Poway City Council
July 16, 2024

PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Poway, California, on the 16th day of July, 2024 by the following vote, to wit:

AYES:

NOES:

ABSTAINED:

ABSENT:

DI SQUALi Fl ED:

Steve Vaus, Mayor
ATTEST:

Carrie Gallagher, CMC, City Clerk
4 of 8
July 16, 2024, Item #17
5 of
8 EXHIBIT
A
Resolution
No
. 24-
Page
3 2023

PRIVATE
WEED
AND

NUISANCE

ABATEMENTS
Private
Property
Weed
Abatements
to
be
Assessed
to
Tax
Rolls
Assessor
Parcel
Number
Invoice
Amount
2753410100
$1,100
.67
3175200500
$2,294
.22
3175200600
$3,514.79
3210112500
$755.45
3220110600
$12,341
.55
3220401600
$6,061.71
2783004600
$598.50
3163213700
$1,882.23
3172222100
$4,098.77
3210702000
$8,359.47
3210805100
$6,674
.76
3220410700
$831.32
3230910800
$5,491.99
3234910200
$3,022.89
Total
to
be
Assessed
$57,028.32
July 16, 2024, Item #17
STEVE VAUS, Mayor CITY OF POWAY
BAlUlY LEONARD, Deputy Mayor
PETER DE HOFF, Councilmember
CA YLIN FRANK, Councilmember
BRIAN PEPIN, Councilmember
May 4, 2023

SANTA RITA INVESTMENT CO
1001 BAVE#207
CORONADO CA, 92118
Subject: Courtesy Notice -Mandatory Vegetation Management Self-Certification Form Property ID: OLD WINERY RD; APN: 2731000400
Dear Poway Property Owner,
The City of Poway is currently conducting its annual VEGETATION MANAGEMENT PROGRAM in accordance with Poway Municipal Code (PMC) Section 8.76.035. In order to reduce the risk of vegetation fires, weeds, dry grasses, dead shrubs, dead trees, and excessive dry plant debris must be mowed or reduced from within predetermined Abatement Areas on your property.

This abatement must be completed on or before June 18, 2023. You may choose to do the work yourself, hire an independent contractor, or elect to have the City abate the property. Please fill out and submit the enclosed "Notification of Abatement" self-certification form no later than May 15, 2023. If you are not the current owner of the subject property, please let us know so we may attempt to contact the new owner.

Should you give the City written permission to reduce vegetation, the cost of the abatement, plus a $175.00 administrative fee, may be paid after invoicing or will be forwarded to the County Tax Assessor's Office and added to your property tax bill, or collected by other methods. The estimated cost for weed abatement work on your property by the City's contractor is provided on the Notification of Abatement, should you decide to allow the City's contractor to complete the work. Should you have any questions about abatement costs, please contact Vianey Rivera at (858) 668- 4664 or [email protected].

Failure to return the enclosed "Notification of Abatement" self-certification form within the indicated deadline may result in a Notice of Violation issued to you. Should the predetermined Abatement Area(s) containing weeds, dry grasses, dead shrubs, or dead trees on your property remain in non-compliance on or after June 18, 2023, the City may issue administrative citations after issuance of a Notice of Violation. Further non-compliance may result in abatement of the nuisance vegetation on your property by the City's contractor at the owner's expense.

If you are unsure as to where the Abatement Area is located on your property, please contact Poway's Code Compliance Division for assistance.

We thank you in advance for your contribution toward enhancing your community's protection against wildfires. Should you have any questions, please do not hesitate to contact Poway's Code Compliance Division at (858) 668-4660 or [email protected].

Sincerely,
Jeff Chumbley
Fire Chief

SAFETY SERVICES DEPARTMENT
Enclosures: Notice to Clean Premises
Notification of Abatement
Vianey Rivera
Senior Code Compliance Officer, Program Coordinator

DEVELOPMENT SERVICES DEPARTMENT
City Hall Located at 13325 Civic Centei: Drive
6 of 8
Mailing Address: P.O. Box 789, Poway, Califomia 92074-0789 www .poway.01·g

ATTACHMENT B
July 16, 2024, Item #17

NOTICE TO
CLEAN

PREMISES
APN: 2731000400
Notice is hereby given that any weeds, grasses, dead shrubs, dead trees, and debris located in the Abatement Area on the lot or parcel of land in the City of Poway, California, as described above by County Tax Assessor's Parcel Number, and/or in the street, sidewalk and parkway adjacent thereto, are considered a public nuisance in that they are a fire hazard, or in all probability will become a fire hazard per Poway Municipal Code Section 8.76.035. Additionally, any debris thereon that might interfere with the abatement of the weeds, grasses, dead shrubs, dead trees and debris, is also deemed a public nuisance. If you are unsure as to where the Abatement Area is located on your property, please contact Poway's Code Compliance Division for assistance.

