minimum of four feet from
back of curb Shrubs shall be located within a planting area
so that when mature spread is achieved they will not
encroach over the median curb. Minimum distance from curb
shall vary by species.
f. Irrigation: All median plantings shall be flood irrigated with bubbler
heads or drip irrigated. Standard shrub and lawn spray heads
will not be allowed.
H. SITE DEVELOPMENT
All or part of the standards may be applicable to the precise site plan for any given
development.
1. Landscaped Setback Area
Refer to streetscape standards previously discussed.
2 Vehicular Entrances
Vehicular entrances and pedestrian access points should be identified or
accented with groups of specimen trees.
3. Parking Areas
a. Within industrial and commercial developments a minimum of one
tree shall be provided for every three parking stalls. This
requirement may be waived for truck storage yard areas provided
such areas are adequately screened from adjacent developments
and roadways.
South poway Specific Plan JUN 2 0 1995 ITEM
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----..---..
SOLt.., poway Development Standards, \, ~,ume 2
b. Tree wells or islands may be used for tree planting.
c. Parking lots within front or exterior sideyards shall be landscaped or
screened (with berm or walls) in such a manner as to shield or
screen parking areas from views of the respective streets. Use
grouped or linear masses of shrubs and trees with growth potential
and habits sufficient to meet this requirement.
4. Interior "On-Site" Areas Exclusive of Front Setbacks
a. Trees shall be planted with an average minimum ratio of one tree
per 500 square feet of landscaped area: 20% of trees shall be 24"
box size or larger.
b. Palm trees should be limited to small scale accent plantings and not
used as theme or parking lot trees.
5. Undeveloped Site Areas
Undeveloped site areas designated for future use and expansion should be
maintained in a weed and debris-free condition, and should be landscaped
in the same manner as temporary slopes.
6. Outdoor Storage Areas
Planting should be used to soften screening for outdoor storage. (See Page
52)
7. Loading Areas
Planting should be used to soften the walls and fencing used to screen
loading areas. (See Pg. 49)
8. Telephone, Electrical Service and other utilities
Transformers, terminal equipment, etc. should be visually screened from
view architecturally or by use of landscaping with adequate clearances as
required by the utility company.
9 Landscape Elements Related or Integral to Building Architecture
The use of planters with draping vines, perennials, annuals, etc. along with
shrubs and small trees (where feasible) at vertical building surfaces, decks,
terraces, balconies, etc. is strongly encouraged.
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I. HARDSCAPE
a. Landscape Materials
Landscape areas may include such features as boulder groupings, organic
mulch, gravel, or decomposed granite. However, organic mulch, gravel, or
decomposed granite areas should in no case exceed five percent of the
required landscaped area unless otherwise approved in order to prevent too
large an area from being devoted to inert ground cover. Plant material
should predominate in landscaped areas. Additional features, such as
raised planters, curbs, wheelstops, bollards and headers and other devices
should be utilized to protect the planted areas from damage by pedestrian,
automobile or other types of vehicular traffic.
b. Wheelchair Ramps
Wheelchair ramps and other provisions for disabled persons should be
provided as required by the State of California and/or the City of Poway.
c. Furnishings
1 ) Street furniture, benches, mailboxes, seal/walls, etc, should reflect
a overall design theme and be integrated with the architecture and
landscape grading.
2) Furnishings, including signs, mailboxes and graphics, for any given
development should be selected or designed and constructed
according to the architectural and standards of said development
d. Fences and Walls
Fences and walls should be designed to compliment the architectural
and landscape character. The following materials are prohibited for
use in walls or fences
a. Corrugated metal
b. Fiberglass
c. Mica plaster
d. Unpainted, brightly polished metals
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e. Paving Materials
1) All paving materials should be appropriate for their use and
provide safe, well-drained, slip resistant surfaces.
2) Paving material patterns and colors should be appropriate to
and harmonious with related architectural character, colors,
etc. and should anticipate the scale of space and intensity of
use where the paving occurs.
f. Landscape Lighting
1) Landscape lighting should be held to a minimum, especially
on sites where buildings or structural elements are washed
with light.
2) Colored lights should not be used.
3) Requirements for security and/or safety lighting should t<;lke
precedence over any other lighting standard
4) Outdoor spaces intended for intensive night activities should
be illuminated to an appropriate level with shielding and/or cut
off limits.
5) Dark skies requirements as outlined in sections 17.10.150H
and 17.12.150F of the Zoning Development Code shall be
observed.
J. MAINTENANCE
These maintenance standards should be followed subsequent to landscape
installation:
1. Landscape Appearance
a. All planting areas should be maintained In weed and debris-free
condition.
b. Plantings damaged by vandalism, automobile, etc, or natural events
should be restored, replaced, corrected, etc. within thirty days after
damage has been sustained.
South poway Specific Plan
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SOut1"1 . oway Development Standards, VOlulne 2
2. Growth Control and Training
a. Lawn and ground cover areas should be trimmed and/or mowed
regularly.
b. Trees should be trimmed or pruned as often as required to develop
strong and healthy trunk and branch systems appropriate to their
function in the landscape (e.g. street trees should be "headed up";
multi-trunk trees should be pruned to promote an attractive multi-
trunk character)
c. All plant growth that falls within the scope and jurisdiction of these
landscape development guidelines will be controlled so that the plant
material will not:
1) Interfere with the installation, maintenance, repair or
functioning of any public utilities.
2) Restrict pedestrian, bicycle, vehicular or equestrian circulation
in their respective circulation corridors or routes.
3) Restrict any crucial sight lines related to the safe operation of
moving vehicles at street intersections, etc.
4) Create any slope instability, or damage heavy construction
footing, pavement, etc.
3. Cultivation
a. All plantings are to be maintained in a healthy growing condition by
means of conscientious programs of fertilization, cultivation,
corrective pruning, etc, in accordance with generally accepted
horticultural practices.
b. Trees and shrub stakes, ties, and guy wires shall be regularly
inspected and adjusted to avoid damage to the plant materials and
to preclude potential safety problems.
4. Irrigation
a. All planted areas shall be watered sufficiently to promote vigorous
growth of all plant materials.
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b. Irrigation systems shall be maintained in good working order.
Cleaning and adjustments to the systems should be a part of regular
maintenance activities.
c. Operation of irrigation systems shall be performed in an efficient,
water-conserving manner.
5. Plant Replacement
All plant materials which die or fail to exhibit healthy growth shall be
replaced in quantity, kind and size as governed by the original landscape
installation plan
6. Drainage Devices
a. All landscape drainage devices shall be maintained in good
operating condition.
b. All drainage swales, channels, etc. shall be maintained to conduct
water without blockages or obstructions.
K. SIGHTLlNE RESTRICTIONS
1. Intersections shall have sightline setbacks as shown below:
40.
::::Yw!~~ii*-t1/?:~lI;.i;.~;:;~.
SightUne Setback '- ~~:Fr;:: 40.
'\.':;X
'('F?
110 scale \3"
Face of Curt>
2, No trees shall be allowed within the sightline setback area.
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South t-'oway Development Standards, Volume 2
3. Shrubs, walls, fences and signs or any other structure (excluding traffic
control, directional signs) shall not exceed a vertical height of 30" above
closest curb.
Sightline RIW
Setback Area
May
Vary
VI. UTILITY INSTALLATIONS
A. Transformer, terminal equipment, etc. shall be located contiguous to
sidewalks, not in the sidewalks, unless below grade.
B. All utility equipment, pull box covers, meter covers, etc. shall be located
perpendicular to adjacent site improvements (curbs, walks, etc.)
C. Where feasible, above grade utility equipment should be located close to
building structures and screened with architecturally compatible materials
which will blend with the building. Where this is infeasible, such equipment
shall be screened with landscaping to the extent perrtijtt~fi4@:~DeVd4W
@'gtinpany
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CHAPTER 3
INDUSTRIAL PARK AND COMMERCIAL DEVELOPMENT STANDARDS
This section presents site-specific development standards for industrial and commercial
developments within the South Poway Specific Plan. The first two portions of this section
list permitted and prohibited uses within the industrial and commercial development area.
Following these discussions, specific site and building standards are presented for
architecture, site utilization, landscaping, parking, lighting and signage.
I. LAND USE STANDARDS FOR INDUSTRIAL DEVELOPMENT
The South poway Specific Plan incorporates major industrial employment areas to
implement the poway Comprehensive Plan goals for industrial development. The
development plan reserves appropriate areas for industrial use and prevents intrusion of
residential and other inappropriate types of development into industrial areas. The
development plan also protects adjacent residential and commercial areas from
objectionable influences and hazards (noise, dust, truck traffic, etc.). The planned
community will provide significant employment opportunities in Poway and provide a
needed balance within the City, which up to this time, has been developed primarily with
residential and commercial land uses. The South poway Specific Plan permits a range
of land use designations in two: Industrial Park (IP) and Light Industrial (LI). The
following standards regulate the types of uses for the IP and LI land use designations
within the South poway Specific Plan. The IP and LI land use designations are
comparable to the City's existing MP and MS zones, respectively. The IP and LI zones,
however, provide more control over the type of permitted uses, and these zones include
more restrictive development standards that will result in a higher quality industrial
development in the South Poway Planned Community.
A. INDUSTRIAL LAND USE DESIGNATIONS
1. Industrial Park (IP)
The purpose of the Industrial Park land use designation is to provide areas for
. three basic categories of industrial development: Research and Development;
Manufacturing; and Warehouse and Distribution. This zone is anticipated to
develop with one- and two-story buildings with strict parking requirements and
extensive landscaping and design requirements.
