June 21, 2022, Item #18
DATE:
TO:
FROM:
CONTACT:
SUBJECT:
Summary:
AG EN DA REPORT City of Poway
June 21, 2022
Honorable Mayor and Members of the City Council
1 A
Robert Manis, Director of Development Services T" V
David De Vries, City Planner 9o\)
858-668-4604 or [email protected]
CITY COUNCIL
Pre-Development Conference (PDC) 22-0003, a request for review of a proposal to approve a Specific Plan, Zone Change, Zoning Ordinance Amendment, General Plan Amendment and a Tentative Tract Map with associated Development Review to construct 64 new residences with recreational amenities and preserve one locally designated historic home on approximately 11 acres located at 12623, 12624, 12650, 12702 Oak Knoll Road and six additional vacant parcels in the RS-7 zone
Lennar Homes (Applicant) is proposing to construct 64 new single-family residences with recreational amenities and preserve one locally designated historic home on an approximately 11-acre site at 12623, 12624, 12650, 12,702 Oak Knoll Road and six additional vacant parcels. The project will be accessed from Oak Knoll Road and Roca Grande Drive. The site is zoned Residential Single Family-7 (RS-7). Deviations to the maximum density and development and street standards of the RS-7 zone are proposed. The project is subject to approval by the City Council of a Specific Plan (SP), Zone Change (ZC), Zoning Ordinance Amendment (ZOA), General Plan Amendment (GPA), Tentative Tract Map (TTM) and Development Review (DR).
The review of Pre-Development Conference (PDC) 22-0003 is advisory only. The City Council will not render any decision. If the Applicant wishes to proceed with an application, it is with the understanding that the City Council has made no representation upon which the Applicant may rely.
Recommended Action:
It is recommended that the City Council provide input and direction regarding the request.
Discussion:
Background
The Applicant is Lennar Homes and the Property Owner is the Harmon Family Trust. The site (Assessor's Parcel Numbers 317-500-11; 317-500-12, 317-500-13, 317-500-14, 317-500-02, 317-500-03, 317-500-09, 317-500-10, 317-501-01, and 317-501-02) is zoned RS-7. The project site is located on the 1 of 12
June 21, 2022, Item #18
north
and
south
sides
of
Oak
Knoll
Road
and
west
of
Roca
Grande
Drive
and
La
Vista
Way
between
Carriage
Road
and
Pomerado
Road.
Surrounding
land
uses
include
the
Kumeyaay
Interpretative
Center
and
retail
properties
(e.g.,
Firestone
automotive
repair,
Poway
Town
Center)
within
the
Poway
Road
Specific
Plan
to
the
north,
apartments
to
the
west,
and
single-family
residences
to
the
south
and
east
that
are
also
zoned
RS-7.
There
is
a
pocket
park
approximately
one-half
mile
from
the
project
site
at
the
west
end
of
Whispering
Tree
Lane
to
the
west
and
Community
Park
is
located
over
one-half
mile
from
the
project
site
to
the
east
to
also
service
the
residents.
A
location/zoning
vicinity
map
is
included
as
Attachment
A.
The
majority
of
the
site
has
been
cleared
for
several
years
and
is
currently
being
used
as
a
construction
staging
yard
for
a SDG&E
gas
line
project.
Most
major
landscape
exists
within
floodway
and
drainage
areas.
There
is
an
undeveloped
steep
hillside
within
the
northeast
portion
of
the
site
south
of
the
Kumeyaay
Interpretative
Center
and
west
of
Roca
Grande
Drive.
Portions
of
the
project
area
are
located
within
the
floodplain
and
floodway.
The
project
includes
four
existing
single-family
residences
(including
two
with
local
historic
designation)
and
are
within
historically
sensitive
areas.
One
historic
home
will
be
preserved
and
features
stone
architectural
siding
common
to
historic
structures
in
Poway.
The
other
historic
home
is
proposed
to
be
removed.
Stucco,
shake,
brick,
lap,
vertical
wood,
board
and
batten,
and
stacked
stone
sidings
and
wainscotings
are
common
to
the
surrounding
neighborhoods.