Said public nuisances are required to be abated on or before June 18, 2023. If not abated on or before this date, the City of Poway may authorize abatement and the costs thereof will be assessed against the land and collected through routine tax billing. An administrative fee of one-hundred-seventy-five dollars ($175.00) per parcel abated will be added to the abatement costs. The owner of the land, or authorized agent thereof, may make a written appeal within ten days from the date of this notice to the City Manager of the City of Poway, Post Office Box 789, Poway, California 92074-0789.

This notice is given pursuant to the provisions of Section 8.76.050 of the Poway Municipal Code of the City of Poway, California.

Vianey Rivera
Senior Code Compliance Officer
[email protected]
(858) 668-4660
P.O. Box 789 Poway, CA 92074-0789
7 of 8
Dated May 4, 2023
July 16, 2024, Item #17

NOTIFICATION OF ABATEMENT SELF-CERTIFICATION

PLEASE CHECK ONE OF THE BOXES BELOW AND SIGN AND
RETURN THE FORM BY MAY 15, 2023
D This is to certify that by June 18, 2023, I will remove the fire hazards (which consist of weeds, dry grasses, dead shrubs, dead trees, or excessive dry plant debris) from the property described below within the predetermined Abatement Area, and will notify the City of such action no later than May 15, 2023, by mailing this form to Code Compliance, P.O. Box 789, Poway, CA 92074-0789 or via email to [email protected], or fax to (858) 668-1212.

By returning, this form, I certify that my property will be in full compliance with Poway's Vegetation Management Program rules, regulations and standards, on or before the indicated deadline. I am further aware that failure to return this notice or bring my property into compliance may result in issuance of citation(s), after a Notice of Violation has been issued, including any Notice of Violation for the same non-compliant condition occurring within the last calendar year. I am also aware that I may contact Poway's Code Compliance Division should any related brush removal work be delayed until after the deadline.

If this property is not abated by June 18, 2023, I understand that the City may proceed with a Notice of Violation, issuance citation(s) and/or having the property abated by the City's contractors. Upon abatement by the City, the costs incurred by the City, plus a $175.00 per parcel administrative fee, will be added to my property tax bill.

Estimated City costs to abate your property (this estimate is subject to change based on actual costs incurred):
• Estimated Abatement Area in Square Feet: 195671
• Estimated Abatement Cost by City Contractor ($0.043 per square foot)+ $175.00: $8588.85 D This is to certify that I authorize the City of Poway to remove the fire hazards (which consist of weeds, dry grasses, dead shrubs, dead trees, or excessive dry plant debris) from the property described below within the predetermined Abatement Area, and will notify the City no later than May 15, 2023, by mailing this form to P.O. Box 789, Poway, CA 92074-0789 or via email to codecompliance@poway or faxing to (858) 668- 1212. By authorizing the City of Poway to remove the fire hazards, I recognize that the costs of such removal, plus a $175.00 per parcel administrative fee, will be added to my property tax bill or may be paid after invoicing.

PROPERTY DESCRIPTION: APN 2731000400
(REQUIRED) Please print legibly and completely fill in each section below:

DATE:

PRINTED NAME:

SIGNATURE:

ADDRESS: __________________________ _
PHONE: -------------------------
EMAIL:
□ Please check here if there is construction activity or existing structures on the above parcel(s) at this time. 8 of 8
DATE: July 16, 20
24 TO: Honorable Mayor and Members of the City Council
FROM: Julie Procopio, Director of Development Services
CONTACT: Stan Donn, City Planner
858-668-4604 or [email protected]
SUBJECT: Specific Plan Amendment (SPA) 22 -0001, Development Review (DR) 22 -0002 and Conditional Use Permit (CUP) 22 -0004, to Allow the Construction of a 30,500 Square Foot Recreational Club with Outdoor Fitness Uses, Restaurant, Alcohol Sales, Small Supportive Retail including Spa and Lighted Recreational Courts; Approve an Addendum to the Farm In Poway Specific Plan Final Environmental Impact Report (FEIR) (EA) 19-001
Summary:

Life Time (Appl
icant) is proposing to construct a 30,500 square-foot (sf) Recreational Fitness Club with outdoor fitness uses, li ghted recreational courts, two swimming pools, fitness center, café with bar , alcohol sales, a day spa, small supportive retail, and parking (The Club or the Project) on approximately

6.87 acres at The Farm in Poway (The Farm ). Modifications to the hours of operation, parking standards, interior setbacks between non -enclosed areas, hours of illumination, signage , the maximum non-residential building area in the Open Space -Recreation (OS-R) land use designation , and the introduction of an Overlay District for T he Club portion of The Farm in Poway Specific Plan (TFIPSP) are proposed. The project is subject to approval of: a Resolution to approve the Addendum to the FEIR, an Ordinance approving a Specific Plan Amendment (SPA) , and a Resolution to adopt the Development Review (DR) modification and Conditional Use Permit (CUP) modification.

Should the City Council vote to approve the SPA , consistent with the requirements of the adopted TFIPSP and Proposition FF, the matter would need to be referred to Poway voters for final approval.

There is a separate agenda item on the July 16, 2024 City Council agenda that includes resolutions necessary to place the item on the November 5, 2024 General Municipal Election ballot, in the event the City Council first approves the proposed SPA. While the DR and CUP require City Council approval, they do not require approval by Poway voters.

Recommended Action:

It is recomme
nded the City Council take public input, close the public hearing, and adopt the Resolution to approve the Addendum to the FEIR (Attachment A), introduce the Ordinance (Attachment B) for first reading by title only, waive further reading, and schedule the adoption for AMENDED AGENDA REPORT 7/11/2024

TO INCLUDE ATTACHMENT E
AGENDA RE PO RT City of Poway

CITY COUNCIL
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July 16, 2024, Item #18
August
6, 2024, thereby approving the SPA subject to, and expressly contingent on, approval by a majority vote of the people of the City of Poway, and adopt the DR and CUP Resolution (Attachment C).

Discussion:

Backg
round
The App
licant is Life Time, Inc. and the Property Owner is The Farm in Poway LLC. The 6.87-acre site (Assessor’s Parcel Number 273 -932-25-00) is within TFIPSP area (at times, referred to herein as The Farm or The Farm development), and thus subject to the approved provisions of the approved TFIPSP.

The Farm is located at the former StoneRidge golf course and country club, which is north of Espola Road, between Valle Verde Road and Cloudcroft Drive. The Farm is bordered by single- family homes and condominiums to the north, east, and west.

The Farm project is a 117 -acre subdivision and includes construction of up to 160 homes with recreational, agricultural and commercial amenities. The residential component of The Farm is substantially complete with only 19 homes remaining to take occupancy. The approval of The Farm included adoption of the TFIPSP governing the regulatory framework of the new subdivision. TFIPSP , Environmental Assessment, Zone Change, Zoning Ordinance Amendment, General Plan Amendment, Tentative Tract Map, Development Review and Conditional Use Permit were approved by the City Council on June 16, 2020 . P ursuant to the requirements of the Poway Municipal Code (PMC) , and specifically Proposition FF, following City Council approval, the City Council referred the project to the ballot and it was subsequently approved by Poway voters at the November 3, 2020, General Municipal Election.

The fitness club project site is zoned Planned Community (PC) 9 (the same zoning designation as the entire TFIPSP area), and its land use designation in the TFIPSP is an Open Space-Recreation (OS-R).

The OS-R designation supports recreational, agricultural, educational and social amenities including community buildings, recreational clubs, event barns, restaurant, cafes, brewpubs, wine bars, athletic fields, recreational courts, trails and community gardens. The 6.87-acre site is designated as “The Club” in the TFIPSP Land Use Plan, and pursuant to the approved 2020 DR, was approved for approximately

2.3 acres of combined indoor and outdoor recreational programming with a 2,953 square foot building. This 2,953 square foot figure is not included in the TFIPSP. Homes on Saint Andrews Drive are located just west of the proposed fitness club. Residential development is located to the north and south of the fitness club and the future dog park will be located to the east of the project site . A Vicinity map, location map, and zoning map are attached to this report (Attachment D ).