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.- 2. Light Industrial (L1)
The Light Industrial land use designation is intended to provide suitable locations
for light industrial uses in two major categories: Manufacturing; and Warehouse
and Distribution. These uses would be developed with less restrictive parking
requirements than the IP land use designation because of generally lower trip
generation rates and employment density.
B. CONDITIONAL USES
Certain industrial, service and accessory uses are considered to be conditional uses in
the IP and LI land use designations and will be permitted uses subject to the City of
Poway's requirements for obtaining a Conditional Use Permit.
C. PROHIBITED USES
The IP and LI land use designations are intended to provide for well-planned, efficient
industrial development. Residential, certain types of commercial and other inappropriate
uses are specifically prohibited. Certain industrial uses are prohibited in order to
eliminate noxious or hazardous uses and to restrict industrial and related uses which
would generate large numbers of automobile trips, especially during peak traffic periods.
D. PUBLIC USE AMENITIES AND PUBLIC UTILITY USES
!n order to develop an efficient pattern of industrial development, certain public and semi-
public uses will be permitted within the IP and LI industrial land use designations. Trails,
transit stops and certain public uses and public utility facilities will be permitted as shown
in the list of permitted uses.
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E. LIST OF PERMITTED. CONDITIONAL AND PROHIBITED USES IN THE IP
AND LI LAND USE DESIGNATIONS
The following uses shall be permitted where the symbol "P" appears, shall be permitted
subject to a Conditional Use Permit where the symbol "c" appears,it$nl!S"!m!lJe
"t:f'ct'jQ~~n:usg'\N'!lI~I_""".~~"'IIiI"B"tr"";''''''F . ~h ii b .
!H~:~m::;:<~~~: ,,": '", ," :.". \"*f:*~i:~>~~~J~;S/:.~,;d><&~;:i'$.~_'.;.g~~'.;;l'.~;~~~:Wkdm~:~e.eBE~ an s a e
prohibited were t e sym 0 'X' appears:
IP LI
1. Research and Develooment
a. Scientific research development activities: P X
laboratories and facilities for scientific research,
development and testing.
b. Headquarters or administrative offices of firms P X
engaged in research, development and
manufacturing on the premises when such use is
restricted to one single company per parcel
c. Manufacturing of prototype fabrication; production of P P
products requiring advance technology and skills
directly related to research and development
activities on premises
d. Production of experimental products P P
e. Manufacturing of biochemical research and P P
diagnostic compounds to be used primarily by
universities, laboratories, hospitals and clinics for
scientific research and development
2. Manufacturina
a. Establishments engaged primarily in the design, P P
development manufacturing, compounding,
fabricating, assembly, testing, repair and processing ,
of manufactured products, including the following
permitted uses:
1. Manufacturing of products from previously prepared
materials such as: canvas, cellophane, cloth, cork,
felt, fiber, fur, glass, leather, paper (no milling),
precious or semi-precious stones or metals, plastics,
shell, textiles, tobacco, wood, and yarns;
P P
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p P
novelty items, (not including fireworks or other
explosive type items), electrical and related parts; If LI
electrical appliances, motors, and devices; radio,
television, phonograph, and computers; electronic
precision instruments; medical and dental
instruments; timing and measuring instruments,
audio machinery; visual machinery; cosmetics,
drugs, perfumes, toiletries, and soap (not including
refining or rendering of fats or oils)
2. Furniture upholstering and refinishing P P
3. Rubber and metal stamp manufacturing p p
4. Bottling plants p p
5. Cement products, ready-mix plants, asphalt batch P P
plants as temporary uses as called out in the
Gravel Resources section of the South poway
Planned Community Development Plan (Volume 1).
6. Asphaltic concrete batch plants (except as X X
temporary uses as described in Volume One and in
E.2.a.5 above).
7. Processing and packaging of food products P P
(excluding meat and fish packaging).
8. Commercial laundries. p p
9. Wholesale bakeries. p p
:rt'.f1tI.Qlllll1Uflg~M1 )e e
3. Warehouse~ii~~ and Distribution
a. Storage warehouses and wholesale distribution of P P
the following products: Drugs, chemicals, and
allied products, dry goods and apparel, groceries
and related products, electrical goods, hardware,
plumbing, and heating equipment and supplies,
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IP LI
machinery, equipment and supplies, tobacco and tobacco
products, beer, wine and distilled alcoholic beverages,
paper, paper products, and kindred supplies, furniture
and home furnishings and ice.
b. Storage warehouses and wholesale distribution X P
uses: Mini-storage/warehouses, public storage,
moving and storage firms.
c. Truck or automobile fleet storage. M M
d. Storage warehouse: storage of fuels and P P
hazardous chemicals shall be permitted subject to
City of poway regulations where such storage is
necessary to support the primary use on-site. No
warehousing or distribution of fuel or hazardous
chemicals shall be permitted except as described in
Sections 3.e, 3.f and 3.g below.
e. Warehousing or distribution of hazardous C C
materials/chemicals, fuels, warehoused and
distributed as packaged when received.
f. Bulk oil/fuel storage tanks. C C
g. Green waste recycling centers provided that X P
storage areas are properly screened from view.
h. Materials handling yards provided that storage X P
areas are properly screened from view.
i. Retail Warehousing. C C
4. Accessory Uses
The following on-premise accessory uses shall be
permitted:
P P
a. In-plant cafeteria, gymnasium/showers and day care
facilities which are only intended to serve employees
and others affiliated with the primary uses of the
premises;
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IP LI
b. Retail Outlets for research, development, p P
manufacturing or warehouse uses where such retail
use is accessory to the primary industrial use and
does not exceed 25 percent of the gross floor area of
each building. These retail outlets shall not occupy a
freestanding structure and shall support the primary
tenant of the building.
~{JI'jlli'iffl\t_."1I1111~li M M
5. Industrial SUDDort Services X P
The following uses shall be permitted as support services
and shall be limited to ten percent of the gross floor area of
each building. These support services shall not occupy a
freestanding structure, shall be oriented away from the major
public right-of-way, and shall support the primary tenant of
the building or be local-serving uses. The permitted support
services include; data processing services; office furniture
and office equipment display, sales and service; cleaning and
dying works, laundry and dry cleaners; certified public
a=untants, tax a=untants, engineers, surveyors, drafting,
blueprinting and photocopying, commercial printers, office
supply establishment, including stationer, addressing,
secretarial and telephone answering services; pharmacies
(sale of drugs, medicine and medical supplies only); medical
appliance sales; restaurants; and travel bureaus.
6. Other Industrial Uses
C C
Any uses which the City Council determines are similar in
character to the permitted and compatible uses listed in this
section and which are clearly within the intent and purpose of
the IP an LI zones.
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32 JUN 2 0 1995 ITEM 7
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South Poway Development Standards, Volume 2
IP LI
Public Use Amenities
7.
a. Bicycle trails, pedestrian/jogging trails and staging p p
areas, public transit stops.
8. Recreational Uses
a. ~i;~Jfiiii;~i'(~:~:P~\~'!'!;;!~~~!"~!!!~ M M
:::~~::
suCh as batting cages, archery ranges and marksman
ranges.
It%lli!J!j;._lfl'lll!fl4rlll~'ltlIJ c q
,*:-{
f?411ilinlUJl~lj~J!I!llt[~jfllS~:Il#fililt~lli~[JUt~If c c
:~:::;< :~::;
9. Public and Private Utilitv Uses
a. Public utility electric transmission and distribution X P
substations.
b. City governmental services and facilities such as fire P P
stations, police stations and other such facilities.
c. Other governmental services and facilities. C C
d. Gas regulators and communications equipment P P
buildings developed in accordance with development
plans approved for the parcel.
e. Telecommunications towers. C C
f. Cogeneration plants producing 2 mega-watts or less. P P
10. Other Uses
a. Contractor's offices for services including but not P P
limited to the following: plumbing-heating, and air
conditioning; building and home improvement, pest
exterminators.
South Poway Specific Plan JUN 2 0 1995 r" ;: .'n 7 I
33 ; -~..
64 of 106
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South Poway Development Standards, Volume 2
.If LI
!t.~llirlr{II~11~lir~9~i'iiiJ~!~!DQiRI,!j9t ~ .0
c. Multiple-tenant, commercial for - lease office use C X
where such use does not exceed 40 percent of the
floor area within any building,
d. Sales, rental,or repairs of the following: building or C C
earthmoving equipment, trucks, trailers, recreational
vehicles, boats, buses, manufactured housing.
e. Building material/lumber yards, contrac- X X
tors yards, building material/lumber yards, trash, or
refuse processing or distribution.
f. Agricultural packing houses, metal forging, X X
fireworks/explosives, refining, rendering, hazardous
chemicals/materials manufacturing, tire retreading,
recapping, and manufacturing, mobile home
manufacturing, paint manufacturing, stockyards or
slaughter of animals.
g. Residential dwellings, churches, hospitals, hotels, X X
motels and other similar uses offering lodging to
guests, convalescent care facilities, and mobile home
parks.
h. Private schools/pre-schools (child care). C C
i. Commercial uses except for Industrial Support X X
Services for up to 10 percent of the gross floor area
of each parcel, or Retail Outlets as an accessory use
for up to 25 percent of the gross floor area of each
parcel.