Roof
materials
generally
consist
of
tile
or
asphalt
shingle
roofing.
Architectural
styles
in
the
surrounding
area
include
Craftsman,
Ranch
and
Spanish
styles. The
Applicant
also
submitted
a Pre-Application
(PAR)
22-0003
for
City
staff
(staff)
to
review
and
provide
comments
separate
from
the
Pre-Development
Conference.
In
response
to
the
PAR,
staff
provided
a
written
summary
of
issues
to
address
with
a
subsequent
formal
application.
Several
issues
and
benefits
raised
by
staffs
review
of
PAR22-0003
are
discussed
later
in
this
report.
Staff
also
recommended
the
Applicant
conduct
a
neighborhood
meeting
and
tribal
consultation.
Project
Summary
The
project
includes
64 new
single-family
residential
units,
the
preservation
of
one
locally
designated
historic
single-family
home
and
new
pocket
parks,
urban
trails
and
open
space.
The
project
site
contains
four
existing
residences,
three
of
which
are
proposed
to
be
demolished,
including
one
locally
designated
historic
structure
with
board
and
batten
siding.
The
project
would
include
approximately
2.5 acres
of
open
space,
which
would
consist
of
1.28 acres
within
the
floodway,
0.33 acres
of
slopes,
and
0.88 acres
of
drainage
and
naturalized
open
space.
Two
passive
pocket
parks
are
proposed
with
grass,
seating
areas,
and
a
barbeque
pavilion.
The
pocket
park
on
the
south
side
of
Oak
Knoll
Road,
adjacent
to
the
floodway,
will
be
available
for
public
use.
The
project
net
density
is
estimated
to
be
8.35 dwelling
units
per
acre
when
a
maximum
of
eight
dwelling
units
per
acre
is
permissible
per
the
RS-7
zoning.
While
the
gross
density
for
the
project
is
in
compliance,
the
net
density
calculated
per
the
PMC
is
slightly
higher.
Staff
estimates
59 units
could
be
built
under
the
net
density
calculation
where
the
project
is
proposing
65 units.
The
proposed
density
provides
an
appropriate
transition
between
the
apartments
to
the
west
and
the
lower-density
single-family
residences
to
the
south
and
east.
An
open
space
buffer
is
provided
between
the
project
and
the
retail
areas
to
the
north.
The
project
proposes
to
be
accessed
from
Oak
Knoll
Road
and
Roca
Grande
Drive.
The
Applicant
is
requesting
front
yard
setbacks
that
are
ten
feet
and
rear
setbacks
that
are
15 feet.
In
the
RS-7
zone,
the
front
yard
setback
is
18 feet,
and
the
rear
setback
is
20 feet.
Patio
covers
are
proposed
to
be
five
feet
from
the
rear
property
line.
In
the
RS-7
zone,
the
rear
setback
for
attached
patio
covers
is
ten
feet. 2
of
12 June 21, 2022, Item #18
The
proposed
residences
will
be
accessed
from
private
streets
that
will
be
maintained
by
future
residents.
The
private
streets
deviate
from
City
private
street
standards.
Street
parking,
sidewalks
and
street
trees
are
generally
proposed
on
one-side
only
instead
of
both
sides.
Approximately
34 on
street
parking
spaces
are
proposed
within
the
project
area.
Each
home
will
have
a
two-car
garage
(except
the
existing
historic
home
which
does
not
have
a
garage)
with
two
additional
parking
spaces
in
the
driveway.
This
equates
to
4.49 parking
spaces
per
unit
or
292
parking
spaces
(64
two-car
garages,
65 two-car
driveways,
and
34 on-street
parking
spaces).
Staff
estimates
an
additional
22 on
street
parking
spaces
will
be
retained
along
the
frontage
of
Oak
Knoll
Road
(no
net
loss).
Rolled
curb
and
gutter
is
also
proposed
instead
of
standard
curb
and
gutter.
Public
utilities,
including
City
water
and
sewer,
will
also
be
extended
onto
the
site.