Pre-Development Conference
A Pre-Dev
elopment Conference (PDC) for this project was held o n March 7, 2023 . There were eight speakers, who shared issues and concerns, as well as support for the project. The issues and concerns included the sale of alcohol, traffic, noise, removal of tennis courts, screening on the west and south perimeter adjacent to residents, compatibility with surrounding residential uses and the proposed amendment should be approved by voters. The project was submitted by the applicant as a minor modification to the TFIPSP. However, based on City’ staff’s expertise, City Council feedback at the PDC and additional information submitted by the applicant, staff determined the proposed project is not a minor modification and will require a formal SPA, that if approved by the City Council, must be 2 of 177
July 16, 2024, Item #18
subseq
uently approved by a majority vote of the Poway voters to be effective.

Project Summary
The Appl
icant is proposing to construct a 30,500 s quare foot Recreational Fitness Club by Life Time with 2.2- acres of combined indoor and outdoor recreational programming on the 6.87 -acre site designated in the TFIPSP as “The Club”. The facility includes outdoor fitness uses, lighted recreational courts, two swimming pools, fitness center, café with bar, alcohol sales, day spa , small supportive retail and parking. This will be a membership facility. Below is the description of The Club from the adopted TFIPSP:

The Club is located in the heart of the community to provide recreational, fitness and social amenities for the residents of The Farm in Poway. The Club will be professionally operated by a recreational management firm and will also be available to residen ts of surrounding communities on a membership basis. The Club may include recreation courts, swimming, and other fitness amenities as well as community rooms and locker facilities.

Modifications to the hours of operation, parking standards, interior setbacks between non -enclosed areas, hours of exterior illumination, signage and the maximum non -residential building area in the OS-R land use designation are proposed. The footprint for the total programming area is the same as the approved project. The project will require a SPA, CUP and DR modification.

Specific Plan Amendment
The App
licant submitted a proposed SPA with their application materials. City staff reviewed the Applicant’s request and determined some of the requested amendments are not necessary or desired.

The SPA involves the introduction of an Overlay District to the OS-R district applicable only to The Club property. The overlay district further restricts allowable land uses as compared to the original OS -R designation and sets design standards for The Club parcel including the following:

1. Increases the allowable nonresidential building area within The Farm from 30,000 square feet to 53,700 square feet. The additional building area is dedicated to a larger fitness club (30,500 square feet) with no increase (or decrease) to the allowable building area for the other non - residential uses within The Farm.

2. The maximum allowable traffic volume is increased by 513 average daily trips (from 2,524 to 3,037) to account for traffic associated with the larger fitness club building.

3. Clarifies that non -enclosed roofed -over structures for The Club area are not a part of the enclosed building square footage, which is consistent with SANDAG guidance for traffic studies. SANDAG utilizes enclosed building square footage to calculate trip generation. This is consistent with the method used to calculate traffic generated in the adopted TFIPSP.

4. Identifies the Parking Area of The Club property.

5. Outlines specific development and design standards for The Club property, including hours of operation, noise control measures, interior setbacks, parking standards, parking lot landscaping standards, lighting and signage standards.

As previously stated, the proposed changes represent a major modification to the TFIPSP that requires 3 of 177
July 16, 2024, Item #18
a formal SPA
, and should the City Council approve the SPA, consistent with the adopted Specific Plan, the matter would need to be referred to Poway voters for final approval. There is a separate agenda item on the July 16, 2024 City Council agenda that includes resolutions necessary to place the item on the November 5, 2024 General Municipal Election ballot.

The Ordinance (containing the amendment language for TFIPSP) is included as Attachment B.

DR Modification
The propo
sed project requires an amendment to DR 19-001, the Development Review approval issued for The Farm. The Development Review considers the site development, including the site plan , the outdoor recreation areas , slopes and contours , maximum buildable area in the OS -R land use designation, building and associated structures architectural design and location (including building elevations), parking, wall and fencing, lighting, signage, and landscaping. The building and site design has been modified with the recreation courts relocated from the west property edge to the east, away from residents and articulation and improvements to the agrarian architecture (utilizing TFIPSP and the Club Overlay District development standards).

