Poway City Council
May 17, 2022

85 of 137
Exhibit C
Real Estate Opinion Letter
May 17, 2022, Item #10
DocuSign
Envelope
ID:
12619B7C-252E-440C-A7C2-E60E8972228F
Judy
Preston,
CCIM
April
4,
2022
Sharp
HealthCare
Facilities
Management
&
Development
Attention:

Karen
Macleod
8520
Tech
Way
San
Diego,
CA
92123
1944
Commercial
Street
San
Diego,
CA
92113
Subject:

Limited
Broker
Opinion
of
Value
Impact
of
HealthCare
Provider
For
Hospice
Services
within
a Community
I am
providing
this
letter
in
response
to
your request
for
a Broker
opinion
regarding
plans
by
Sharp
HealthCare
("Sharp"')
to
develop
a
hospice
home
at
16752
Espola
Road,
located
in
Poway,
and
possible
impact
to
adjacent
community
values.

The
subject
assignment
involved
analyzing
the
market
impact
of
development
of
similar
Sharp
hospice
facilities
in
other
parts
of
San
Diego
County.

Sharp
currently
operates
three
other
hospice
homes
throughout
San
Diego
County.

Of
these
three
locations,
the
best
one
for
analysis
is
the
home
in
Bonita,
based
on
the
date
of
its
acquisition
in
2012,
because
it
is
also
in
a rural
residential
zone.

This
ten
(10)-
year
window
provides
a realistic
timeline
for
analysis
of
the
market
impact,
if
any,
of
the
development
of
a
hospice
facility
within
the
community.

The
other
two
hospice
homes
operated
by
Sharp
have
been
in
place
for
much
longer,
and
accordingly,
a market
review
may
be
less
illuminating.

Accordingly,
this
analysis
is
focused
on
the
Bonita
Property,
where
Sharp
has
constructed
a
very
attractive,
similar
facility
to
the
one
proposed
in
Poway.

Reviewing
the
dynamics
of
this
property
gives
a
first-hand
example
of
how
a
special
home/care
facility
can
enhance
a
neighborhood.

We
looked
back
approximately
10 years
to
identify
how
the
real
estate
values
were
impacted,
if at
all.

The
study
showed
no
demonstrable
negative
impact
during
the
construction
phase
through
10 years
of
care
service.

The
information
used
was
actual
"Sold"
property
activity
during
the
10-year
period.

A
summary
graph
is
shown
below,
demonstrating
the
average
sold
price
in
Bonita
versus
the
several
sold
relevant
comparable
properties
during
the
10-year
period.

The
Source
used
for
the
data
was
the
Greater
San
Diego
Association
of
Realtors
-Multiple
Listing
Data
Base.

The
subject
Property,
3850
Valley
Vista
Road,
Bonita,
was
purchased
By
Sharp
HealthCare
in
2012.

We
identified
for
the
study
several
properties
which
were
geographically
closest
to
the
property,
to
see
if
they
been
affected
by
the
home/care
facility
on
a price
per
square
foot
basis.

Judy@PrestonCCI
M
.com
DRE#
01074104
86 of
137
Cell
+l
619.309.9559

ASCENT COMMERCIAL
May 17, 2022, Item #10
DocuSign Envelope ID: 12619B7C-252E-440C-A7C2-E60E8972228F Judy Preston, CCIM
1944 Commercial Street
San Diego, CA 92113
The study pointed out very little movement in sold activity caused by the startup of the Sharp facility and during the following 10 years.

Area home sales tracked and are still tracking with the overall real estate market in this community each year on a price per square foot basis. The focus was on sales of properties near the subject, and if there was any demonstratable impact in value caused by the location of the care facility.

The Findings:
• We did not find signs of any movement directly related to the care facility for properties/ownership with adjacent neighbors, meaning homeowners did not move away because of the new facility.
• When a property did go on the market it did sell in the within an average price range per square foot of value as other sold Bonita properties.

My conclusion of this study finds the Bonita Property /HealthCare facility has blended into the community it is serving and no negative impact had been identified in this study. Therefore, this is good evidence that there will not be a negative impact on property values in Poway's rural residential zone proximate to the Espola Road site.
4/4/2022 [M;·p~;61A,
A t C
!.15G24A12273A41C ...
seen ommerc1a1
Judy Preston
Broker Associate DRE# 01074104
1944 Commercial
San Diego, CA 92113
Chart attached:

Study-Property values near subject property stay in-line with values throughout the ten years.

Properties listed below chart are located near subject property. Each property can be compared to the annual Bonita Market price per square foot average.

J udy@PrestonCCI M .com
DRE# 01074104
87 of 137
Cell +l 619.309.9559 ASCENT

COMMERCIAL
May 17, 2022, Item #10
DocuSign
Envelope
ID:
12619B7C-252E-440C-A7C2-E60E8972228F
Judy
Preston,
CCIM
1944
Commercial
Street
San
Diego,
CA
92113
Study
demonstrated
property
values
throughout
the
ten
years
continue
to
be
inline
with
Bonita
market.

Properties
listed
below
are
located
near
subject
property.

Each
propety
can
be
compared
to
annual
market
average.

BONITA
SALES
2013-2022

I AVERAGE
PRICE
PER
SQF
$486
/
S412
/
S36-1
$342
/
/
.........

S296
S305
_s212
/
/'
$251
.._
$243
$213 2
13 201
2015
201
20 7
20 8
2 19
2020
2021
Closest
Sold
Comp
Properties
Mkt
SQ
Ft
BR
List
Price
Sold
Price
Sold
Days
Address
Ba
Date
12 3757
Valley
Road
4,921
5 4
$1,790
,000
$1,790,250
3/17/22
5 3550
Desert
Inn
Way
2,241
4 3
$1,095,000
$1,099,000
3/14/22
6 3550
Verba
Lane
2,210
4 3
$1,249,900
$1,355,000
2/22/22
2022
4 3618
Pradera
Place
1,352
3 2
$640
,000
$685,000
10/15/20
5 3623
Lomacitas
Ln
1,679
4 2
$675,000
-$725,000
$705,000
8/14/20
2020 83
3600
WIiow
Street
2,663
4 3
$899,900
-$999,900
$900,000
12/20/19
46 3815
Valley
Vista
Rd
2,870
5 3
$850,000
-$900,000
$847,000
2/27/19
2019 10
4040
Troon
Way
2,683
5 3
$799,000
-$819
000
$810,000
10/12/18
2018
9 3623
Valley
Vista
Rd
1,617
3 2
$550,000
$550,000
10/31/17
47 4025
Troon
Way
2,502
5 2
$729,000
$710,000
10/31/17
46 3780
Valley
Vista
Rd
1,927
3 2
$649
,900
-$669,900
$625,000
3/17/17
2017 133
3744
Valley
Vista
Rd
2,176
4 3
$645,000
-$670,000
$635,000
8/31/15
2015 126
4045
Treon
Way
2,826
4 3
$719,000
$650,000
7/24/14
7 3719
Sweetwater
Rd
1,800
3 3
$499,000 $499,000
3/3/14
97 4020
Treon
Way
2,868
4 3
$650,000
$645,000
1/27/14
2014 104
3612
Valley
Vista
Rd
2,128
5 3
$549,000
$572,000
8/6/13
2013 104
3612
Valley
Vista
Rd
2,128
5 3
$549,000
$572
,000
8/6/13
Prepared
by
Judy
Preston
[Date]
[email protected] DR
E
#
01074104
[01~1
CIPS
' ~
Cell
+l
619.309.9559
88 of
137
2022 Lot
Price
Size
PSF
46,173
$363.80
22,206
$490
.41
18 ,295
613.12
$486
22 ,215
$506.66
43 ,124
$419.89
$364
87,991
$337
.96
$295.12
$305
28 ,086
$301.90
$342
23,086
$340.14
18,852
$283.77 $324.34
$296
21,780
$291.82
$272
17,589
$230.01
43,560
$277.22 $224
.90
$251
21,780
$268.80
$213
21,780
$268
.80 Page
1 ASCENT COMMERCIAL
May 17, 2022, Item #10
Bob
Man
is
From:

Austin
Silva
Sent:

Monday,
February
14,
2022
7:57
AM
Bob
Manis;
David
De
Vries
To: Subject:

FW:
16752
Espola
Road
I'm
forwarding
this
email
so
you're
aware
that
this
was
sent
to
the
Mayor
and
Barry
Leonard.