M M
It'i0fi!f!'il'~~~Ii:~?iQQ~g99[?Y~I~9gr~g~~pr9R~~~I!]g
acUJeS;
...:.:.;.:.:.:.:.,:.,:.:.:-,:.:.:.:.:.",.:-
South Poway Specific Plan
35
JUN 2 0 1995 r"-M 7
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South Poway Development Standards, Volume 2
II. USE STANDARDS FOR SOUTH POWAY COMMERCIAL (SPC) LAND USE
DESIGNATION
The South Poway Planned Community includes 28 acres of commercial-office use within
Subareas 1, 2, and 3, These commercial-office areas are designated SPC (South Poway
Commercial) and are intended to support the adjacent industrial areas along the South
Poway Arterial. The SPC zone is primarily intended for commercial office uses, but
various retail support services are also permitted. These relatively small commercial areas
will serve the office and retail needs of employees within the South Poway community and
travellers on the Scripps Poway Parkway, The plan does not include large commercial
centers that would attract significant numbers of trips from the already developed areas
of Poway"
The following uses shall be permitted where the symbol "P" appears, shall be permitted
subject to a Conditional Use Permit where the symbol "C" appears, and shall be prohibited
where the symbol "X" appears,
A. Administrative and Professional Services SPC
1, Administrative offices; financial insti-tutions, clerical P
and legal services; counseling services; public utility
company offices,
2, Medical, dental and related health services, C
B, General Commercial Uses
1, Art, music and photographic studios and supply P
stores
2, Athletic and health club P
3" Barber and Beauty shop P
4" Blueprint and photocopy services when operated in P
conjunction with a profes-sional office of engineering,
planning, surveying, architecture drafting
5, Cleaners including dry cleaning with or without P
cleaning machinery on-site
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36 JUN 2 0 1995 ITEM
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6. Private schools, pre-schools, day care centers C
7. Eating and drinking establishments:
a, Bars (no entertainment) C
b, Restaurants, coffee shops, delicatessens with R
or without alcoholic beverage
c. Snack bars, take-out only, refresh-ment p
d. Fast food restaurants with drive-in or drive- C
through,
8. Educational institutions, public or pri-vate, including P
vocational schools
9, Convenience stores, drug stores with or without p
pharmacies
10, Furniture stores, with or without repair and upholstery P
(no outdoor storage and/or display except as
permitted by the Zoning Development Code of the
Poway Comprehensive Plan.)
11, Gasoline dispensing and/or automotive service C
stations
12" Car Washes and rental agencies C
13, Hotels and motels C
14. Janitorial services and supplies p
15, Liquor stores p
16, Newspaper and magazine stores, including printing P
and publishing
17, Office supplies/stationery stores p
18. Photocopying services p
19, Printing shops p
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South Poway Development Standards, Volume 2
20, Recycling drop-off bins located in the parking lot or P
other suitable area with property owners' permission,
other than charitable or school sponsored permitted
by the Zoning Development Code of the poway
Comprehensive Plan,
21, Swimming pool supplies P
22, Television, radio sales and repair P
23" Adult businesses as defined in the Zoning X
Development Code
24, Antique shops X
25, Apparel stores X
26, Appliance stores and repair R
27, Arcades and electronic games X
28" Automobile and/or truck services, including but not C
limited to body repair, painting, sales,
29" Bakeries R
30, Bicycle shops, non motorized e
31, Boat and camper sales and service ~
32, Book and gift stores X
33" Candy stores and confectioneries X
34, Catering establishments P
35, Commercial recreation facilities not otherwise listed C
36, Equipment rental yards including, but not limited to, X
trucks, trailers, hitches and service thereof
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37" Feed and tack stores X
38, Florists Shops X
39, Hardware stores p
40, Hobby shops P
41, Jewelry stores X
42" Junior department, department stores, discount e
department stores and membership department
stores
43, Mortuaries X
44, Motorcycle sales and services including motorized Q
bicycles
45, Nurseries and garden supply stores p
46, Recreational uses conducted indoors such as batting C
cages, archery ranges, and marksman ranges,
47" Retail stores and shops including but not limited to X
variety, shoe toys etc,
48" Sign painting shops X
49" Stamp and coin shops X
50, Supermarkets X
51, Theaters (motion picture and playhouse) X
52, Tire sales and service C
53, Vehicle storage yard X
54" Veterinary offices or animal hospitals C
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C. Public and Semi-Public Uses SPC
1" Clubs and lodges including YMCA, YWCA and similar P
youth group uses (no alcoholic beverages shall be
served or sold except for special events permitted by
the Zoning Development Code), Clubs and lodges
serving or selling alcoholic beverages under other
conditions shall be prohibited in the SPC Zone,
2, Post office branch P
3, Convalescent homes and hospitals X
4, Churches and religious institutions X
5, Group care facilities or residential retirement hotels, X
D" Parking Standards
1, All parking shall be on-site, No parking will be permitted on streets,
except in residential areas"
2, Minimum parking requirements:
a, Industrial Park designation: 1 space/250 square feet of
gross floor area.
b, Light Industrial designation: 1 space/500 square feet of
floor area
c, ..-
. Parking requirements for accessory storagelwarehouse areas within
any building in the IP zone may be calculated at a rate of 1
space/1000 square feet upon submittal and approval of a detailed
floor plan which depicts the location and dimensions of storage areas,
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3. The City Council may approve reductions in parking requirements for
structures which exceed 50,000 square feet and meet one or more of
the following criteria:
a, Parking reductions may be considered for buildings occupied
by a single tenant which has an approved Transportation
Demand Management Plan (TDM) designed to produce a
reduction in parking demand commensurate with the reduction
in parking spaces, The requirement to implement an approved
TOM must be recorded as a deed covenant for the site,
b, Parking reductions may be considered for buildings designed
as single-tenant storage/distribution facilities, Parking for such
facilities must meet a minimum standard of one space per
1000 square feet plus one space for each truck used in the
operation of the business, A deed covenant must be recorded
limiting future use of the structure to warehousing and
distribution,
c, Parking reductions may be considered for projects where the
applicant provides some alternative form of evidence (such as
a parking study) which demonstrates that a parking reduction
is warranted; and there is adequate land available on the site
to provide the full amount of parking required by code should
a shortage occur in the future,
4" In the LI and IP designations forty percent of the total number of
required parking spaces may be provided for by compact car spaces,
however, all visitor spaces shall be full-sized" Should the use of
compact spaces in these zones create anyon-street parking
problems, the standard for such spaces may be amended at the
direction of the City Council. Compact stall sizes shall be 8' x 15', A
minimum of sixty percent of the total number of required parking
spaces shall be provided for by standard car spaces, Standard stall
sizes shall be 8,5' x 18,5',
5, In the SPC designation all parking spaces shall be provided for by
standard car spaces,
6, Standard stall sizes may be reduced to 8,5' x 16,5' with 2' of overhang
into a planting area where a 6" concrete curb separates the planting
area from the parking area,
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I
~! 11'.IIIII'II.II'WIIIII!llllll'I~~11
n!i~nal;
9, Where parking areas abut walls and fences, wheel stops shall be
installed to protect the walls and fences,
10" ~liiil~t~I.'lltllli'lll~tillllt~~~~f~~
City of Poway parking requirements and specifications"
11, Aisle widths shall meet with existing City of Poway parking standards,
12 rl~"II~~TIIBllllatllllllll~llltl~lj~
..,.',;..
~R; --
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III. LAND USE AND DEVELOPMENT STANDARDS FOR MINERAL RESOURCE
EXTRACTION AREAS
The South Poway Specific Plan includes approximately 151 acres of land
designated for Mineral Resource Extraction uses within Subarea 5
The Mineral Resource Extraction area is all included within the geographical
boundaries of the CalMat-Poway Reclamation Plan and Conditional Use Permit 89-
05, Mining operations within this area are subject to the standards contained in City
Council Resolution P-91-48R and P-91-78 which approved the CalMat Use Permit
and reclamation plan, Once the CalMat operation is completed and the land
reclaimed per plan, this acreage shall be designated as Natural Open Space,
IV. INDUSTRIAL AND COMMERCIAL SITE/BUILDING DEVELOPMENT
STANDARDS
ARCHITECTURAL
1. Materials
a" The following materials are permitted:
1 ) Tilt-up concrete with textures and/or colors
2) Masonry block with textured surface
3) Steel frame with glass or masonry and glass exterior (glass
shall not exceed 70% of the exterior)
4) Enameled metal panels, wood, glass and stucco may be used
as decorative elements with tilt-up or masonry building system
5) All street fronting fences and walls, except for required gates,
shall be of concrete tilt-up or solid masonry visually compatible
with the building exterior,
6) All exterior wall elevations facing any street are to have
architectural treatment
7) Wood siding shall be permitted in SPC zone only.
b, The following materials are restricted,
1 ) Sheet or corrugated metal, asbestos or similar materials used
on exterior walls,
2) Use of a single material (such as more than 70% glass) on
exterior walls,
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2. Roof
- No part of the roof may project above the building parapet, except
architectural screening of roof-top mechanical equipment
3. Height
- l.tlili.,,_.tS,
- IIII.flltl.l\ftlr~111111
4. Equipment screens
a" All roof mounted equipment and/or duct work shall be screened by an
enclosure of equal or greater height which shall be consistent with the
building design, building materials and exterior colors,
~F*Y'''~liW.~Wfiww'~6iiliRlr'''"'"
;1!hl:lj!kI7:~..'.~9"."'.
."'.,.11'....
~I.~.jft,::;:j~;lll:t ....
d. No mechanical equipment or vent shall be placed on the exterior
surface of any building wall which can be viewed from a public street.
e. Equipment mounted on the ground (such as pad mounted
transformers) must be screened by a solid concrete or masonry wall
consistent with the building design from any view from a public street.