When compared to The Club outlined in the original Development Review permit, the proposed project includes a larger fitness club building at 30,500 square feet (as compared to 2,953 square feet).

The 2,953-size limitation is not included in the TFIPSP itself. However, the overall indoor and outdoor programming area remain consistent with the previously approved project, which used approximately

2.3 acres (approximately 100,118 SF).

CUP Modification
The prop
osed project requires an amendment to CUP 19-005, issued for The Farm project. Additional conditions are required to address conditionally permitted uses as follows:

1. Operating hours for indoor activities between 5am and 10pm.

2. Operating hours for outdoor activities between 7am and 10pm.

3. Compliance with the Municipal Code noise restrictions, including ongoing operational adjustments to ensure compliance.

4. Additional noise control measures associated with operations between 5am -7am and after 9pm.

5. Restrictions related to childcare operations, including limited number of participants in day camps (50), hours of operation and drop-off/pick-up operations.

6. Sale of alcohol to be limited to consumption on site.

The proposed site plan, elevations, wall and fencing plan, and conceptual landscape plan(s) are provided as Attachment E.

Hours of Operation
The SPA p
roposes to adjust the hours of operation for The Club. Indoor operations are proposed to begin at 5am, rather than sunrise. This provides the operator and its members with a set start time that doesn’t fluctuate throughout the year. Operations are required to conclude by 10pm in accordance with the adopted Specific Plan.
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July 16, 2024, Item #18
Landsc
aping
The SPA r
evises the parking lot landscaping design standards from the current require ment of one 15-gallon tree for every three parking spaces to one 15-gallon tree for every four parking spaces within The Club parking lot . The proposed change allows Life Time to condense the overall parking field.

Landscaping around the perimeter of the parking area is prioritized to enhanc e the buffer and to maximize privacy and sound attenuation. The requested modification ensure s aesthetic standards are met including the survivability of the trees and landscaping as well as canopy coverage at maturity.

The project exceeds landscape standards by providing 230 trees, 49% shade and 15% parking lot landscaping which is more than the 203 trees , 40% shade and 10% parking lot landscaping required by the TFIPSP.

Noise
The acou
stical analysis demonstrates the project will not exceed a Community Noise Equivalent Level (CNEL) of 60 Decibels (dBa) and is consistent with TFIPSP requirements. The SPA includes the following design standards for The Club to ensure this requirement is met:

1. Maintain outdoor speakers at 85 dBa measured at one meter.

2. Maintain the pool deck speakers at 75 dBa measured at one meter.

3. Provide full height, approximately 14-foot concrete masonry walls along the westerly edge of the Group Fitness areas.

In addition, the following noise control measures will also be implemented:

1. Silent disco technology within the outdoor group fitness areas.

2. Pickleball courts are located at the eastern property line, furthest from neighboring homes to the west compared to the westerly property line in the approved Specific Plan.

3. Enhanced landscaping and fencing will be installed surrounding the site, including the pickleball courts, to provide sound attenuation.

Buffering and Screening
The Clu
b is buffered and screened from surrounding residential uses via a combination of walls, fencing and landscaping. The following are proposed along the project perimeter:

1. North: Neighboring homes are located more than 225 feet from Life Time’s building and more than 70 feet above the finished floor elevation. A six-foot black metal fence with landscaping provides screening of the outdoor uses from residents.

2. East: Life Time’s finished floor elevation is approximately 30 feet below Goodeve Drive with the recreational court fencing located approximately 80 feet from the property line. The courts will be surrounded by an approximately eight-foot tall Trex or similar style fence with shrubs and trees nearby.

3. South: The nearby homes within The Farm are approximately 14 feet below Life Time’s parking lot edge and 70 feet from the six-foot tall solid masonry block wall at the property line . The south side of the solid wall will include shrubs and trees.

4. West: Neighboring homes are located approximately 40 feet from The Club property line and a median of approximately five feet above the Life Time site. A solid six- to 14-foot-tall masonry wall along with shrubs and trees is provided . A public trail and landscaping , owned and 5 of 177
July 16, 2024, Item #18
maintain
ed by The Farm Homeowner’s Association , is situated between the adjacent homes and The Club site.

The proposed wall and fencing plan is provided as a part of Attachment E.