I can
fill
you
in
on
my
conversation
with
the
concerned
resident
during
PRT.

Austin
Silva,
AICP
Senior
Planner
City
of
Poway
I 13325
Civic
Center
Drive
I Poway,
CA
92064
858-668-4658 From:

Libenson,
Clark
<[email protected]>
Sent:

Friday,
February
11,
2022
7:53
PM
To:

Austin
Silva
<[email protected]>
Cc:

Barry
Leonard
<[email protected]>;
Steve
Vaus
<[email protected]>
Subject:

FW:
16752
Espola
Road
You
don't
often
get
email
from
clibenson@allenma
tkin
s.com.

Learn
wh
y t
hi
s is
im
po11ant

EXTEHNAL
EMAIL
Austin-Thank
you
for
forwarding
the
site
plans
for
the
Sharp
project
proposed
for
16725
Espola
Road.

I have
reviewed
the
site
plans
and
was
able
to
locate
Sharp's
presentation
for
the
project: http
s://
give.sharp
.com
/sharp
-ho
spiceca
re-mountainv
iew
--horne
Based
upon
the
presentation
and
my
review
of
the
site
plans,
I note
the
following:

1. This
is
not
a
"residential
care
facility."
It
is
a
hospice
which
will
have
a
steady
stream
of
patient
transports
(including
ambulances
and
funeral
home
vehicles).

Neither
the
presentation
nor
the
site
plans
make
clear
how
the
transfer
of
patients
will
work
or
whether
transfers
will
be
visible
from
Valle
Verde
Road.

It
is
entirely
inappropriate
to
impose
a
high
level
of
patient
transfers
on
a quiet
residential
neighborhood
that
includes
families
with
young
children;

2. Although
you
indicated
that
a traffic
study
was
not
required,
it
is
disingenuous
to
suggest
that
a
hospice
will
not
create
a
high
volume
of
traffic.

The
average
hospice
stay
is
relatively
short
(leading
to
a
high
number
of
patient
transports),
the
hospice
will
have
support
personnel
working
a variety
of
shifts
and
the
hospice
patients
will
have
visitors.

There
is
no
way
this
does
not
create
a
steady
stream
of
traffic
far
in
excess
of
the
89 of
137
ATTA~HMENT
I
_j
May 17, 2022, Item #10
current
volume
of
traffic
on
Valle
Verde-this
not
only
diminishes
the
quality
of
the
neighborhood,
but
also
presents
safety
concerns;

3. The
presentation
and
the
site
plans
indicate
that
handicapped
and
EV
parking
spaces
are
in
a
direct
line
of
site
with
the
Valle
Verde
driveway
entrance
closest
to
Espola
and
that
the
driveway
is
at
the
grade
of
Valle
Verde
Road.

Having
these
commercial
parking
spaces
in
plain
view
from
Valle
Verde
Road
is
in
inconsistent
with
the
residential
character
of
Valle
Verde
Ranch/Green
Valley.

Moreover,
it
is
unclear whether
overflow
parking
will
be
directly
on
Valle
Verde-this
would
be
unacceptable
from
both
an
aesthetic
and
safety
perspective;

4. There
is
no
way
to
view
this
arrangement
as
a
new
home
that
happens
to
house
six
residential
care
patients.

It
is
a
commercial
operation
that
is
being
imposed
on
a
residential
neighborhood
with
direct
diminution
of
property
values.

This
lot
is
the
gateway
to
the
Valle
Verde
Ranch
portion
of
Green
Valley-the
introduction
of
a
commercial
operation
is
incompatible
with
the
residential
nature
of
Green
Valley
and
will
adversely
affect
the
value
of
homes
accessed
via
Valle
Verde
Road.

I find
it
ironic
that
Poway's
"City
in
the
Country"
sign
is
only
two
blocks
west
of
the
proposed
hospice;
s.

Although
you
indicated
that
notice
was
required
only
for
homes
within
500
feet
of
the
property,
the
Planning
Department
should
recognize
that
it
has
a
much
broader
constituency.

I will
reach
out
to
my
neighbors
(none
of
whom
are
aware
of
this
project},
but
suggest
that
the
Planning
Department
reconsider
the
scope
of
disclosure
and
community
input.

I trust
that
you
are
able
to
address
the
concerns
raised
above.

I have
copied
Mayor
Vaus
and
Barry
Leonard
as
the
Poway
District
2 Councilmember.

Thanks
in
advance
for
your
consideration.

Clark Clark
H.

Libenson
Esq.

Partner Allen
Matkins
Leck
Gamble
Mallory
&
t atsis
LLP
One
.America
Plaza,
600
West
Broadway,
27th
Floor,
San
Diego,
CA
9210'1-0903
(619)
233-1155
(main)
(619)
235-1554
(direct)
(619)
921-0729
(mobile)
Allen
Matkins 90
of
137
2 May 17, 2022, Item #10
From:

Austin
Silva
<[email protected]>
Sent:

Friday,
February
11,
2022
4:45
PM
To:

Libenson,
Clark
<clibenson@allenm
atkins.com>
Subject:

RE:
16752
Espola
Road
Clark, Please
see
the
attached
documents
for
the
site
plan,
elevations,
and
rendering
of
the
Sharp
residential
care
facility.

Please
disregard
the
sign
in
the
colored
rendering,
as
that
will
not
be
permitted.

Let
me
know
if
you
have
any
additional
questions. Austin
Silva
, AICP
Senior
Planner
City
of
Poway
113325
Civic
Center
Drive
I Poway
, U\
92064
858-668-4658 From:

Libenson,
Clark
<clibenson@allenma
tki
ns.com>
Sent:

Friday,
February
11,
2022
3:42
PM
To:

Austin
Silva
<[email protected]>
Subject:
16752
Espola
Road
You
don't
often
get
email
from
[email protected].

Learn
wh
y
this
is impor
tan
t
EXTER
AL
EMAIL
My
contacts.

Thanks
for
your
time
this
afternoon.

Clark
H.

Libenson
Esq.

Par
tner
Allen
Matkins
Leck
G
amble
M
allory
&
Nat
si
s
LL
P
One
America
Plaza,
600
We
st Broa
dway
, 27t
h
Floor
, San
Die
go,
CA
92 '101
-0903
(619)
233
-1155
(main)
(619)
235-155
4 (direc
t)
(619)
921-0729
(mo
bile)
Allen
Matkins
Confidentiality
Notice:

The
information
contained
in
this
electronic
e-mail
and
any
accompanying
attachment(s)
is
intended
only
for
the
use
of
the
intended
recipient
and
may
be
confidential
and/or
privileged.

If
any
reader
of
this
communication
is
not
the
intended
recipient,
unauthorized
use,
disclosure
or
copying
is
strictly
prohibited,
and
may
be
unlawful.

If
you
have
received
this
communication
in
error,
please
immediately
notify
the
sender
by
return
e-mail,
and
delete
the
original
message
and
all
copies
from
your
system.