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5. Color
a, Colors shall be limited to maximum number of three, exclusive of
minor trim elements"
b, Colors, materials and finishes are to be coordinated on all exterior
elevations of the building to achieve total continuity of design,
c, Vents, louvers, exposed flashing, tanks, stacks, duct work, overhead,
rolling and service doors are to be painted a color consistent with the
color scheme of the building,
d, All screens shall be painted a neutral color or a color consistent with
the color scheme of the building,
B. SITE UTILIZATION
Exhibits 1 and 2 and Table 1 illustrate typical applications of the site utilization
constraints listed below,
1. PARCEL REQUIREMENTS
a, Minimum parcel size: one-half (1/2)acre*
b" Maximum parcel size: none
c" Minimum width: 1 00 feet
d, Minimum street frontage: 40 feet on cul-de-sacs,
* Parcels one-third acre in size may be approved within the boundaries
of Tentative Parcel Map 91-07 and 91-08 subject to the following
criteria:
Zero lot line or common wall construction for buildings on adjacent
properties,
Reciprocal access agreement for common driveways where series of
one-third acre lots are created,
Review of covenants, conveyances and restrictions (CC&Rs) by the
City Attorney, Directors of Planning, Engineering and Safety Services,
The size and configuration of lots within non-residential Planned Unit
Developments and industrial condominium subdivisions shall be reasonable
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as to the intended use and relation to the subdivision project and the
surrounding area and shall substantially meet the intent and purpose of the
South Poway Planned Community Specific Plan" The size and configuration
of lots will ultimately be determined by the City Council during its
consideration of proposed tentative maps, Subdivision projects of this type
would be permitted within the Light Industrial (L1) and Industrial Park (IP)
designations, Flexibility in the form of ownership of separate units within
multi-unit industrial buildings should be considered,
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Minimum Building Setbacks
Exhibit 1
......" ..... 7- r 0'/20' or Greater (No Slope)
, (Typical) Rear
.. .. -
: 40' ·
G> Typical
:5!
rn
...
0"
...
G>
-
c:
L.. 35' Typlcar
" .. -.-
Front ~ shall be the sum
'No Scale of the side yards
JNTERIOR PARCEL
Light Industrial and Commercial/Office
Land Use Designations (L1)
0'/20' or Greater "I ~ Property Line (Typical)
(No Slope) Rear
I" .. ..
:::;=::::::::;:;:::;:;:;:;:;:;:;:;:;:;:::;:;:::;:;:::;:;:;:;:::;:;:;:;:;:;:;: :
0'/20' or Greater _ IIIIIIIIIIIIIIII:=Imr
'.. ...... ... .... ..... ........ .........
.......................................
(No Slope) ':':":":':":":":':-:':':':":":":':':':':":':':":':':':":":":':":':':":":":':' 35' or Greater
.......................................
..............................,................................. .
: .~
L.. 35' Typical
_.
Front'
No Scale
CORNER- PARCEL
Light Industrial and Commercial/Office
Land Use Designations (L1)
JUN 2 0 1995 ITEM 7
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47
.....V'-'~lll VVVa.y L..I<;;;;"o;;;;IVt-.III'....."~ ...............-....-, . -.......--
Property Line - 0'/20' or Greater~o Slope)
(Typical) , 7-- Re~r I
, . jil~~~;~::~:~':":"'~ 0'/20' or greater (No elope)
.~.. .........-:::->>..........:-....................,=*1.~:,X:
: : 40' }~~ti\%f:i~j~llmw!fA~
CD Typical l~ Building Area ~::::
!i _I
: 35'
L . Typical
..-.. "- * Shall be the sum
.Front
No Scale of the side yards.
INTERIOR PARCEL
Industrial Park OP)
Land Use Designation
0'/20' _or greater
(No Slopa) Property Line (Typical)
. t .fI ear .
" 35 ~
- '
L.. Typical
Front
No Scale
CORNER PARCEL
Industrial Park OP)
Land Use Designation
Frontalle Alon'lI.."south ..poway ~"rterlal! , Property' Line (Typical)
"
TY.plcal 50' I
...
, 35 ---.J -;:
'Typlcal .. .
--", .. ..- - ~ * Shall be the aum
Front - 01 tlle 'alde yarde.
No Scale
PARCEL ABUTTING SOUTH POW A Y ARTERIAL,
All Land Use ;Designations
--- JUN 2 0 1995 ITEM
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Minimum Parking and Landscape Setbacks
Exhibit 2
0'
~ Property Una (TypicaO
Rear
.. ..
.......................................
......................................
.......................................
......................................
.......................................
!;!!I;,:!~~!iiii!;~
.......................................
.......................................
, ::':::::':"'::':,:::::}:://:::>:;;:::::,::::::;;::;:::;::::}:: Landscaped Areas
[ 25'
.. __ Typical.. ~
Front
No Scale
INTERIOR PARCEL
Light Industrial and Commercial/Office
Land Use Designations (L1)
t ~ Pro",,", U"" ("...."
Rear .
.. .. ..
rlzr\::,::::,:,:,::{{{::::::,{://:,::::::::
Landscaped Areas ' 25' )
, .. Typical ..
Front
No Scale
CORNER PARCEL
. Ught ..Indl.,lstrial. and Commercial.:
--- - 'LandUse Designations" (L1) JUN 2 0 1995 ,ITEM 7 ' i
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0'
Rear
..
Property Line (typlcel) . [_--=:.' TYPIC~"..:::J
Front
No Scale
.
INTERIOR PARCEL
Industrial Park (IP)
Land Use Designation
0'
Rear .--1
rI0fj"-'n Property Line (typical)
. . ~}>}:>{?~:t?:::::::::::~:::\)):~))~::~
"""'" i I ~1!i~ ",I;
-I ,...... ",",..,' '..,,".., YP-j x
~...,....'.,....\........"......."....."....'....,'..',. ,UJ
Landscaped Areas .. 25' !.yp"cal .._~
Front
No Scale
CORNER PARCEL
Industrial Park (IP)
Land Use Designation
Frontage Along South Poway Arterial
.. .. I
Landscaped Areas 50' Typical :
Property Line (Typical)
......v... ........... .....................-.....-.-.-.-.- .................... ..'.....-....-......
...n. ..... ................... ........... ..........
C L C
- 25 Typical -
-_.. "-"-"
Front
No Scale
PARCEL ABUTTING SOUTH POW A Y ARTERIAL
All Land Use Designations
South Poway Specific Plan JUN 2 0 1995 ITEM 7 I
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South Poway Development Standards, Volume 2
3. COVERAGE
a. Maximum allowable coverage is 50%, The area allowed for structural
coverage shall be no greater than 50% of the net lot area. The net lot
area for development is exclusive of slopes and road right-of-way.
Maximum building height is 35 feet.
b, The sum total of building footprints within non-residential PUD's or
industrial condominium subdivisions shall not exceed the 50 percent
coverage as defined above, Careful consideration should be given
during the environmental review of proposed non-residential planned
unit developments and industrial condominium subdivisions in the LI
and IP designations to ensure that traffic generated by such
subdivision projects does not cause an increase in traffic over and
above that anticipated by the plan and its supporting environmental
impact reports, A site specific traffic analysis may be required.
4. SETBACKS:
a, Building Setbacks: See Table 1
b" Parking Setbacks: See Table 2
c. Fences and/or Screen Walls: Not allowed within building
setbacks except on sites wlllQh
Bi~9lll!Ula;ID9~~l!t1.lfl~
::::,::::~::::;:.;:;:~::x{~,
5. DRIVEWAY WIDTH
fJ]ij1iiIi]jEI_111')1.Bllr~Jj;.,mgJ~Qtt~l.UI~Y;~jljm!Q!fjjHm
b" Driveway width shall be limited to 30 feet for each 100 foot segment
of property line abutting the street, but no single driveway shall have
a width of more than 30 feet measured at the property line,
6. LOADING AREAS:
a. All loading facilities and maneuvering areas shall be on-site,
b" Loading areas in the front of the building shall be prohibited in the IP
and SPC zones, Front loading areas shall be permitted in the LI zone
if appropriately screened,
South Poway Specific Plan
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c. Loading areas and truck doors shall not encroach into front or exterior
side setback areas, nor the landscape setback along South poway
Arterial.
d, Side loading areas and doors are permitted in the IP, LI and SPC
I"ll.at ZSRes and must be screened ~ri.~I-1!!~ltljll1!?! by a
concrete or masonry wall a minimum of six feet and not more than 12
feet in height, textured or colored to match the main building and
located no closer to a street than the applicable parking setback
requirement.
TABLE 1
BUILDING SETBACK SUMMARY
Light Industrial South Poway
Industrial Park Commercial
Front Yard 35' 35' 35'
Rear Yard 0'/20' 0'/20' 0'/20
Exterior side (corner parcels)yard 35' 35' 35'
Interior side yards (sum of) 40' 40' 40'
Sltlet::S1UJ*ItIJ.a~.1Df#~*U%1r*$T-i!t_f*f"ttti1~MtRN2m2S'
,...................w<..<.........~. W;;:..~...~$.::;::. ..>> ,. m"~;';:::$;$$.~h'~' .. .<:j;:;...... m:;:..,.::r.:;.;.:<...:At~.;....,...L..<.............,.