A
public
eight-foot-wide
concrete
sidewalk
(urban
trail)
will
extend
from
Oak
Knoll
Road,
along
the
westerly
proposed
private
street,
and
connect
to
the
Poway
Towne
Center
shopping
center
on
Poway
Road
to
the
north
as
a part
of
a
recommended
General
Plan
Community
Trail.
This
connection will
provide
pedestrian
access
for
the
project
and
surrounding
residential
areas
to
retail
areas
on
Poway
Road
and
adjacent
bus
stops.
Stormwater
treatment
facilities
are
shown
west
of
the
main
entrance.
The
proposed
site
plan
is
included
as
Attachment
B.
Tentative
Tract
Map
and
Development
Review
A
TTM
and
DR
would
be
required
to
further
subdivide
and
improve
the
parcels.
The
proposed
subdivision
includes
64 new
single-family
detached
residences
that
range
from
2,628
to
3,315
square
feet
(sf)
of
living
area.
There
are
three
proposed
floor
plans,
each
with
a two-car
garage
and
three
to
four
bedrooms.
Lot
sizes
are
typically
42 by
92 feet
(3,864
sf
in
area)
with
a
private
rear
yard.
The
minimum
lot
size
in
the
RS-7
zone
is
4,500
sf.
Driveways
are
20 feet
deep
to
accommodate
parking
for
two
cars.
For
tract
developments
over
50 units,
the
Poway
Municipal
Code
(PMC)
requires
at
least
four
different
plans.
Each
plan
is
required
to
have
three
different
fa~ade
treatments
(e.g.,
varying
entry,
window
type
and
exterior
material
treatments) and
three
different
color
variations
per
fa~ade
treatment.
To
provide
further
variety
in
the
tract,
one
of
the
plans
must
be
a
single-story
plan.
The
Applicant
is
proposing
three
plan
types
for
the
64 new
residences
and
three
fa~ade
variations
per
plan
with
additional
color
variations.
Four
fa~ade
variations
are
shown
for
the
three
plan
types.
Each
of
the
plans
are
two
stories
and
have
similar
building
footprints
which
limits
the
building
stepback
variations.
With
all
three
floor
plans,
the
front
entry
and
porch
is
the
closest
element
to
the
street
with
the
garage
set
back
further.
The
proposed
plans
will
feature
Monterey,
Farmhouse,
Santa
Barbara
and
Ranch
style
architecture.
Each
architectural
theme
has
different
siding
styles
including
stucco,
lap,
board
and
batten,
stacked
stone,
and
brick
siding
combinations
compatible
to
surrounding
residences.
Side
and
rear
elevations
have
not
been
provided,
but
they
are
anticipated
to
be
stucco.
The
architectural
design
utilizes
earth
tone
colors
reflecting
Poway's
rural
character.
The
proposed
architectural
plans
are
included
as
Attachment
C.
Specific
Plan
In
order
to
allow
the
project,
a
SP
would
be
required
for
the
following
reasons:
•
Establish
development
standards
for
the
proposed
subdivision.
The
RS-7
Zone
requires
a
minimum
lot
size
of
4,500
square
feet,
a
maximum
density
of
8 dwelling
units
per
acre,
and
larger
setbacks.
This
subdivision
would
create
a
new
type
of
residential
neighborhood
with
different
development
standards
than
the
existing
neighborhoods
in
the
surrounding
RS-7
3 of
12 June 21, 2022, Item #18
zoned
areas.
The
lot
sizes
will
be
smaller,
but
the
proposed
architecture
would
complement
the
existing
residences
within
the
surrounding
neighborhoods.
The
small
lot
single-family
style
development
can
serve
as
an
appropriate
transition
between
the
apartments
to
the
west
and
the
larger
lot
single-family
residences
to
the
east.
A
deviation
is
required
for
the
seven
foot
retaining wall
on
Lot
18. The
proposed
southerly
pocket
park
will
be
available
for
public
use.
•
Provide
exhibits
and
establish
content
in
the
SP
for
aspects
of
the
proposed
subdivision
that
deviate
from
the
General
Plan.