Thank
you.
91 of
137
3 May 17, 2022, Item #10
Cher
yl Hoy
From: Sent: To: Cc: Subject:

Matt
Jubenville
<[email protected]>
Tuesday,
February
15,
2022
8:47
PM
Austin
Silva
Steve
Vaus;
Barry
Leonard
Hospice
Project
Some
people
who
received
this
message
don't
often
get
email
from
[email protected]
. Learn
why
this
is
important
EX
E
AL
IL
Hi
Austin,
My
name
is
Matt
Jubenville,
and
I live
at
16644
Valle
Verde
Road
in
Poway. Recently,
I noticed
that
there
was
heavy
machinery
conducting
demolition
of
a
residential
home
at
the
corner
of
Espola
and
Valle
Verde
Road.

Initially,
I thought,
"The
real
estate
market
sure
is
hot,
and
it
will
be
great
to
see
what
the
new
owner
is
going
to
do
with
the
place.

Maybe
another
young
family
will
move
in?
Maybe
another
horse
owner?"
Since
then,
I've
learned
that
what
is
happening
at
the
site
is
far
from
usual
or
desirable
for
Green
Valley.

As
you
are
aware,
people
move
to
Poway
(and
to
Green
Valley
in
particular)
for
its
country-like
feel,
its
lack
of
traffic,
its
large
lots,
its
lazy
strolls,
and
its
horses,
goats,
and
tortoises
(indeed,
those
reasons
are
why
my
wife
and
our
three
young
kids
moved
here).

People
do
not
move
here
for
traffic,
possible
24/7
activity,
and
everything
else
that
comes
along
with
a commercial
hospice
facility
run
by
a
large
hospital
system.

Those
involved
in
proposing
this
facility
-one
which
appears
to
bear
little
resemblance
to
a typical
residential
care
facility
-must
be
aware
that
folks
in
Green
Valley
might
not
be
particularly
excited
about
its
arrival,
because
it
doesn't
seem
that
much
notice
was
given
to
the
community.

For
example,
was
any
notice
given
to
the
Green
Valley
Ranch
HOA?
Was
any
public
hearing
held?
Was
any
additional
traffic
study
conducted
given
the
already
increased
traffic
that
will
occur
as
the
result
of
the
Farms
development?
I think
the
answer
is
"no,"
and
92 of
137
1 May 17, 2022, Item #10
I think
I know
why
the
answer
is
"no"
-
because
if
the
answer
were
"yes,"
I'm
not
sure
that
the
project
would
have
been
approved.

Now,
your
response
may
be
that
"none
of
the
things
you
cite
above
were
required
under
Poway
city
planning
rules."
But
to
that,
I say:

Is
Poway
city
government
loyal
to
its
taxpayers
and
those
it
represents,
or
to
a
big-money
hospital
like
Sharp?
Because
if
it
is
the
former-
as
it
should
be
-
those
things
should
be
required
here.

A
project
like
this
should
not
be
able
to
fly
under
the
radar.

Indeed,
once
the
rest
of
Green
Valley
realizes
what
is
going
on,
I'm
sure
they'll
have
strong
opinions
because
it
appears
that
this
project
offers
few
"pluses"
for
a
sleepy
equestrian
community,
and
has
some
significant
potential
"min
uses."
My
view
is
that
the
project
should
be
immediately
halted
to
allow
the
interested
stakeholders
-
and
there
are
a
lot
of
them,
as
I suspect
you
are
aware
-
to
have
a full
public
discussion
(including
before
the
City
Council)
regarding
the
costs
and
benefits
of
this
proposed
project. Thank
you,
Matt
Jubenville
619-252-5682
93 of
137
2 May 17, 2022, Item #10
Bob
Manis
From: Sent: To:

Chris
Hazeltine
Tuesday,
February
22,
2022
2:53
PM
Bob
Manis
Subject:

Fwd:

Development
At
The
Corner
Of
Espola
Road
and
Valle
Verde
Road
FYI.
..

Begin
forwarded
message:

From:

Chris
Hazeltine
<[email protected]>
Date:

February
22,
2022
at
9:21:00
AM
PST
To:

Cheryl
Hoy
<[email protected]>
Subject:

FW:

Development
At
The
Corner
Of
Espola
Road
and
Valle
Verde
Road
Hi
Cheri-
I'm
happy
to
meet
with
Mr.

Dobransky.

Please
find
30 minutes
sometime
on
Thursday
or
late
Friday
morning,
if
he's
available.

Thanks From:

Dobransky,
Thomas
<[email protected]>
Sent:

Monday,
February
21,
2022
4:54
PM
To:

Chris
Hazeltine
<[email protected]>
Subject:

Development
At
The
Corner
Of
Espola
Road
and
Valle
Verde
Road
You
don't
often
get
email
from
thomas.dobransky(wlpl.com.

Learn
why
this
is
impo
rtant

EXTERNAL
EMAIL
Chris, I just
found
out
yesterday
that
the
City
of
Poway
has
approved
a development
at
the
corner
referenced
above
for
a
hospice
facility.

I would
like
to
speak
with
you
about
this.

I will
stop
by
your
office
after
noon
tomorrow.

Can
we
set
up
a time
for
such
a
meeting?
My
wife
and
I have
lived
in
Poway
since
1985.

I think
the
City
of
Poway
should
have
notified
all
homeowners
who
live
within
a
mile
of
this
development
before
the
development
was
approved.

You
know
the
best
government
is
a
transparent
government
and
the
City
of
Poway's
actions
in
regard
to
this
matter
have
been
anything
but
transparent.

Why
is
the
City
of
Poway
keeping
this
development
a
big
secret?
Don't
the
residents
of
the
City
of
Poway
matter?
I learned
of
this
development
yesterday
and
have
had
the
opportunity
to
talk
with
several
neighbors
today
about
this
development
as
I was
do
my
walking
for
exercise
around
our
neighborhood.

No
one
that
I spoke
with
knew
of
this
development
and
no
one
was
in
favor
of
this
development
once
they
,
learned
about
it
and
everyone
thought
that
that
land
should
only
be
used
for
a
single
family
home
~ot
a
94 of
137
1 May 17, 2022, Item #10
commercial
development.

There
are
no
other
commercial
developments
anywhere
near
our
neighborhood.

This
developments
would
be
way
out
of
character
for
our
neighborhood.

If
this
develop
was
to
be
allowed
to
go
forward,
it
would
be
the
only
commercial
development
within
a
one
mile
radius.

The
obvious
question
is
why
would
the
City
of
Poway
allow
this?
There
are
plenty
of
commercial
spaces
along
Pomerado
Road
and
Poway
Road
that
would
be
better
suited
for
such
a facility
as
this.

Perhaps
those
commercial
spaces
would
cost the
developer
more
money.

I would
like
to
ask
the
City
of
Poway
to
pause
on
the
approval
or
final
approval
of
this
project
and
hold
a
meeting
in
City
offices
where
north city
residents
of
the
City
of
Poway
could
come
and
learn
more
about
the
develop
and
be
able
to
voice
either
their
approval
or
their
disapproval
for
the
development-that
would
be
the
only
fair
thing
to
do
since
this
develop
will
certainly
change
the
character
of
our
neighborhood
and add
additional
unwanted
traffic
at
that
intersection
and
all
along
Espola
Road
which
will
have
rather
severe
traffic
problems
once
The
Farms
is
built
out.

I am
wondering
if
the
City
of
Poway
has
investigated
any
similar
size
developments
operated
by
the
developer
to
determine
how
the
development's
neighbors
feel
about
the
development
and
what
they
have
to
say
about
such
a
development
placed
within
their
neighborhood.

I am
wondering
if
there
are
such
developments.

Lots
and
lots
of
questions
and
I am
wondering
if
the
City
of
Poway
has
even
thought
of
all
the
questions
and
received
answers
to
the
questions
that
they
have
thought
of.