Traffic
Based
on the analysis provided in Linscott, Law, and Greenspan Engineers’ ( LLG’s) 2024 Trip Generation Memorandum which is a part of the FEIR addendum, the proposed S PA results in an increase of approximately 513 average daily trips (ADT) compared to the approved FEIR. LLG analyzed the level of service at each intersection and street segment considering the increase in trips and determined that no new significant impacts or increase in the severity of impacts previously identified would occur.

The traffic analysis in the FEIR included 6,000 square feet of Fitness Club area. The proposed S PA would increase the building size to 30,500 square feet . The San Diego Association of Governments (SANDAG) provides guidance to the region on evaluation of traffic impacts associated with a project.

This guidance provides anticipated traffic generation rates for uses that are calculated based on building square footage, defined by the Institute of Traffic Engineers as the area within the outside faces of exteri or walls. The building square footage is used to estimate the anticipated traffic for a particular use that is inclusive of ancillary outdoor spaces such as pools and courts.

Since the FEIR relied upon Level of Service (LOS) method for analysis and not vehicle miles travelled (VMT), LOS is the appropriate method to analyze if the changes associated with the proposed p roject result in any new significant impacts. The VMT analysis, provided for informational purposes only, found that the vehicle miles traveled associated with the proposed project modifications will result in no new significant environmental effects or an increased severity of significant effects.

The project was evaluated in comparison to the original TFIPSP traffic impact analysis, using the same transportation analyses, methodology and significance criteria. The study determined the Project’s 513 ADT increase, thereby increasing the maximum ADT to 3,037 ADT for the TFIPSP:

1. Does not result in additional significant impacts previously identified.

2. Does not increase the severity of impacts previously identified.

3. Does not require any new or additional mitigation measures beyond those identified in the original FEIR completed for The Farm.

Traffic Safety
The Fa
rm community includes features designed to promote pedestrian and bicyclist mobility and to improve safety through traffic calming.

1. Curb extensions, known as bulb- outs, are provided at key intersections to reduce crossing lengths for pedestrians, improve the visibility of pedestrians and reduce driver speeds.

2. Traffic calming features, known as “choker points,” are designed to reduce speeds through roadway narrowing and provide additional mid -block crossing locations. These crosswalk locations are clearly marked with decorative pavers.

3. Travel lane widths are the minimum required for fire access and curved alignments create 6 of 177
July 16, 2024, Item #18
physica
l conditions that force drivers to slow down.

4. Additionally, a trail system and sidewalks in the Farm project provide pedestrian access to Farm amenities, including the Club site.

Non-Enclosed Roof-Over Are a Structures
The SPA p
roposes to eliminate interior setbacks between non-enclosed roofed-over structures and other structures, buildings, or non- enclosed roofed -over structures within The Club. This setback reduction would not apply to the required setback for the perimeter of the site.

Parking
The SPA set
s parking standards for The Club overlay based on a parking study completed for the project. A peak parking demand was developed based on review of a comparable facility. The study determined the proposed facility generates a peak demand of 153 parking spaces. The desired parking availability was calculated to be 180 spaces, using a preferred occupancy rate of 85%. The project will provide 246 parking spaces as well as four motorcycle and six neighborhood EV parking spaces. This exceeds the required 170 parking spaces (18 for recreational courts and 152 for Life Time at a ratio of 1:200 square feet) pursuant to TFIPSP parking standards.

Lighting
All propo
sed lighting is in accordance with the S P light level requirements and designed to prevent exposure beyond the limits of the property. All lighting is dark sky compliant and will not result in any light spillover beyond the property line. All onsite lighting complies with the TFIPSP lighting standards.

All outdoor light fixtures will be integrated with timing devices to turn off lights between 11pm and 5am and during non-operational hours, except as required for security or by the TFIPSP.

Building Design
The fa
rmhouse and modern agrarian design with s tucco, stacked stone siding and standing - seam metal roofing is proposed , and is consistent with The Farm architectural design guidelines. The one- story building is less than 35 feet at its tallest point.

The building elevations (sections and renderings) are provided as a part of Attachment E.

Neighborhood meeting
A Neig
hborhood meeting was held on November 2, 2023, at 7 pm, at the Incarnation Lutheran Church located at 16889 Espola Road. The meeting was hosted by the Green Valley Civic Association. There were 100-150 people in attendance. Participants had the opportunity to ask questions and express concerns. The issues and concerns included traffic generated by the proposed project and the traffic study methodology utilized, ingress/egress, noise, lighting, parking, outdoor uses and programming, trails and access, buffering from adjacent residents, and the entitlement and City Council approval process. Representatives from Life Time Fitness and city staff responded to the questions and concerns raised by those in attendance.
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July 16, 2024, Item #18
Public C
orrespondence
Lette
rs and other correspondence received as of the printing of this report are provided in Attachment F.