For
example,
the
proposed
subdivision
does
not
conform
with
private
street
and
trail
standards
or
streetscape
design
features
by
providing
sidewalks
and
a
landscape
parkway
on
one
side.
The
Specific
Plan
would
include
new
private
street
standard
exhibits
and
added
narratives
regarding
exclusions
from
certain
streetscape
standards.
Other
aspects
of
the
project
not
addressed
in
the
specific
plan
would
be
required
to
comply
with
the
PMC.
Pre-Application
(PAR}
22-0003
Staff
noted
several
benefits
to
the
proposal
including
the
provision
of
housing
and
meeting
housing
needs,
preservation
of
existing
open
space
areas
and
an
historic
home,
the
provision
of
recreational
areas
including
two
pocket
parks
(one
designated
for
public
use),
a
public
community
trail
connection
to
adjacent
retail
and
services
and
longer
driveways
for
two-car
parking.
Some
of
the
opportunities
identified
by
staff
through
the
review
of
PAR22-0003
are
listed
below.
These
are
items
staff
will
discuss
with
the
Applicant
during
the
review
process
after formal
submittal
of
the
project.
• A
pedestrian
connection
across
Oak
Knoll
Road
(e.g.,
raised
crosswalk
consistent
with
the
raised
crossing
to
the
west).
•
Use
and
maintenance
of
the
northwest
corner
of
project
site
where
a
drainage
area
exists.
Passive
or
recreational
park
improvements
and
amenities
and/or
trails
could
be
considered.
This
area
is
a potential
attractive
nuisance
if
not
maintained
by
the
HOA
and
adjacent
to
public
trails.
•
At-grade
turf
and
recreational
amenities
within
the
floodway
adjacent
to
the
southerly
public
pocket
park.
•
Additional
amenities
at
recreational
areas
(e.g.,
tot
lot,
dog
park,
bicycle
racks).
•
Overhead
storage
and
bicycle
racks
in
garages
to
encourage
parking
within
proposed
garages.
•
Street
improvements
along
Roca
Grande
Drive.
• A
decorative
block
wall
for
the
residences
backing
up
to
Oak
Knoll
Road
for
visual
enhancement
and
to
provide
noise
attenuation.
•
Architectural
enhancements
to
proposed
rear
facades
along
Oak
Knoll
Road
visible
to
the
public.
Public
Comment
Since
this
is
a
Pre-Development
Conference
only
and
no
City
Council
decision
is
being
made,
a
neighborhood
meeting
with
notification
to
surrounding
properties
in
accordance
with
City
standards
was
not
conducted
but
would
be
required
if the
Applicant
pursues
the
project.
Recommendation The
review
of
the
PDC22-0003
is
advisory
only.
The
applicant
is
seeking
feedback
on
their
proposed
4 of
12 June 21, 2022, Item #18
plans
.
The
City
Council
will
not
render
any
decision.
If
the
Applicant
wishes
to
proceed
with
their
application,
it
is
with
the
understanding
that
the
City
Council
has
made
no
representation
upon
which
the
Applicant
may
rely.
The
Agreement
of
Understanding
is
included
as
Attachment
D.
Environmental
Review:
Because
no
action
can
be
taken,
this
item
is
not
a "Project"
pursuant
to
the
California
Environmental
Quality
Act
(CEQA)
and
is
therefore
not
subject
to
CEQA
review.
After
project
submittal,
staff
will
determine
the
appropriate
CEQA
document
to
be
prepared.
Fiscal
Impact:
None
with
this
item
as
no
action
will
be
taken.
If the
project
moves
forward,
it
is
anticipated
that
there
will
be
an
increase
to
property
and
sales
tax
revenue.
The
extent
of
the
increase
is
not
known
at
this
time. Public
Notification:
Property
owners
within
500
feet
were
notified
of
the
PDC
and
postings
on
the
property
and
the
City's
website
were
provided.
Attachments:
A.
Zoning/Location
Map
B.
Site
Plan
C.
Architectural
Renderings
D.