I know
I am
going
on
a
little;
but,
I don't
see
the
City
of
Poway
doing
any
good
city
planning.

As
an
example,
I suggest
you
look
at
the
apartments
that
were
recently
built
on
Poway
Road
that
are
about
6-
10 feet
from
the
edge
of
Poway
Road
or
the
walking
path
that
the
City
of
Poway
is
putting
in
along
Espola
Road.

I certainly
wouldn't
want
to
live
in
those
apartments
and
I am
certain
that
you
and
your
family
would
not
want
to
live
in
those
apartments
as
well
and
I am
certain
I wouldn't
want
to
walk
or
have
my
grandchildren
walk
along
that
section
of
very
busy,
very
fast
and
very
loud
Espola
Road
and
I
am
certain
that
you
would
not
want
to
walk
or
have
your
children
or
grandchildren
walk
along
that
very
busy,
very
fast
and
very
loud
section
of
road.

I look
forward
to
speaking
with
you,
in
person,
tomorrow
and
I am
hoping
to
garner
your
help
regarding
the
pausing
of
the
approval
of
this
development
until
all
possible
questions
concerning
this
development
are
answered
and
until
the
residents
of
north
Poway
can
learn
about
the
development
and
express
either
their
approval
or
disapproval
of
the
project.

Finally,
perhaps
you
can
inform
me
how
I could
get
this
issue
on
the
calendar
for
the
next
City
of
Poway
Council
Meeting
scheduled
for
March
1,
2022.

Best
regards,
Tom Thomas
J.

Dobransky,
AIF
President Thomas
J.

Dobransky
&
Associates
16657
Valle
Verde
Road
Poway,
California
92064
Securities
and
Advisory
Services
Offered Through
LPL
Financial
LPL
Financial
Member

FINRA/SIPC
Telephone
Number
(858)
668-3038
95 of
137
2 May 17, 2022, Item #10
Securities
offered
through
LPL
Financial
Member

FINRA/SIPC
The
information
contained
in
this
email
message
is
being
transmitted
to
and
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intended
for
the
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individual{s)
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addressed.

If
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delete.
96 of
137
3 May 17, 2022, Item #10
March
20,
2022
Mayor
Steve
Vaus
Poway
City
Council
13325
Civic
Center
Drive
Poway,
California
92064
Re:

Minor
Development
Review
Application
(MORA)
21-023
APN
275-032-04
Builder: Developer:

Solana
Vista
Builders
101
North
Acacia
Street,
Suite
108
Solana
Beach,
California
92075
Sharp
Mountain
View
Hospice
Home
Grossmont
Hospital
Foundation
RF:CE:IVED MAR
2 2
2022
0 City
of
Poway
_
velopment
Set"Vfces
This
letter
is
written
to
formally
appeal
the
Minor
Development
Review
Application
that
was
approved
on
February
15,
2022
for
the
Sharp
residential
care
facility
to
be
built
at
16752
Valle
Verde
Road,
Poway,
California
92064.

My
appeal
is
based
on
the
over-riding
fact
that
this
development
is
wholly
out
of
keeping
with
the
general
environment
of
this
neighborhood
and
I have
included
a comprehensive
list
of
very
good
reasons
to
appeal
this
approval
and
prevent
this
proposed
project
from
going
forward.

I am
interested
in
this
appeal
because
I live
in
this
neighborhood
and
the
build
out
of
this
development
will
have
a negative
impact
on
my
enjoyment
of
the
neighborhood
and
the
project
will
almost
certainly
negatively
impact
property
values
in
our
neighborhood.

I object
to
the
approval
of
this
MDRA
for
the
following
reasons
and
hereby
request
that
the
approval
previous
given
be
rejected.

For
the
last
several
years
this
property
was
the
single
family
residence
of
a Poway
resident.

The
proposed
development
is
to
create
a residential
care
facility
that
will
be
better
known
as
a hospice,
Sharp
Mountain
View
Hospice.

For
the
record
, the
strict
definition
of
a single
family
home
or
residence
is
a place
where
one
or
a family
lives
permanently,
especially
as
a member
of
a family
or
household
unit.

The
definition
of
a residential
care
facility
or
hospice
is
a private
facility,
usually
with
twenty
of
fewer
residents
that
are
staffed
around
the
clock,
delivering
non-institutional
home-based
services
to
seniors
who
do
not
need
24-hour
nursing
care.

In
addition
to
providing
meals,
these
facilities
offer
personal
care
assistance
with
such
activities
as
grooming
and
toileting.

Many
residential
care
facilities
were
once
single-family
residences
located
in
suburban
neighborhoods
that
were
converted
into
multi­
unit
dwellings
and
equipped
and
adapted
for
seniors;
but,
residential
care
facilities
are
not
single
family
homes
or
residences
once converted
because
the
seniors
living
in
a residential
care
facility
come
from
many
different
homes
or
families,
not
a single
family
or
household
unit
and
are
not
permanently
living
in
those
facilities,
the
residents
are
only
living in
those
facilities
until
they
die
and
therefore
these
facilities
do
not
meet
the
strict
definition
of
a single
family
home or
residence,
these
residential
care
facilities
are
instead
multi-unit
dwellings
which
are
operated
as
commercial
enterprises. 97
of
137
May 17, 2022, Item #10
The
proposed
development
calls
for
the
construction
of
a 6,670
square-foot
single-family
residence
with
an
attached
431
square
foot
garage.

The
proposed
construction
may
refer
to
the
construction
as
a single-family
residence;
but,
that
is
an
inaccurate
description
of
the
development
-the
proposed
construction
is
not
a single
family
residence
because
the
residents
will
come
from
many
different
families
not
one
single
family
unit.

A
facility
that
houses
residents
from
many
different
families
simple
cannot
correctly
call
itself
a single
family
residence.

The
proposed
development
calls
for
the
constructions
of
a 7,
IO
I square
foot
structure.

There
are
no
other
similar
sized
structures
in
our
neighborhood,
other
than
places
of
worship
and
those
are
all
located
along
Espola
Road
and
Pomerado
Road.

The
average
home
size
in
our
neighborhood
is
about
3,500
square
feet,
maybe
a little
less.

This
construction
would
be
more
than
two
times
larger
than
the
average
home
size
in
our
neighborhood
. A
building
of
that
size
with
a massive
amount
of
parking
can
simple
never
fit
into
the
neighborhood.

The
proposed
development
claims
to
have
been
designed
to
be
architecturally
compatible
and
in
scale
with
the
existing
surrounding development.

That
is
simple
not
the
case.

The
scale
of
the
proposed
development
dwarfs
any
other
building
in
our
neighborhood.

The
proposed
development
claims
to
have
been
designed
to
minimize
impacts
on
surrounding
development.

This
is
simple
not
the
case.

The
proposed
building
is
much
larger
than
other
buildings
in
the
neighborhood.

And,
the
brutal
truth
is
that
this
residential
care
facility,
this
hospice,
is
a place
where
ill
or
very
old
people
go
to
die.

That
fact
in
and
of
itself
indicates
that
this
proposed
development
will
not
and
cannot
minimize
its
impacts
on
the
surrounding
development.

If
this
proposed
development
is
approved,
the
simple
act
of
driving
in
the
main
entrance
to
our
neighborhood
will
cause
all
of
us
neighbors
to
have
to
drive
by
a place
of
death:
morning,
noon
and
night.

That
will
have
a major
impact
on
our
lives.

We
are
all
trying
to
live
our
lives
as
best
we
can
and
a constant
reminder
of
death's
inevitable
reach
will
take
the
bloom
off
the
rose.