:.;.;..;.;.;..;.:.:.:.:.:-:.;.}~:.:.;.:. ':'.l';"~:':'X-;':':':': .} ,;.:... ,;-.... ., <<- ..,.... .}x'; "'. .' .,:-:;:.. .. >>;.' ...>>.:,':.... . ..<<;.:.:.,.~>>;.;:.;.,.:.:,':.:,'x.,.;.:.,
1111~l~!!'I!.~Rr@j_._I.~!~~.1B.Ylt9e1~~I~~!~~l1!m,
f"..Rear yards which abut streets shall be considered exterior side yards,
2, When either rear yard or exterior side yard abut the 1<1& poway ~.tlM, the 50
foot landscaped setback requirement shall supersede minimum building setbacks
and, in those cases, the minimum building setback shall be 50'.
3, For all buildings over 250 feet in length an additional one (1) foot front yard setback
per ten (10) feet of length to a maximum fifty (50) feet from the property line shall be
required,
4" Sideyard and rear yard setbacks shall be 0' or 20' or greater where no slope exists,
but in no case shall the sum of the sideyards on each lot be less than 40',
5. All setbacks are measured from property line"
6, Front and street side yard setbacks for buildings may be averaged as illustrated in
Exhibit 1A Buildings may not encroach more than five feet into the required 35 foot
setback, In all cases, the encroachment shall be offset by an equal building area
which observes a proportionately greater setback, The average building setback
must be 35 feet.
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7, Where adjoining property side and/or rear yards are separated by slopes, the
horizontal distance between buildings shall be no less than 20 feet, and the distance
between a building and the top or toe of slope shall be a minimum of five feet. This
standard is illustrated in Exhibit 1 B.
8, Setbacks for buildings located in non-residential PUD's and industrial condominium
subdivisions in Light Industrial and Industrial Park areas shall meet or exceed the
minimum setback standards in Table 1 above with respect to the exterior boundaries
of the subdivision. Setbacks from individual lot lines may be zero feet provided that
required building separation is maintained.
9, In cases where approved lots within the PC Development Plan have two front yards
each of which adjoin a street, building setbacks may be reduced within one of the
front yards so long as the subject yard does not front a major PC circulation or
collector road including Community Road, Midland Road, Stowe Drive, Kirkham
R~g~Road, Pomerado Road, and Scripps Poway Parkway, In all cases, the
required exterior side yard (corner parcel) setback of 35 feet shall be maintained"
The following criteria shall be utilized in determining the appropriateness of a
reduced front yard setback. If substantially met, such reduced setback may be
approved by the City.
Front Yard Setback Reduction Criteria
a. All structures shall meet minimum intersection sightline requirements.
b, The building footprint shall not conflict with necessary utility lines,
c. Overall site landscaping and parking requirements shall be met. If a reduced
building setback impacts the required parking area setback requirement (25 feet),
no parking shall be permitted within reduced building setback area.
d" Building line offsets shall be required to minimize the potential linear appearance of
industrial and commercial structures,
e" Required loading areas and facilities shall not be impacted, including adequate
maneuvering areas for trucks and other large vehicles,
f, The entire length of the building shall have an average front yard setback of 35 feet
and no part of the structure shall be closer than 20 feet measured to the property
line.
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TABLE 2
PARKING SETBACK SUMMARY
Light Industrial South Poway
Industrial Park Commercial
Front Yard 25' 25' 25'
Rear Yard -0- -0- -0-
Exterior Side (Corner Parcels) Yard 25' 25' 25'
Interior Side (One Side Only) Yard 5' 5' 5'
Interior Side (Other Side) Yard 5' 5' 5'
1, When either the rear yard or an exterior side yard abuts the Scripps Poway
Parkway, the 50' landscaped setback requirement sHall supersede minimum
parking lot setbacks and the minimum parking lot setback shall be 50',
2, Rear yards which abut streets shall be considered exterior sides"
3, All setbacks are measured from property line to parking lot curb face, Cars
may overhang planting areas as described in Chapter 2, Section VI.
4, Where a rear lot line is adjacent to a side lot line a minimum setback of 5'
from the rear lot line is required"
7. OUTDOOR STORAGE
Outdoor storage of merchandise, material and equipment, and refuse
collection bins is permitted in any required interior side or rear yard, provided
the storage area is completely enclosed by walls, fences or buildings or a
combination thereof, Walls or fences shall be permitted as follows:
a" All screening shall be a minimum of eight (8) feet high with a
maximum not to exceed twelve (12) feet. No storage shall be allowed
to exceed height of screening, except for specialized equipment
exceeding this height. Special screening may be required at the
discretion of the Director of Planning Services,
b. Fences and walls constructed as required along abutting public rights-
of-way and abutting properties with more restrictive zoning
classifications shall comply with one of the following alternatives:
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1, Solid fences or walls shall be constructed of wood, brick, block, stone,
frame-stucco, tile, metal, or other similar materials,
2, Open-style fences such as spaced wood, ornamental iron, screen or
decorative block or other similar material; provided, however, that said
fences shall comply with one of the following landscaping
requirements:
a) Planting with sufficient vines or climbing ivy of an acceptable
density to ensure adequate screening within one year of planting,
b) Trees and shrubs of the evergreen variety. or other similar year-
round leaf-bearing type, set away and in front of the fence line so
as not to provide ingress over the fence, Such plants shall be of
such variety and shall be spaced so as to allow only minimal gaps
between foliage of mature trees and shrubs within one year after
planting,
c) Evergreen shrubs or other similar year-round leaf-bearing shrub,
planted with such spacing so as to form a solid hedge a minimum
of eight feet in height within one year after planting,
d) For the purposes of these regulations a spaced wood fence shall
be one on which the gaps between the fencing material do not
exceed one-half the width of the average board or slat, and in no
instance shall any gap between two boards of slats exceed four
inches"
4) All gates shall be'constructed of solid view-obscuring material except
vehicular gates,
5) No merchandise, material or equipment shall be stored on the roof of
any building,
8. UTILITY EASEMENTS
- Where utility laterals are designed to serve more than one lot,
easements will be reserved across adjacent lots as required to ensure
such service,
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9. BUILDING SEPARATION
- The distance separating buildings shall be either two feet or less, or
greater than twenty feet.
C. LIGHTING STANDARDS
1. SECURITY LIGHTING
a. Wall mounted security light pack to be used only at rear and interior
side of buildings
b, Security lighting shall utilize low pressure sodium fixtures,
c, Shielded fixtures with well defined cut-off limits shall be used to
confine illumination to on-site areas only,
2. ACCENT LIGHTING
a" Architectural lighting shall be integrated into building design where
feasible,
b, Accent lighting, where used shall originate from concealed or
inconspicuous source locations"
c, Accent lighting may utilize high pressure sodium or mercury vapor,
d, Color lights shall not be used,
e, Shielded fixtures with well defined cut-off limits shall be used where
necessary to confine illumination to on-site areas only"
3. PARKING AREA LIGHTING
a. Lighting fixtures for parking areas shall be shielded low pressure
sodium directed downward, and have zero cutoff, Parking lot
illumination level shall achieve a uniformity ratio of 3 to 1 (average to
minimum) and a maintained average of one foot candle and a
minimum of 0,3 foot candle,
b, Fixtures shall be pole mounted, 25 feet maximum, above paved
surfaces,
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c" Shielded fixtures with well defined cut-off limits shall be used where
necessary to confine illumination to on-site areas only,
D. SIGNAGE
1. GENERAL PROVISIONS
General Provisions of the existing Comprehensive Sign Ordinance for the
City of Poway shall be in effect for the South poway Community Plan area
except as modified herein,
a, No sign shall be closer than ten (10) feet to the front or exterior side
property line,
b" No sign shall be placed within the 35-foot landscaped setback along
the South Poway Arterial except park entry sign at major intersections,
c, No sign may be roof mounted,
d" No sign is to be painted directly on any wall or building"
e" All signs shall conform to City of Poway Comprehensive Sign
Ordinance regulations except as modified herein,
2. ENTRY WAY IDENTIFICATION SIGNS
a" One freestanding monument sign may be erected at each major
entrance to the South Poway Planned Community,
b, Entry way monuments shall not exceed 15 feet in height and 60 feet
in length"
c" Entry way monuments shall contain the name South Poway Business
Park at the top of the sign, The name of the individual developer may
be listed on the bottom sign panel.
3. INDUSTRIAL DESIGNATIONS
a" The standards below apply to single-tenant or single-parcel
businesses,
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1 ) General Standards
a) Wall signs shall be limited to identification of business name
or identifying logo"
b) Street addresses shall be incorporated into the face or
structure of all freestanding signs
2) Wall Sian
a) Maximum Number: one (1) per street frontage and/or main
parking lot, not to exceed two (2) per business"
b) Maximum sian area four (4) percent of the building face, not
to exceed 150 square feet.
c) Maximum Heiaht: Not to project above the rooflin"e, Overall
vertical dimension of sign shall not exceed four (4) feet.
3) Free standina sians
a) Maximum Number: one (1) per street frontage not to exceed
two (2) per business.
b" Maximum Sian Area: 40 square feet per each side of sign"
c) Maximum Heiaht: Six (6) feet.
b" The standards below apply to multiple-tenant or multiple-use
businesses,
1) General Standards
,
a) Wall signs shall identify the individual business, use, or
identifying logo and be located at the main pedestrian
entrance or parking area,
b) The business directory sign shall list only the address and
names of the on-site activities and may be a freestanding or
wall sign no larger than 12 square feet in area"
c) The business directory sign may be located either adjacent
to the parking area or the main entrance to the development.