Environmental Review:

Pursu
ant to the California Environmental Quality Act (CEQA) Guidelines Section 15164, an Addendum has been prepared to FEIR (EA 19-001) (State Clearinghouse Number 2019059048) for the Farm in Poway Specific Plan project which was previously certified by the City Council on June 16, 2020. The analysis from the FEIR , together with the analysis in the Addendum, support the conclusion that the addition of the proposed Project (the recreational club and associated amenities described above) will not result in any new significant impacts or significant impacts that would be more severe than those identified and analyzed in the FEIR, nor are any other circumstances set forth in CEQA Gui delines section 15162(a) present that would allow or necessitate the preparation of a subsequent or supplemental FEIR. Pursuant to CEQA Guidelines Section 15164(a), the city may rely on the FEIR, as updated with the Addendum, for documentation of the effects of the Project on the environment, as all of the proposed project’s significant impacts were fully disclosed, analyzed and mitigated in the FEIR.

Fiscal Impact:

The pr
oposed facility will generate an estimated $70,000 to $91,300 in annual property tax revenue for the City. Sales tax revenue in a negligible amount will be generated from restaurant and retail sales. If the Project is approved, the Applicant has voluntarily agreed to reimburse the City for all costs associated with placing the Project on the November 5, 2024 ballot , which has been incorporated as a proposed condition of approval on the SPA Ordinance (Attachment B).

Public Notification:

A Notic
e of Public Hearing was published in the Poway News Chieftain on Thursday, July 4, 2024. A public notice was mailed to property owners and occupants located within 500 feet of the project site.

Attachments:

A. Resolution approving Addendum to the Farm in Poway FEIR B. Ordinance approving Specific Plan Amendment (SPA) 22-0001, including Exhibit 1, the proposed SPA Modifications to TFIPSP for the Club (TFIPSP Chapters 3, 4, and 5) C. Resolution approving Development Review (DR) 22-0002 and (CUP) 22-0004 D. Vicinity, Location and Zoning Maps
E. Site Development Plan, Elevations, Wall and Fencing Plan, Conceptual Landscape Plan F. Public Correspondence
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July 16, 2024, Item #18
Reviewed/Approved By:
!n,n:s:;;:;;--
Assistant City Manager
Reviewed By:

Alan Fenstermacher
City Attorney
Approved By:

Chris Hazeltine
City Manager
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July 16, 2024, Item #18
RESOLUTION NO. 24-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

POWAY, CALIFORNIA, APPROVING AN ADDENDUM TO THE

FARM IN POWAY SPECIFIC PLAN (TFIPSP) ENVIRONMENTAL

IMPACT REPORT (EIR) ANALYZING THE POTENTIAL IMPACTS
OF SPECIFIC PLAN AMENDMENT (SPA) 22-0001,
DEVELOPMENT REVIEW (DR) 22 -0001, AND CONDITIONAL
USE PERMIT (CUP) 22-0004 TO ALLOW THE CONSTRUCTION
OF A RECREATIONAL FITNESS CLUB; ASSESSOR’S PARCEL
NUMBER 273-932-25-00
WHEREAS, The Farm in Poway Specific Plan (TFIPSP) was adopted on June 16, 2020, Resolution No. 20- 051, which contained a Poway General Plan Amendment (GPA) to set the policy framework to guide development at The Farm using definitions, a land use plan, development standards and design guidelines; Resolution No. 20-052 approving Tentative Tract Map (TTM) 19-002, Development Review (DR) 19-001, and C onditional Use Permit (CUP) 19- 005;
WHEREAS, on June 16, 2020, TFIPSP Environmental Impact Report (EIR) (SCH#2019059048) prepared by the City was certified pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code §21000, et seq.), in conjunction with the adoption of TFIPSP and related entitlements adopted concurrently therewith. The TFIPSP EIR analyzed the potential impacts of the proposed build- out of the TFI PSP area in a manner permitted by the Specific Plan;
WHEREAS, Life Time Fitness has proposed a Specific Plan Amendment (SPA) 22-0001.