Why
does
something
like
this
have
to
be
in
the
middle
of
a
quite
residential
neighborhood
when
a development
like
this
could
be
and
should
be
placed
in
a commercial
area
like
along
Pomerado
Road
or
Poway
Road
or
near
Pomerado
Hospital.

There
are
countless
doctor's
offices,
care
facilities
and
even
a hospital
located
on
Pomerado
Road.

This
development
would
simple
be
out
of
place
in
our
neighborhood,
out
of
place
in
any
neighborhood.

Placing
this
development
in
our
neighborhood
or
any
neighborhood
is
just
plain
wrong.

The
proposed
development
claims that
it
would
not
be
materially
detrimental
to
the
public
health,
safety
or
welfare
within
the
community;
but,
the
proposed
development
will
create
greater
traffic
on
both
Espola
Road
and
Valle
Verde
Road
and
in
particular
at
that
intersection
as
employees,
doctors
and
visitors
access
the
proposed
development.

Espola
Road
is
a very
busy
road
and
Valle
Verde
Road
is
a fairly
busy
road
for
a neighborhood.

The
roadways
and
intersection
are
used
by
many
children
and
residents
of
our
neighborhood
who
walk
the
neighborhood,
run
and
bike
the
neighborhood
and
ride
their
horses
in
the
neighborhood
and
cross
Espola
Road
to
visit
the
park
at
the
northwest
comer
of
this
intersection.

Traffic
created
by
a single
family
home
is
one
matter,
traffic
created
by
a
large
residential
care
facility
is
another
matter
altogether.

The
residential
care
facility
will
create
much
more
traffic
and
endanger
the
lives
of
children,
adults
and
horses
who
walk,
run,
bike
and
ride
in
that
area.

If
you
doubt
this
proposed
development
could
pose
a danger,
please
consider
the
following.

I am
reminded
of
an
event
that
occurred
many
years
ago
on
the
northern
end
of
Valle
Verde
Road.

A
man
was
hit
by
a car
and
killed
simply
crossing
Valle
Verde
Road
in
a crosswalk.

The
residents
had
been
asking
for
a stop
sign
at
that
crosswalk
for
years
and
the
then
City
of
Poway
Mayor
and
staff
turned
down
their
requests
until
after
this
man
was
hit
and
killed.

Now
there
is
a stop
sign
at
that
location.

Espola
Road
is
a fast
and
very
busy
roadway.

Valle
Verde
Road
is
a busy
roadway
as
well.

Adding
this
proposed
development
at
this
location
is
just
going
to
make
Valle
Verde
Road
and
Espola
Road
in
this
area
and
in
this
intersection
more
dangerous
than
it
already
is.

This
general
area
is
so
dangerous
that
many
of
us
that
live
in
this
neighborhood
simple
won't
walk,
run
or
ride
in
this
general
area
-there
are
too
many
cars
and
trucks
driving
too
fast
on
Valle
Verde
Road
south
ofEspola
Road.

My
children
and
grandchildren
are
forbidden
by
me
to
walk,
run
or
ride
on
this
stretch
of
roadway.

The
residents
of
our
neighborhood
would
be
much
safer
without
this
proposed
development.
98 of
137
May 17, 2022, Item #10
The
proposed
development claims
the
design
is
consistent
with
all
elements
of
the
Poway
General
Plan
and
conforms
with
applicable
provisions
of
the
Zoning
Code.

This
cannot
be
true.

This
area,
our
area
is
an
area
that
includes
only
single
family
homes.

The
proposed
development
will
not
be
a single
family
home.

The
proposed
development
is
a
commercial
enterprise
and
will
be
the
only
commercial
enterprise
within
a one
mile
radius.

Putting
a commercial
enterprise
in
the
middle
of
a quite
single
family
residential
neighborhood
cannot
be
part
of
the
Poway General
Plan;
and
if
it
is,
the
general
plan
should
be
immediately
changed.

In
addition,
the
zoning
for
this
property
was
effectively
changed
when
the
City
of
Poway allowed
the
previous
property
owner
to
convert
a very
small
real
estate
office
into
a
single
family
home
or
residence.

I believe
the
zoning
is
still
that
of
a single
family
home
or
residence
and
this
proposed
development
is
certainly
not
a single
family
home;
it
is,
a multi-patient
residential
care
facility,
a hospice,
a
commercial
enterprise.

Here
is
a brief
history
of
this
property.

Back
in
1985
and
for
many
years
before
that,
this
property
housed
a very
small
real
estate
office.

My
wife
and
I met
Bill
Hammond
there.

Bill
was
a very
long
time
Poway
real
estate
agent
who
sold
us
our
home
at
16657
Valle
Verde Road
in
1985.

Most
recently
and
for
a period
of7
or
8 years,
it
seems,
this
property
was
a single
family
residence.

Now,
through
some
minor
City
of
Poway
process,
the
MDRA
process,
this
property
is
to
become
a commercial
enterprise
-
the
only
commercial
enterprise
within
a one
mile
radius
-that
is
not
a minor
development
and
the
MDRA
process
should
not
have
been
used
in
this
instance.

Whoever
decided
to
use
the
MDRA
process
for
this
development
in
the
first
place
and
whoever
approved
the
MDRA
in
the
second
place
were
and
are
wrong
to
think
this
is
a minor
development
change
in
our
neighborhood.

Once
this
property
became
a single
family
home
it
should
have
remained
a single family
home
as
far
as
the
City
of
Poway
is
concerned.

I believe
the
vast
majority
of
the
residents
of
our
neighborhood
believe
that
the
current on-going
construction
is
for
a new
single
family
residence.

Won't
they
be
surprised
to
learn
that
is
not
the
case
if
this
proposed
development
is
allowed.

The
MDRA
process
is
a rather
secret
process
and
was
used
inappropriately
regarding
this
proposed
development.

Only neighbors
with
adjoining
properties
were
notified
of
this
proposed
development.

Why
keep
something
like
this
a secret?
Only
three
homeowners,
I am
told,
in
our
neighborhood
were
notified
by
the
City
of
Poway
about
this
development.

Since
this
proposed
development
would
dramatically
change
the
character
of
our
neighborhood,
all
residents
of
our
neighborhood
and
of
the
surrounding
neighborhoods
should
have
been
notified
and
a process
established
to
judge
neighborhood
opinion
about
this
proposed
development.

This
project
should
not
have
been
secreted
and
fast-tracked
using
the
MDRA
process.

Using
the
MDRA
process
kept
this
proposed
project
a secret
from
all
of
us
neighbors who
would
be
impacted
by
its
existence.

I feel
lucky
that
I,
quite
by
chance,
learned
of
this
proposed
development
in
order
to
file
this
appeal.

This
proposed
development
represents
a major
change
to
the
character
of
our
neighborhood and
the
surrounding
neighborhoods.

Using
the
MDRA
process
was
a mistake
and
using
the
MDRA
process
gives
the
impression
that
the
City
of
Poway
did
not
approach
this
issue
in
the
proper
manner,
in
a manner
with
the
neighborhood and
resident's
best
interests
at
heart.

Because
the
MDRA
process
was
used
and
approved
in
secret
it
certainly
appears that
the
City
of
Poway
was
for
some
reason
unreasonably
happy
to
work
with
the
developer
on
this
project
and
as
a result
determined
it
was
fully
appropriate
to
disregard
the
best
interests
of
the
residents
of
our
neighborhood
and
surrounding
neighborhoods
and
to
keep
all
of
us
in
the
dark
regarding
this
proposed
development.

That
is
too
bad
because
the
City
of
Poway and
all
city
employees
should
know
that
the
best
government
is
a transparent
government,
there
is
no
place
for
secrets
in
government.

Shame
on
the
City
of
Poway
in
this
instance.