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d) All industrial projects with more than two (2) tenants or uses
shall develop a comprehensive sign program"
e) Street addresses shall be incorporated into the face or
structure of the freestanding sign,
2) Wall Sians
a) Maximum Number: one (1) per street or parking area
frontage, not to exceed two (2) per business"
b) Maximum Sian Area: four (4) percent of the building face, not
exceed 100 square feet.
c) Maximum Heiaht: Not to project above the roofline" Overall
vertical dimension of sign shall not exceed three (3) feet.
3) Business Directorv (free standina)
a) Maximum Number: one (1) per street frontage or parking
area not to exceed two (2) per development.
b) Maximum Sian Area: 12 square feet per each side of sign"
c) Maximum Heiaht: 6 feet.
4) Freestandina Sian
a) Maximum Number: one (1) per development.
b) Maximum Sian Area: 40 square feet per each side of sign,
c) Maximum Heiaht: six (6) feet.
3. SOUTH POWAY COMMERCIAL (SPC) DESIGNATION
a) The standards below apply to businesses within community centers"
A center is a development in which businesses and structures are
designed as an architecturally integrated and interrelated
development. Such design is independent of the number of
structures, lots, or parcels making up the center"
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South Poway Development Standards, Volume 2
1 ) General Standards
a) Wall signs are limited to identification of business, use,
service provided and/or identifying logo,
b) All freestanding signs shall contain the theme name of the
center as the predominant feature of the sign, Freestanding
signs may also include the identification of two businesses,
If one business name is used in a theme name, only one
additional business may be identified" If two business names
are used in the theme name, no further businesses will be
identified"
c) All centers shall develop a comprehensive sign program for
all tenants and uses,
d) Street addresses shall be incorporated into the face or
structures of the freestanding sign"
2, Wall Sian
a) Maximum Number: one (1) per business frontage and/or
main parking lot, a maximum of two (2) per business"
b) Maximum Sian Area: four (4) percent of the building face, not
to exceed 100 square feet.
c) Maximum Heiaht: Not to project above the roofline, and in no
case, higher than 20 feet. Overall vertical dimension of sign
shall not exceed three (3) feet.
3, Freestandina sians
a) Maximum Number: one (1) per street frontage not to exceed
two (2) per center,
b) Maximum Sian Area: 40 square feet.
c) Maximum Heiaht: Six (6) feet.
b, The standards below apply to commercial developments containing
- multiple professional tenants or office uses,
South Poway Specific Plan JUN 2 0 1995 ITEM 7 11'1
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South Poway Development Standards, Volume 2
1) General Standards
a) Freestanding signs shall be limited to identifying the name of
the professional complex.
b) Directory signs shall be placed on the wall at main entrance
or be freestanding and shall be limited to listing the tenants
name and suite number,
c) All office projects with multiple tenants or uses shall develop
a comprehensive sign program.
d) Street addresses shall be incorporated into the face or
structure of the freestanding sign,
2" Wall Sian
a) Maximum Number: two (2) per building.
b) Maximum Sian Area: four (4) percent of the face of the
structure where sign is to be place not to exceed 1 00 square
feet.
c) Maximum Heiaht: Not to project above the roofline nor be
higher than 20 feet. Overall vertical dimension of sign shall
not exceed three (3) feet.
3" Freestandina sians
a) Maximum Number: one (1) per street frontage with a
maximum of two (2) per building.
b) Maximum Sian Area: 40 square feet.
c) Maximum Heiaht: Six (6) feet.
South Poway Specific Plan ITEM 7 ~.
61 JUN 2. 0 1995
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- South Poway Development Standards, Volume 2
CHAPTER 4
RESIDENTIAL DEVELOPMENT STANDARDS
The Open Space (1 du) land use designation is intended as an area for very low density
single-family residential development. Parcels designated as Open Space (1 du) are
impacted by two or more of the following factors: unstable soils, landslides, creeklfloodway
channels, steep and visually prominent hillside areas, In order to avoid potential adverse
impacts in the areas of soils and geology, hydrology and be restricted to one living unit per
existing parcel or one dwelling unit per 40 acres and most of the lot shall be left in its
natural state, With the exception of the foregoing density limitation, the development
standards for the Open Space (1 du) areas shall be the same standards which apply to t!i~
Rural Residential I zone tBfll as stated in the City of Poway Zoning Ordinance, UN
The Single-Family 2 land use designation is found in the westernmost portion of Subarea
5, west of Pomerado Road, It is intended as an area for low density single-family
residential use with a minimum lot size of 20,000 square feet and a maximum density of
two units per net acre, Development standards for this land use category are the same
standards which apply to the RS-2 zone contained in the City of Poway Zoning Ordinance,
The MHP or Mobile Home Park land use designation is intended for the exclusive
development of mobile home parks. Mobile home parks must be developed on sites of at
least 20 acres in size with a maximum density of eight dwelling units per net acre"
Development standards for mobile home parks are contained in the mobile home park
section of the City of Poway Zoning Ordinance" Coaches and lots within mobile home
parks must be held in common ownership,
Total residential density for the South Poway Planned Community shall not exceed 254
units and shall be distributed as illustrated on /\ttaehFRent 2 of the 518#' re~ol't aatoa
January 21, 1992 on file in the Planning SeFVieo5 offlee,!i'!.~wr!:I~~19ttI9!_;~'ij~gfjg~g
.!~mllliga.JI!I.
South Poway Specific Plan ITEM
62 JUN 2 0 1995 7
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Sou., ;>oway Development Standards, V, lle 2
CHAPTER 5
NATURAL OPEN SPACE
The South poway Planned Community includes approximately 538 acres which are
designated as Natural Open Space, Most of these areas are in a natural state although
some manufactured slope areas which were approved prior to 1992 have been included.
It is the intention of the Natural Open Space designation to preserve existing biological
resources and visual buffers by precluding any further grading or development beyond that
which received Council approval prior to January 1, 1992, Agricultural development and
ornamental landscaping will also be prohibited with the exception of habitat restoration
projects for previously disturbed areas and revegetation plans for previously approved
slopes. An additional 151 acres will be reclaimed and revegetated as Natural Open Space
upon cessation of the aggregation extraction and processing activities on the CalMat site.
JUN 2 0 1995 ITEM 7
South poway Specific Plan
63
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CHAPTER 6
IMPLEMENTATION PROCEDURES
This section describes the procedures for processing and review of future specific
development plans within the South Poway Planned Community, In general, the normal
procedures of the City of poway with regard to development review, rezones, and
conditional use permits will apply with some modifications as noted below, This section
also outlines a procedure for a "finding of substantial conformance" for minor adjustments
to the South poway Planned Community Development Plan"
I. AMENDMENTS/ADJ USTMENTS TO THE SOUTH POWAY PLANNED
COMMUNITY DEVELOPMENT PLAN
Processing and review of major amendments to the South Poway Planned Community
Development Plan will follow the same procedures as those for a Specific Plan Amendment
within"the City of Poway (Chapter 17.47 Zoning Development Code)" An amendment is not
considered to be major unless it involves a significant change in the overall type, intensity,
or density of land uses within the Planned Community as defined by the Director of
Planning Services, Such major changes are expected to be minimal.
For minor adjustments to the Planned Community Development Plan, a procedure for a
"finding of substantial conformance" will apply, Minor adjustments will involve possible
changes in the configuration of roadways or land use "bubbles" in response to project
specific grading or design challenges, An adjustment is not considered to be minor unless
it conforms with the net acreage described in the existing land use plan and with the overall
intent of the design, circulation system, and limits of grading line described in the
Development Plan (Volume 1), The procedure for a "finding of substantial conformance"
as described below may apply to a concept plan, site plan, or tentative map prepared for
a specific project within the Planned Community,
The submittal requirements for a "finding of substantial conformance" will be as follows:
1, A letter outlining the reasons behind, and the justification for, the request for a
"finding of substantial conformance",
2, One copy of the concept plan, site plan, or tentative map showing net acres of each
land use, proposed circulation and grading,
South Poway Specific Plan JUN 2 0 1995 rTt:M 7
64
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S, 0' Poway Development Standards, . "Iume 2
3, A tabular comparison of land use acreage for the project site under the adopted
Development Plan and under the proposed concept plan, site plan or tentative map,
4, A fee for processing, the amount of such fee to be determined by the City Council.
The Director of Planning Services shall have the authority to approve, deny or modify a
request for a "finding of substantial conformance", The decision of the Director of Planning
Services may be appealed within 10 days to the City Council by the applicant or any other
interested person,
II. DEVELOPMENT REVIEW PROCEDURES
Review of site plans, landscaping plans, and architectural plans for the South Poway
Planned Community Development Plan will follow the normal procedures for development
review outlined in the City's Municipal Code with certain modifications as described below.
Review of engineering drawings will follow the normal review procedures of the City of
Poway,
Site plans, landscaping plans, and architectural plans for any development within the South
Poway Planned Community shall be reviewed by the Director of Planning Services for
conformance with the design intent and guidelines of the south Poway Development Plan.
The Director of Planning Services shall have the authority to approve, deny, or modify the
proposed site, landscape or architectural plans, If the Director of Planning Services denies
the application, the reasons for the denial must be given in a letter to the applicant with
specific references to sections of the Development Plan text (Volume 1) and Development
Standards (Volume 2). The decision of the Director of Planning Services may be appealed
within 10 days by the applicant or any other interested person to the City Councilor its'
designee, The decision of the City Council or its' designee shall be final. The fees for such
appeal shall be paid by the person(s) or organization(s) filing the appeal and shall be
determined by the City Council.
III. TENTATIVE MAP PROCEDURES
Tentative maps will be processed according to existing City procedures and ordinances
with the exception that slope analysis will not be required in those areas where developed
property is not subject to slope density requirements. It is anticipated that the grading and
standards contained herein will adequately address slope stabilization and erosion control.