Agreement
of
Understanding
Reviewed/
Approved
By:
if~
, L---
Wend
~
aserman
Assistant
City
Manager
5 of
12 Reviewed
By:
Alan
Fenstermacher
City
Attorney
June 21, 2022, Item #18
6 of 12
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HUNSAKER
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PRELIMINARY SITE PLAN
12624 OAK KNOLL
CITY OF POWA Y, CALIFORNIA
SHEET
1 OF
1 June 21, 2022, Item #18
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4 BEDROOMS/ 3 BATHS
2 - CAR GARAGE
FLOOR AREA TABLE
I ST FLOOR
2NDFLOOR
TOTAL LIVING
2-CAR GARAGE
OUTDOOR LIVING
PORCH
1,189 SQ. FT.
l, ◄ 39 SQ. FT.
2,628 SQ. FT.
429 SQ. FT.
180 SQ. FT.
73 SQ. FT.
02.0~.22
LENNAR '
June 21, 2022, Item #18
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PLAN 2
OAK KNOLL
Poway , California
i=i=:i 366 . 21352
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4 BEDROOMS/ 3 BATHS
2 - CAR GARAGE
FLOOR AREA TABLE
I ST FLOOR
2NDFLOOR
TOTAL LIVING
2 - CAR GARAGE
OUTDOOR LIVING
PORCH
1,415 SQ. FT.
1,445 SQ. FT.
2,860 SQ. FT.
449 SQ. FT.
23-4 SQ. FT.
65 SQ. FT
NOTE: SOJAII.EFOOTAGE IU.Y VAAVDUETOM ElH OOOf CAI.CUlATION 0 2. 0 ◄ . 2 2
LENNAR ·
June 21, 2022, Item #18
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OAK KNOLL
Poway , California
Y=:i::=i 366 . 21352
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◄ BEDROOMS/ 3 BATHS
2 - CAR GARAGE
FLOOR AREA TABLE
1ST FLOOR
2ND FL9OR
TOTAL LIVING
2 - CAR GARAGE
OUTDOOR LIVING
P0/'£1:!
l, ◄ 30 SQ. FT.
1,705 SQ. FT.
3,135 SQ. FT.
◄ 38 SQ. FT.
160 SQ. FT.
66 S_Q_. FT.
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LENNAR '
June 21, 2022, Item #18
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PLAN I
SANTA BARBARA
Bassenian i Lagoni I C O N C E P T U A L S T R E E T S C E N E .UCHJTECTUH• i' lUN!NG • INTEl!IORS
OAK KNOLL
Poway, California
i_ i t 12 366 . 21352
PLAN 2
RANCH
PLAN 3
FARMHOUSE
PLAN I
MONTEREY
0 I . 26 . 2 2
LENNAR .
June 21, 2022, Item #18
AGREEMENT OF UNDERSTANDING
City Council for the City of Poway, hereinafter referred to as "City" and LENNAR HOMES, hereinafter referred to as "Proponent" enter into this Agreement of Understanding based upon the following facts:
Proponent owns or has an equitable interest in land described by tax Assessor's Parcel Number(s): 317-500-11-00: 317-500-12-00: 317-500-13-00: 317-500-14-00:
317-500-02-00: 317-500-03-00: 317-500-09-00: 317-500-10-00: 317-501-01-00 and 317-501-02-00. Proponent desires to develop this property in accordance with the will of the City and without the expense of a protracted development.
City is concerned that Proponent will create development plans unsatisfactory to City and consume time and effort of City employees needlessly on unsatisfactory development plans unless City assists in directing Proponent.
Based upon the above-mentioned facts, City will grant Proponent a hearing prior to filing any application for development upon the following understanding:
a. City will render no decision with regards to any development proposal or part thereof.
b. City will receive no evidence, specific in nature, in support of a particular development plan.
c. City will make no representations that will obligate the City to render a decision in favor of or against any development proposal or part thereof Proponent may subsequently submit.
d. If any development proposal is subsequently submitted, Proponent will proceed at its sole and exclusive risk with the understanding that City has made no representations upon which Proponent may rely.
Dated: 6/7/2022
---------
12 of 12 ATTACHMENT D