If
there
was
to
be
a change
in
zoning
for
this
property,
everyone
who
lives
in
our
area
should
have
been
notified
of
this
development,
everyone
within
a one
mile
radius
at
least
and
everyone
should
have
been
given
the
opportunity
to
weigh
in
on
this
proposed
development
and
any
zoning
changes.

I am
wondering
if
the
City
of
Poway
has
investigated
any
similar
size
developments
operated
by
the
developer
to
determine
how
the
development's
neighbors
feel
about
the
development and
what
they
have
to
say
about
such
a
development
placed
within
their
neighborhood.

I am
wondering
if
there
are
such
developments.

Lots
and
lots
of
questions
and
I am
wondering
if
the
City
of
Poway
has
even
thought
of
all
the
questions
and
received
answers to
the
questions
that
they
have
thought
of
or
should
have
thought
of.

I understand
the
developer
operates
a similar
facility
in
Bonita
that
is
not
within
a neighborhood.

How interesting
is
that.

If
that
is
the
case,
why
are
they
asking
to
build
a facility
within
a neighborhood,
our
neighborhood.

Is
it
simple
because
they
got
a good
deal
on
the
property.

Was
the property
purchased
for
much
less
because
the
property
was
for
sale
as
a single family
residence.

The
developer
should
have
purchased
a commercial
property
for
their
commercial
enterprise.
99 of
137
May 17, 2022, Item #10
Traffic
is
my
final
reason
to
appeal
this
approval.

This
development
will
add
unnecessary
traffic
on
Espola
Road
and
Valle
Verde
Road
and
at
this
intersection.

We
don't
need
any
more
traffic
in
our
neighborhood
and
traffic
will
only
get
worst
when
The
Farms
project
is
complete.

Traffic
could
get
so
bad
in
our
area
that
one
will
not
be
able
to
travel
Espola
Road
to
the
west
without
undue
delays
because
of
the
major
intersection
at
Pomerado
Road
and
this
could
cause
cars
to
drive
through
our
neighborhood
in
order
to
transit
west
during
busy
times
of
day.

In
general,
the
City
of
Poway
falls
woefully
short
in
dealing
with
traffic
problems
because
it
seems
the
reason
for
being
is to
build
and
build
more
and
more
housing
units.

I have
lived
in
Poway
since
1985
and
my
observation
is
that
traffic
and
the
roadways
just
get
worse
and
worse
and
it
seems,
at
least
to
this
resident,
that
the
City
of
Poway
spends money
on
things
most
residents
simple
don't
care
about,
like
the
Mickey
Cafagna
Center,
the
apartments
on
Poway
Road
that
are
just
a few
feet
from
Poway
Road
or
the
walking
path
along
Espola
Road
south
of
Poway
High
School
or
the
Performing
Art
Center.

At
some
point
in
time
the
city
fathers
and
managers
have
to
look
themselves
in
the
eyes
and
ask
themselves
what
exactly
are
we
doing
to
Poway
or
for
Poway.

Very
truly
yours,
Thomas
J.

Dobransky
16657
Valle
Verde
Road
Poway,
California
92064-1635
cc:

Clark
Libenson
Chris
Hazeltine
Bob
Manis
John
Mullin
Dave
Grosch
Caylin
Frank
Barry
Leonard
100
of
137
May 17, 2022, Item #10
From: To: Cc: Subject: Date:

Howard
Groveman
Steve
Vaus;
Barry
Leonard;
Chris
Hazeltine;
Bob
Manis
nosh
a rphosoice@gma
ii .com
Sharp
Hospice
in
Residential
neighborhood
Sunday,
March
20,
2022
7:37:36
AM
Some
peop
le
who
received
thi
s mes
sage
don
't often
get
emai
l from
grovernan@co
x.ne
t. LaaLo
why
th
is
is important
EXTER
NA
L
. .:.

AIL
Dear
Poway Officials,
I was
more
than
surprised
to
learn
that
a zoning
change
was
made
to
a neighbor's
residential
lot
which
allowed
for
a commercial
hospital
hospice
facility
to
be
built.

I was
never
notified
or
asked
for
input.

Certainly,
notification
to
a 500
foot
radius
is
not
sufficient
for
such
a major
zoning
change.

It
was
just
a few
years
ago
that
I was
asked
to
approve
a fence
height
increase
at
this
same
property.

You
have
to
admit
that
there
is
a huge
difference
between a
brouhaha
over
a fence
and
a major
zoning
change
that
affects
an
entire
neighborhood!
I certainly
should
have
been
afforded
at
least
the
same
right
to
notification
and
input.

A
hospice
in
Poway
is
a wonderful
idea
and
there
are
many
places
in
commercial
zones
where
this
facility's
placement
would
be
far
more
appropriate.

I feel
the
City
has
made
a mistake
and
request
that
these
decisions
be
immediately
reviewed
by
the
City
and
its
legal
advisors.

Best, Howard
Groveman
16738
Calle
Corta
Poway,
CA
92064
cell
858-204-2322
101
of
137
May 17, 2022, Item #10
Patty
Fletcher
From: Sen
t:

To: Subject: Importance:

Leah
McBride
< [email protected]
>
Monday,
March
21,
2022
12:04
PM
Steve
Vaus;
Barry
Leonard;
Dave
Grosch;
John
Mullin;
Caylin
Frank
RE:

Concerned
Homeowner
-Green
Valley
High
Some
people
who
received
this
message
don
't often
get
ema
il from
leah
.mcbride@financeofame
rica.com
. Learn
why
this
is
im
port
ant
EXTER
'A
L EMA
IL
Hello
Poway
City Council,
A
year
ago
I reached
out
(email
below)
about
my
concerns
regarding
the
lot
on
the
corner
of
Valle
Verde
and
Espola
being
purchased
and
converted
to
a
"residential"
hospice
facility.

Many
of
you
responded
to
me
saying
that
this
was
going
to
be
very
discreet
and
any
homeowner
can
convert
their
residential
home
into
a
hospice
home
with
up
to
6 beds.

I have
come
to
be
made
aware
that
this
is
NOT
what
is
happening
at
this
corner
lot
as
it
has
now
been
fully
demolished,
graded,
and
it
will
in
fact
be
a full
medical
hospice
facility
with
23 parking
spaces,
including
handicap
and
EV
parking
spots.

The
new
medical
facility being
built
is
6,670
square
feet,
with
full-time
doctors
and
nurses.

This
is
not
discreet
by
any
means
OR
consistent
with
converting
a
residential
home
to
a small
hospice
home.

No
residential
home
in
this
neighborhood
or
even
Poway
I know
has
a
parking
lot
with
23 parking
spaces
and
handicap/EV
reserved
spaces.

We
have
also
ascertained
that
almost
all
of
our
neighbors
have
not
been
made
aware
this
is
going
in
and
we
have
not
met
one
that
supports
this
commercial
facility being
built
here.

There
are
no
sidewalks
where
they
plan
to
put
their
driveway
to
this
facility,
and
with
increased
traffic
from
doctors,
nurses,
visitors,
ambulances,
funeral
cars,
etc.
this
poses
a
safety
concern
to
families
walking,
kids
riding
their
bikes,
etc.

On
top
of
this,
one
of
the
members
of
the
board
of
our
HOA
did
not
even
know
this
was
going
in.

We
have
an
HOA
in
this
area
and
I'm
curious
if
this
should
have
been
brought
to
the
HOA
first
to
be
approved?
Not
one
person
I have
met
is
in
support
of
this
project
and
there
are
many
voices
being
gathered
to
vehemently
oppose
this
project
being
built
in
our
neighborhood.