Tentative and final maps for industrial condominium projects and non-residential planned
unit developments will be processed according to existing City procedures, the State
Subdivision Map Act, the provisions of the State Civil Code, and the provisions of the State
Business and Professions Code,
Tentative and final maps for air space industrial condominiums are allowed pursuant to
Section 66427,2 of the Subdivision Map Act within the LI (light Industrial) and IP (Industrial
Park) land use designations, Covenants and agreements for reciprocal use of driveways,
parking, walkways, fire hydrants, water lines, and other facilities are subject to review by
South poway Specific Plan JUN 2 0 1995 ITEM 7
65
6 of 106
SOUL .Joway Development Standards, Vo,_,ne 2
the water lines and other facilities are subject to review by the City Attorney, Planning
Services, Engineering Services and Safety Services Departments unless waived pursuant
to Section 66428.
IV REZONE PROCEDURES
Rezones within the Planned Community are expected to be minimal since specific zoning
to implement the plan has been incorporated within the Development Plan text. Any
rezones proposed for the Planned Community will conform with the requirements of the
City of poway outlined in the Municipal Code and would be reviewed by the City Council
in conjunction with a request for a Planned Community amendment.
V. CONDITIONAL USE PERMIT (CUP) PROCEDURES
The procedures for obtaining a CUP within the Planned Community area will conform with
the requirements of the City of Poway outlined in the Municipal Code. CUP's are
expected to be minimal but will be required for specific uses within all zones in the South
poway Planned Community.
11[~;llllr'lf.l9Pl~fI;2P~.m;2~.1Ifln~(~li9IM,~[jgg!~t!tl~;.igi.
The existing gravel operation,!!1~!tM,@I[f[g~~x:;~~jPadre Transit MbQ, operates under
a CUP originally approved by the County of San Diego. The !i~t CUP was obtained in
~~!;~tit;a\i~M.,~~~'IIIIIIIl~rllllllll_';tl~la
!ISSIE Any futuregraveioperationsunder the auspiCes ora party or parties other than
BfMafJwould also have to obtain a CUP modification. CUP's for gravel operations are
.;.:..<0....;.,..;.,..,.,.,.,...,.,.".
alsO monitored on a regular basis by the Air Pollution Control District, the Regional Water
Quality Control Board, and the Mining Safety and Health Association.
VI. VARIANCES
Variances may be obtained according to existing City standards and procedures.
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South Poway Specific Plan JUN 2 0 1995 HEM 7
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South Poway Specific Plan JUN 2 0 1995 ITEM 7 1'-1
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South Poway Development Standards, Volume 2
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South Poway Specific Plan JUN 2 0 1995 Hi:M
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South Poway Development Standards, Volume 2
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.,',' sr.ib~t~~l.~~~t6.eaChbuilding.' " ,,',,'," , " ,
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""~\~:b~~a~~~~~.U~tyOfSan Diego Deparfmentof Health and copies providedtothe
11, ',',A wildland fUelmitigalionpfari shall be submitted for all projects located adjacent to
wildlandlopen~reas; This is to eliminate any potential threat of spread offiretromthe
proposed buildingarE;!aarid the open area, This planshaJI be to the si3tisfaction of the
Directors of safety Services, Hanning Services; and Community Services' prior to
buildirig occupancy. ' , '" ,
12; .,' Thebuildfng sl1(3l1beprovidectwith approved automaliG smoke and heat yerils,
13" ,A techriical,opinion and report may berequired to be prepared, by a qualified engineer.
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14. ..,'" ~~~9~b~t~~:~~lgi~~;Hazar~ous Materi~fsJabefirisshall bE;! provided as necessary
JUN 2 0 1995 rlEM 7
South Poway Specific Plan
100 of 106 69
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South Poway Specific Plan JUN 2 0 1995 ITEM 7 I
102 of 106 71
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South Poway Development Standards, Volume 2
.-
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South Poway Specific Plan JUN 2 0 1995 ITEM 7
103 of 106 72
._..__.._--~,_.---~
Sc. 1 Poway Development Standards" ,ume 2
INDEX
Building Setback Summary, . . , . , , . , , , , . , , . . , , , , . . , , . , . . , . , , . , . , , , . , . . . , . . " 52
Business Park Standard Safety Conditions """"""".,.,..",.,.""".,.. 67
Conditional Uses . . . . , , , , , . , , , . , , , . , , , . , . , , , , , , . , , . , , . , . , , , , , , , , , . , , . . , , ., 29
Development Standards ..".,",.",.."",."".,.,."...".,",..,.",..,. 42
Architectural . , , . , , . . , . . , , , . , , , . , , , , , , . , . , , , . , . . , . , , . , . , . , , , , . . , , . " 42
Color . . . , . , . . , , . , , . , , , , , . , , , , , . , , , . , , , , , , , , , , . , , . . , , , . , . , , . , , , . , .. 44
Equipment screens "'"',.,"'""""."","."..",.,.,."",."", 43
Height . . , . , . . , , . , , , , , , , , , , , . , , " , , , , , , , , , . , , . , , . , , . , . , , , , , , , . , , . , ,. 43
Materials. , , , , , , , , , , . . , , . , , , , . , , , , , , " , , , , , . , , , , , , , , . , , , , , . . , , . . , , ., 42
Mineral Resource Extraction Areas . , , , , , , . , , , , , , , , . , , . , , , , . , . , , . , , . . , ,. 42
Residential .,"""""",.""."""""".,.".",.""",..",.,, 61
Roof .".,"',.,"',..,"""".",.".""..".".,.,.""..".., 43
Grading Standards ,.,""""',.,"""""""".""""".,.,.",...,. 1 0
Hardscape ,.".,.,"',..,.,',.,.,'",."",.""..".".,.,.,.""",.., 22
Fences and Walls .,.".,"',.,.,""""""."""".",.,.,,,.,.,.. 22
Furnishings. , . . , . . , , . " , . , " , , . , , , , , . , , , . , , . , . , , . . , . , . . , . , . , , , , , . . . '. 22
Landscape Lighting ..,..,.,..,.."."",."......."."""",....., 23
Landscape Materials ..".,.,"',."",.".."".."".",.".",.... 22
Paving Materials, , . . , . , . , . , . . . , . , . , , , , , , , , , . , , . , . . , , , . , , . , . , , , . . . . ., 23
Wheelchair Ramps , , . , , , . . " , . , , , . , " " , , . , , . , . " , , . . , , . , . , , , , , , , , , . . , .. 22
Implementation Procedures ..".,.."."",.",.,..,..".,.".,.""..".., 63
Amendments/Adjustments to SPC Development Plan. . , . . , , , , , . . , , . , . , . , '. 63
Conditional Use Permit Procedures .,',."",."..",..,.,.".".".." 65
Development Review Procedures , , , . , , , . , , . , . . . , . . , . . , . , " , , , , . , , . . , . ., 64
Environmental Review . . , , . , , , , . , , , . , , , . , , , , . . , , , . , . , , . . . , , , , . . , , . , '. 65
Rezone Procedures , . , . . , , . , , . , . , , , . , , , . , , . , , . , , . . , , , . , . , , , , , . , , , , " 65
Tentative Map Procedures "',.,',.""".,..",."".."",.".".., 64
Variances ,.,.."..,.,"',.".",.",."",."..,.,".",."".,."" 65
Industrial and Commercial Areas
Lighting Standards , , . , , , . , , , , . , , , , , , , . , . . , , . , , , , . . , , . , . , . , . , , . . . , . ., 55
Signage ....,.".,"',..,."",.",."",.",.".,."".".",.,.. 56
Site Utilization ,.,...,..,."."""."."."...,....",.".",...." 44
Industrial Land Use Designations
Industrial Park (IP) . , , . . , . , , , , , , . , . " , , . , , , . , . , . , . , , , , , , , , , . , , . , , , . , .. 27
Light Industrial (L1) ,. , . , , , " , , . , , , , , " , , , . , , , , , . . , , . , . , , , , . , , , , , . , , . , " 28
Land Use Standards
Industrial Development """""'""."",.",."".,."."".",., 29
South Poway Commercial Areas, , . , , , , , , . , , . , , , , , , . , , , , , , , , , , , . , , , , , " 36
Land Use Tables, , , . , . . , , . , , , . , " , , , , , , , , " , , , . , , , , , , . , , , , " , , , , , , , , , , " , , . " 31
Landscape Standards , , , , , , , , , , , . , , , . , " , , , , . , , , , " " , , . , , , , , , . " , , , , . , , , . , , " 13
Irrigation ..."..,..,"',."".",."",.",.".,.""."".."..". 14
Landscape Plan Submittal and Review Process .".,."",.""""'..,,, 13
Planting , . . , , . , , , , , . , , , , , , , , , , , , , , , , , , , , , , , , . , , . , , . , , , , , , . , , . , , . , " 15
Slope Revegetation ',.,",.,"'""""""",."."."""""",., 16
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Sou "Joway Development Standards, Vl ,ne 2