I know
my
other
neighbors
Clark
Libenson
and
Matt
Jubenville
have
filed
a
formal
appeal
and
many
neighbors will
be
present
to
voice
their
opposition
at
the
Poway
City
Council
meeting
in
early
April. Leah
McB
ride
Senior
Loan
Officer
NMLS-1020432 AZ,
CA,
:NV,
OR,
TX,
\,VA
o:
(858)
527-7851
c:
(858)
888-0258
f: (855)
836-6775
[email protected] San
Diego
Bran
ch
I
16456
Bernardo
Center
Dr.

I
Suite
200
I
San
Diego,
CA
92128
APPLY
OW
102
of
137
May 17, 2022, Item #10
®

FINANCE
of

AMERICA
-

MORTGAGE
-

PRESIDENT'S
CLUB
2021------
©2022
Finance
of
America
Mortgage
LLC
is
licensed
nationwide
I Equal
Housing
Opportunity
I NMLS
ID
#1071
{www
.nmlsconsumeraccess.org)
I 1
West
Elm
Street,
First
Floor
, Conshohocken,
PA
19428
I (800)
355-5626
I AZ
Mortgage
Banker
License
#0910184
I Licensed
by
the
Department
of
Financial
Protection
and
Innovation
under
the
California
Residential
Mortgage
Lending
Act
I Georgia
Residential
Mortgage
Licensee
#15499
I Kansas
Licensed
Mortgage
Company
I Licensed
by
the
N.J.

Department
of
Banking
and
Insurance
I Licensed
Mortgage
Banker
--
NYS
Banking
Department
I Rhode
Island
Licensed
Lender
I Massachusetts
Lender/Broker
License
MC1071
. For
licensing
information
go
to:
www.nmlsconsumeraccess
.org.

From:

Leah
McBride
Sent:

Friday,
March
26,
2021
5:19
PM
To:
[email protected];
[email protected];
[email protected];
[email protected];
[email protected]
Cc:

Craig
Brown
<[email protected]>
Subject:

Concerned
Homeowner
-Green
Valley
Hello
Poway
City
Council,
My
name
is
Leah
McBride
and
my
family
and
I own/live
in
Green
Valley
at
13218
Valle
Verde
Terrace.

I work
in
the
mortgage
industry
and
through
contacts
in
the
real
estate
world
have
been
made
aware
that
the
home
on
the
corner
of
Espola/Valle
Verde
(which
has
a
"SOLD"
sign
out
front
listed
by
Suzanne
Kropf)
is
in
escrow
to
be
purchased
and
turned
into
an
Elizabeth
Hospice
home
(I
believe
the
address
is:
16752
Espola
Rd).

This
is
a
huge
concern
for
me
as
a
resident
raising
a family
in
this
neighborhood
(and
likely
would
be
cause
for
concern
for
many
of
our
neighbors
if/when
it
comes
to
fruition).

I do
not
want
to
walk
my
3-year
old
past
an
end-of-life
hospice
home
every
day
in
our
residential
neighborhood
while
we
are
walking
across
the
street
to
play
on
the
playground
at
Valle
Verde
Park.

Nor
do
I want
to
drive
past
this
every
single
day
to
and
from
work/daycare/grocery
store/etc.

I am
aware
the
home
was
previously
zoned
as
mixed-use
as
long
ago
it
was
used
as
a
real
estate
office,
however,
I'm
not
sure
if
anything
can
be
done
to
ensure
it
stays
a
residential
home
rather
than
switching
back
to
a commercial
business,
particularly
of
that
nature
as
well.

Please
let
me
know
if
this
is
something
that
could
be
addressed/prevented
from
being
introduced
into
our
residential
community. Thank
you,
Leah
McBride
Senior
Loan
Office1•
NMLS-1020432 AZ,
CA,
NV,
OR,
TX,
WA
o:
(858)
527-7851
c:
(858)
888-0258
f:
(855)
836-6775
[email protected] San
Diego
Branch
I
16456
Bernardo
Center
Dr.

I
Suite
200
I
San
Diego,
CA
92128
APP
N
103
of
137
2 May 17, 2022, Item #10

FINANCE
,of
AME
'R!CA
M
·ORT
·GAGE~
-
PR
:ESIDENT'S
CLUB
202.
0 ----
-
-
©2021
Finance
of
America
Mortgage
LLC
is
licensed
nationwide
I Equal
Housing
Opportunity
I NMLS
ID
#1071
(www
.nmlsconsumeraccess
.org)
I 300
Welsh
Road,
Building
5,
Horsham,
PA
19044
I (800)
355-5626
I AZ
Mortgage
Banker
License
#0910184
I Licensed
by
the
Department
of
Business
Oversight
under
the
California
Residential
Mortgage
Lending
Act
I Georg
ia
Residential
Mortgage
Licensee
#15499
I Kansas
Licensed
Mortgage
Company
I Licensed
by
the
N.J
.

Department
of
Bank
ing
and
Insurance
I Licensed
Mortgage
Banker
--NYS
Banking
Department
I Rhode
Island
Licensed
Lender
I Massachusetts
Lender/Broker
License
MC1071.

For
licens
ing
information
go
to
: www
.nmlsconsumeraccess
.org
.

This
message
and
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104
of
137
3 May 17, 2022, Item #10
From: To: Subject: Date:
.

Jim
Fitzgerald
Steve
Vaus
Fwd:

Hospice
at
Valle
Verde
&
Espola
Monday,
March
21,
2022
5 :43:
13 PM
You
don't
often
get
email
fromjfitz@spacelink
.com
. Learn
why
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is
important
EX
T
,
N
A
~MA
I
Hi
Steve
-
Thanks
for
replying
so
quickly
to
my
neighbor
Mr
Lee.

I'd
like
to
know
if
you
can
find
out
from
the city
attorney
which
state
law
section
it
is
that
imposes
this
requirement
and
share?
The
closest
I could
find
in
my
own
research
was
this
section
(
https://leginfo.legislature.ca.gov/faces/codes
displaySection.xhtml?
lawCode=HSC&sectionNum=1568
.0831
)
which
refers
to
facilities
of
6 or
less
residents
which
I do
not
believe
to
be
the
case
in
our
circumstance.

Perhaps
the
attorney
with
their
LexisNexis
tools
has
found
something
else
they
can
share
...

I'd
like
to
look
it
up
and
have
a read
...

Best -Jim Begin
forwarded
message:

Dudley
Lee
From:

Steve
Vaus
<[email protected]>
Sent:

Monday,
March
21,
2022
3:42
PM
To:

Charles
Dudley
Lee
<[email protected]> Subject:

Re:

Hospice
at
Valle
Verde
&
Espola
Dear
Mr.

Lee,
According
to
our
city
attorney,
for
better
or
worse
we
are
at
the
mercy
of
Sacramento
on
this
matter
. State
law
requires
such
a facility
(hospice,
residential
care,
half-way
house,
etc)
be
permitted
"by
right"
-
meaning
it
is
not
required
to
come
to
Council
for
approval.

You're
probably
aware
that
the
project
is
being
appealed
by
local
residents
. That
appeal
will
bring
the
matter
to
council
for
the
first
time.

I look
forward
to
hearing
from
the
neighbors
and
our
city
attorney.

To
the
best
of
my
knowledge
the
matter
will
be
heard
on
April
19th.

Best
regards,
sv From:

Charles
Dudley
Lee
<[email protected]>
Sent:

Monday,
March
21,
2022
2:42
PM
To:

Charles
Dudley
Lee
<[email protected]>
Subject:

Hospice
at
Valle
Verde
&
Espola

EXTERNAL
EMAIL
It
has
recently
come
to
the
attention
of
Poway
residents
that
a hospice
is
to
be
built
at
the
corner
of
Valle
Verde
&
Espola.

I as
a resident
in
this
area
strongly
object
to
this
for
reasons
stated
on
the
attached
recently
circulated
leaflet.