Streetscape Program , , . , , , . , , , , , . , , , , , , , , , , . , . , , . . . , , . , . . , , , , . , , . , ,. 17
Water Conservation/Reclamation, , , , , , , , , , , , . , , . , , . , . . . , . . , , . , , . , . , , ., 14
Lighting Standards
Accent Lighting . . , , , , , . . , , , . , , , , , , , , , . . , , , , , . , , . . . , , . , . . . . , , . , . . , , .. 55
Parking Area Lighting ..'".""...".",."",.,..,..,...,.,.,.,,'.. 55
Security Lighting . . . , , , , , , . , , . , , , , , , , , , , . , , . , , . , , . , . , . . , . , . . . . . . , . . .. 55
Maintenance ......,..""""""""""""",."",.""""."."..,, 23
Cultivation. , . . . . , , , , . . , , , , , , , , , , . , , . . , , . , , , . , . . , , , , , , . , . . , , . . , , . , ,. 24
Drainage Devices . . . . . . , , . . , , . , , . , , , . . , . . , . . . . . , . . . . , . . , . . , , . , . . . . .. 25
Growth Control and Training , , , . , , " ' , " , , , , , , , , , , , , , , . . , . . , . , , , , , , . , , ., 24
Irrigation ....'.."","..".'"",.",.,'.....,.".,..,.,..",..,." 24
Landscape Appearance . , , , . . , . . . , . , , , . . , , , , . . , . , . . . , . . . , . , , , . . . . . , ,. 23
Plant Replacement. , , . , , , , , , , , , , , , , . , . , , , , . . , . , , . , , . , , . , . , . . , , . . , , ., 25
Natural Open Space ","","""","".,..""",.""..,.".",..',.."." 62
Parking Setback Summary "".",.",.""".".".".",..,....".."",. 53
Prohibited Uses . . , . . . . , , . . . . . , , . , , . . , , . , , . , , , . , , . , . . . . . . . , . . . . , , . , , . . . . ., 29
Public Use Amenities "...."".",."",.""""""...,.....,..".."." 7
Bicycle System, . . . . , , , , . . , , . , , . , , , , , , , . , , . , . . , . , . . , . . . . , . . , . . , , . . " 10
Jogging Trails. . . , , , , . . . , , . . , , . . , . , , . . . , . . , . . . . , , . . , . , . . . . , . . . . , . . , ., 9
Recreational Trail Standards. , , . , , , . , , , , , , . , , . . . . . . . . . , . , . . , , , . , , , . , . ., 7
Sightline Restrictions . , , , , , . , , , , . , , . , , . . , , . . . . . . , . , , . . , . . . . . . , . . , . . , , . . , , ., 25
Signage
Entry Way Identification Signs, , , , . . " , , , . . , , . , . . , . . , . . , . , , . . . , , . . . , . . ,. 56
General Provisions. . . . , , , . , . . . , , , . , , . . , , . , , . , . . . , . , . . , . , . . , . . , , , . , ,. 56
Industrial Designations ,...".",.""""".,.,.....'.',."."...,.. 56
Site Development ,..."."....,..",."""".,..,..'..,.".".,."...,.,, 20
Interior "On-Site" Areas Exclusive of Front Setbacks, . . , . . , . , , . , , . , , . . , . . " 21
Landscaped Setback Area ."..".","."."..,..,.,."""."..,.", 20
Loading Areas ..""""""",",".."."..,..".""".",..""" 21
Outdoor Storage Areas "".""".."..,'.,.."."."...,...",..,., 21
Parking Areas , , . . , , , , , , , , , , , , , , . , , . , , , , . , , . . , , , , . , . , , . , . , , , , , . , . . ., 20
Telephone, Electrical Service and other utilities, . , , . , , . , . , , . , . , , . . , , , . , , .. 21
Undeveloped Site Areas ,..".,.""....,..,..""."""..'"..",., 21
Vehicular Entrances, , , . . . , , . , , , , , , . , , , , . , , . . , . , , , , . . , . . . . , , . . . , , , , ,. 20
Site Utilization
Building Separation ",..."..",."....'",.".""..,.,..',..".." 55
Coverage .....,......."",..,'..',...,..,..,.....",..,..."..,.. 50
Driveway Width ....."".",."""",'..".,."""...',.."""" 50
Loading Areas ..""....".'"""""""",.""",.,..".."."" 50
Outdoor Storage , , , , , . . . , , , . , , . . , , . , , , , , , , , , . . , . , , . , , , , , , , , . , , , , , , " 53
Parcel Requirements , , , , , , , , , , , , , , , , , . , , , , ' , . , , . , . , , . , , . , , . , , , . , , , " 46
Setbacks.. , .. .. , , , .. . , , .. . , , .. , , .. " , , .. , , , .. . .. . .. , .. , .. , , .. , , .. " 50
Utility Easements "" , , , , . , , , , . , , , , , , , , , , . , , , , , , , , , . , , , , , , , . , , , , . , .. 54
Street Standards ..."..."".,.".",""....,."",.".,..,.",.",..'.," 2
Commercial Industrial Street . . , , , . , , , , . , , . , , . . , . , , . , , , , , , , . , , , . . , . . . , ,. 6
Commercial/Industrial Collector Road with Median .."".,.,..",.",."." 5
Commercial/Industrial Collectors without Medians. , . , , , , , , , . , , . . , , , , , , , , , ,. 4
South Poway Specific Plan JUN 2 0 1995 ITEM 7 1
105 of 106 74
SC.,I Poway Development Standards, I, _,ume 2
Pomerado Road """""""""'",.,.".,.",.",.""",..",,", 3
Scripps poway Parkway """"""',.,'".""".""",""".,."" 2
Streetscape Program , . , . , . , , . . , , , , , , , . , , , , , , , , , , . , . . . . . , . , . , , . , . , . , , , . . , .. 17
IndustriaUCommercial Streets cape , , , , . . , . , , . , . , . . , , , , , . , . , , , . . . , . . , . ,. 17
Median Landscape, , , , , , . , . , , . , , . , , , , , , , , , , . , . , , , . . , . , , , . , . , , . . , , . " 19
Scripps poway Parkway .,""""""",.,..,.,.,.,.,.".,.,.,.".,. 19
Site Entry /Accent Planting """""',.,',..""...,",.",.".",.", 19
Temporary or Partial Occupancy Criteria , , , , , , . . , . , . , , . , . , . , . . , . , . , . , . . , . , . , .. 69
Use Standards - Light Industrial (L1) and Industrial Park (lP)
Accessory Uses ',..,.,"""""',.".".",..",."".",.",..,." 31
Industrial Support Services ',.,'"',.,"',.".,",..."".,."".,.".,. 32
Manufacturing ,.,"""""',.".""",.,.".,.""".,.,."".", 29
Other Industrial Uses , , . , , , , , " , , , , , , , , , , , , , , , , . , , , , , , . , , , , , . , , , . . , . ., 32
Other Uses , .. , , , . , , , , , , , , . , , , , , . , , , , , . , , , , , , . . . , , . , , , , , , , , , , . , . . ,. 33
Public and Private Utility Uses, , . , , , , , . , , , , , . , , , . , , . , , , . , . , , , , . , . , , . , ., 33
Public Use Amenities , , , , , . , , , , , . , , . , , , , " , , . , . " , . . , , . , , , , , , , , . , , . , . " 33
Recreational Uses """"',.".".".",.".".,.,"""".,.".",.. 33
Research and Development """"",..,.,'".",."".,.,."".,..", 29
Warehouse Storage and Distribution ,.,.".".,..,...,.,.",..."..,... 30
Use Standards - South Poway Commercial (SPC) ,.,.,...".".,.,.,.,.,...,.,. 35
Administrative and Professional Services. , . , . , , . , . . . . . . , . , , , , . , . , , . , . . .. 35
General Commercial Uses ",.,""""',.".,.,.,..,.,.,....,.".... 35
Parking Standards , , , . . , , . , , , , , . , , . , , . , . , . . , . , , . . , , . , . , . , . . , . . . . , . " 39
Public and Semi-Public Uses ',.,'""",..,.,....,.."..,.,...".""., 39
Utility Installations ',..,.,.".".".,',.,..".,..,."...,...,....,.,."..., 26
JUN 2 0 1995 ITEM 7
,South Poway Specific Plan
106 of 106 75
61S-453-141::l~ HHLLMH~K ~1~~UII~ /J~h~1t~/Y~;;
HALLMARK C - CUI T S, I N C.
m RECLlVl:::O 5130 ea"I'" Mill Ro.d
.-
San OJ.l.o. CA '2121.21'9
JUN 1 9 1995 Te" 619 .'S3, 7800
I
PLANNING DEPT. PlX' 619.H3 ,1.0'
Stephen Streeter
Principal Planner
City of Poway
Via FAX # (619) 679-7438
Dear Steve, June 16, 1995
I am writing to express our company's opposition to those provisions in the proposed
Specific Plan Amendment 84-0W which, in our opinion, compromise the vision
originally established for this land as a high quality industrial developm."t It is a
powerful vision of the future conceived for the benefit of community and should not
compromised.
I would ask that the City of poway retain the integrity of their original charter. Your
Park is first-class. The high standards employed throughout its construction are obvious
and convey a very favorable image. Such an Image is important to attract and retain
high-tech industry and has been a successful charter of SlIveral leading industrial parks.
In the information you provided it states that certain provisions within this amendment
- 'maybe aesthetically offensive' causing me to wonder, If this potential exists today, what
the site (and for that mailer the p:trls:) , might look like ten years from now. I recognize
the needs of other industrial users but feel that property zoned specific for their use a
more appropriate choice.
I respect the City of F'oway's practical needs in light of economic conditions and I further
respect your consideration of our company's opinion as you work to address the many
needs of the city. In your deliberations I would invite you to recount your original vision
of this area and ask that you stay on course.
Sincerely,
-
'~7 tn'l-
Tom White, ceo
nA CCl~IoI:"Mll\j" TO o V"" '" I r.,. A CO.......IU.lf~T TO V:;)" ..
8201995 ITEM 7 ht