Please
review
the
legality
/zoning
issues
and
place
this
on
an
upcoming
City
Council
meeting
agenda.

I would
like
the
opportunity
to
object.

Charles
Lee
16643
Maverick
Lane
Poway
CA
92064
105
of
137
May 17, 2022, Item #10
Bob
Manis
From: Sent: To: Subject: Attachments:

Charles
Dudley
Lee
< [email protected]
>
Monday,
March
21,
2022
2:42
PM
Charles
Dudley
Lee
Hospice
at
Valle
Verde
&
Espola
Hospice
lnfo.pdf
You
don't
often
get
email
from
[email protected]
. Le
arn
why
this
is important
EXTER
. /\L
EMA
IL
It
has
recently
come
to
the
attention
of
Poway
residents
that
a hospice
is
to
be
built
at
the
corner
of
Valle
Verde
&
Espola.

I as
a resident
in
this
area
strongly
object
to
this
for
reasons
stated
on
the
attached
recently
circulated
leaflet.

Please
review
the
legality
/zoning
issues
and
place
this
on
an
upcoming
City
Council
meeting
agenda.

I would
like
the
opportunity
to
object.

Charles
Lee
16643
Maverick
Lane
Poway
CA
92064
106
of
137
1 May 17, 2022, Item #10
Dear
Neighbor,
We
are
reaching
out
to
let
you
know
that
we
have
been
made
aware
that
there
is
a
Sharp
Healthcare
Medical
Hospice
facility
being
built
on
the
comer
of
Espola
/ Valle
Verde
Rd.
· This
facility
poses
major
concerns
for
all
of
us
living
in
Green
Valley
and
adjacent
neighborhoods.

What
is
happening?
•
Sharp
Healt\lcare
has
purchased
a residential
home
at
the
comer
ofEspola
and
Valle
Verde
Road,
is
now
demolishing
it,
and
proposing
to
build
a large
commercial
hospice
facility
there,
instead
of
another
residential
home.
•
The
property
is
currently
zoned
as
RR-C
-
residential
rural
-
which
prohibits
commercial
uses,
and
only
allows
uses
that
are
complementary
to,
and
can
exist
in
harmony
with,
a rural
residential
neighborhood.
•
The
City
of
Poway
has
preliminarily
approved
Sharp's
application
to
build
the
project.

The
approval
allows
for
the
construction
of
a 6,670
square-foot
hospice
facility
with
an
attached
431-
square-foot
garage.

The
proposed
' hospice
facility
will
also
have
a 23-space
parking
lot
(including
handicapped
and
EV
charging
spaces)
that
will
be
visible
from
Valle
Verde
Road
and
Espola
Road.
•
Ifbuilt
as
currently
designed,
the
facility's
driveway/entrance
will
be
on
Valle
Verde
Road,
where
all
vehicles
required
to
run
such
a
facility
will
enter/exit,
including
funeral/coroner
vehicles,
medical/patient
transfer
vehicles,
other
support
vehicles,
personnel/staffi~g
traffic,
and
visitors.

No
other
residential
home
in
Green
Valley
creates
this
amount
of
traffic.
•
Sharp
has
only
provided
formal
notice
to
three
homeowners
surrounding
the
property
and
has
conducted
the
rest
of
the
process
behind
closed
doors.

Additionally,
the
City
has
conducted
no
formal
traffic
study,
or
convened
a discussion
with
the
community
about
the
impact
of
the
project.

Is
Sharp
Allowed
To
Do
This?
•
No.
•
The
proposed
project
is
a
quasi-commercial
medical
facility
in
the
middle
of
a
residential
neighborhood.

Concerned
neighbors
in
the
area
believe
that
Sharp
may
not
be
pennitted
to
undergo
this
conversion
at
all,
much
less
without
significant
notice
to
the
community
and/or
a
general
election
ballot
initiative.
•
Sharp
has
provided
no
legal
authority
that
allows
them
to
convert
a
residential
home
into
a
commercial
hospice
facility.

It
is
disingenuous
for
Sharp
to
suggest
that
the
proposed
project
is
simply
a
new
home
that
happens
to
have
residential
care
patients.
•
The
proposed
hospice
facility
is
not
complementary
to,
and
in
harmony
with,
our
residential
neighborhood.
o
lt
i~
a
commercial
hospice
that
would
be
run
by,
and
used
to
support
the
operations
of,
a
major
hospital
system.

The
Poway
municipal
code
does
not
contain
a
definition
of
"hospice
facility."
o
The
steady
stream
of
increased
traffic
would
fundamentally
alter
( and
make
significantly
less
safe)
our
Green
Valley
neighborhood,
where
we
walk
with
our
families,
friends,
colleagues
and
animals.
o
The
high
level
of
patient
transfers
associated
with
a hospice
facility
is
inappropriate
for
a
quiet
residential
neighborhood
that
includes
families
with
young
children.
o
The
facility
will
have
a 23-space
parking
lot
that
is
unlike
anything
else
in
Green
Valley.
107
of
137
May 17, 2022, Item #10
What
Impact
will
this
Facility
have
on
us?
•
Property
values
-
Having
a medical
hospice
facility
at
the
entrance
of
this
neighborhood
is
not
what
prospective
homeowners
want
to
see
when
looking
at
purchasing
here.
•
Traffic
-
Medical
hospice facilities
have
doctors
and
nurses
full-time
on
staff.

On
top
of
this,
there
will
be
a
steady
stream
of
supply
vehicles,
multiple
families
visiting
daily
(including
extended
family
members
visiting
from
out
of
town),
and
patient
transport
and
coroner
vehicles.
•
Safety
-
There
is
no
sidewalk
along
this
stretch
of
Valle
Verde
Road.

The
steady
stream
of
vehicles
will
make
Valle
Verde
dangerous
for
families
walking
their
dogs,
crossing
the
street
to
Valle
Verde
Park
or
walking
down
Valle
Verde
to
access
the
Green
Valley
bridle
paths
and
hiking
trails.

What
can
I do?
First,
please
share
this
information
with
other
interested
and
concerned
neighbors!
Second,
if
you
are
interested
in
learning
more
about
the
proposed
hospice
facility,
or
contributing
to
the
information­
gathering
efforts
that
are
now
occurring
in
the
community,
please
write
to
the
City
officials
listed
below,
and
ask
any
or
all
of
the
following
questions:
•
Why
was
such
a facility
approved
in
our
neighborhood
without
sufficient
notice?
•
When
will
the
City
convene
a community
meeting
to
answer
questions?
•
When
will
this
matter
be
discussed
before
the
City
Council?
•
What
legal
authority
allows
Sharp
to
build
a quasi-commercial
medical
facility
in
the
middle
of
a
residential
neighborhood?
•
Why
won't
the
City
revisit
Espola
ingress/egress
for
the
proposed
hospice facility?
•
Will
the
City
revoke
its
approval
of
Sharp's
MDRA
until
and
unless
the
issues
outlined
above
can
be
resolved
to
the
satisfaction
of
the
broader
community?
Who
should
I contact?
City
Officials
Mayor:

Steve
Vaus
([email protected])
District
2 Councilmember:

Barry
Leonard
([email protected])
City
Manager:

Chris
Hazeltine
( [email protected])
Director
of
Development
Services:

Bob
Manis
([email protected])
Community
Members
For
more
information,
please
contact:
nosharphospice(cv,gmail.com
Let's
keep
our
community
beautiful,
safe,
and
desirable
for
families
for
years
to
come!
108
of
137
May 17, 2022, Item #10
From: To: Subject: Date:
david
ammar
Steve
Vaus
Sharp
Hospice
on
Valle
Verde
Monday,
March
21,
2022
12:33:46
PM
[You
don't
often
get
email
from
[email protected].