DR 22-0001 and an amendment to CUP 22-0004 to allow the construction of a 30,500 square foot recreational club and amenities in the Open Space- Recreation (OS-R) land use district of TFIPSP;
WHEREAS, an addendum to the previously certified TFIPSP EIR (Addendum) has been prepared in compliance with CEQA and specifically CEQA Guidelines 15164, to address and analyze the potential environmental impacts of the changes to the TFIPSP proposed by the Project, and is available on the City website at the following link :
https://poway.org/DocumentCenter/View/10923/Life-Time-Submittal---June-2024, available for inspection and copying in the City Clerk’s office, and hereby incorporated into this Resolution by this reference;
WHEREAS, the Addendum, based on substantial evidence and for the reasons set forth therein, concludes that the Project will not result in any new significant impacts or significant impacts that would be more severe than those identified and analyzed in the EIR, nor are any other circumstances set forth in CEQA Guidelines section 15162 present that would allow or necessitate the preparation of a subsequent or supplemental EIR; WHEREAS, on July 16, 2024, the City Council held a duly advertised public hearing to solicit comments from the public, both in favor and against, relative to this matter; and WHEREAS, the City Council has read and considered the Addendum for the proposed project and has considered other evidence presented at the public hearing.

ATTACHMENT A
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Resolution No. 24-

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows:

S ECTION 1: The above recitals are true and correct and are incorporated by this reference as if fully set forth herein.

SECTION 2: Based on the analysis and evidence presented in the Addendum, and all other evidence in the administrative record, the City Council finds in its independent judgement that the Project would not will not result in any new significant impacts or significant impacts that would be more severe than those identified and analyzed in the TFIPSP EIR, nor are any other circumstances set forth in CEQA Guidelines section 15162 present that would allow or necessitate the preparation of a subsequent or supplemental EIR. Pursuant to CEQA Guidelines Section 15164(a), the City may rely on the EIR, as updated with the Addendum, for documentation of the effects of the Project on the environment, as all of the proposed project’s significant impacts were fully disclosed, analyzed and mitigated in the TFIPSP EIR, to the extent feasible. All of the Project impacts will be less than significant after the imposition of application mitigation measures required by the previously certified TFIPSP EIR.

SECTION 3: The Addendum, which is available on the City website at the following link https://poway.org/DocumentCenter/View/10923/Life-Time-Submittal---June-2024, available for inspection and copying in the City Clerk’s office, and hereby incorporated into this Resolution by this reference, was prepared in compliance with CEQA, and specifically CEQA Guidelines 15164, and is hereby approved.

PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Poway, California on the 16
th day of July, 2024 by the following vote, to wit:

AYES:

NOES:

ABSTAINED:

ABSENT:

DISQUALIFIED:

______________________________
Steve Vaus, Mayor

ATTEST:

____________________________________
Carrie Gallagher, CMC, City Clerk
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ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

POWAY, CALIFORNIA, APPROVING SPECIFIC PLAN
AMENDMENT 22 -0001 TO THE FARM IN POWAY SPECIFIC

PLAN TO ALLOW THE CONSTRUCTION OF A RECREATIONAL
FITNESS CLUB ON A 6.87-ACRES SITE; ASSESSOR’S PARCEL
NUMBER 273-932-25-00
WHEREAS, The Farm in Poway Specific Plan (TFIPSP) was adopted on June 16, 2020, Resolution No. 20-051, which contained a Poway General Plan Amendment (GPA), Specific Plan (SPP), Zone Change (ZC), and Zoning Ordinance Amendment (ZOA) to set the policy framework to guide development at The Farm using definitions, a land use plan, development standards and design guidelines; and in accordance with Resolution No. 20-052 approving Tentative Tract Map (TTM) 19-002, Development Review (DR) 19-001, and Conditional Use Permit (CUP) 19-005; WHEREAS, on June 16, 2020, Final Environmental Impact Report (FEIR) was prepared and certified pursuant to the California Environmental Quality Act (CEQA), in conjunction with the adoption of TFIPSP. The TFIPSP FEIR analyzed the potential impacts of the proposed build-out of the TFIPSP area in a manner permitted by the Specific Plan; WHEREAS, Specific Plan A mendment (SPA) 22 -0001, Development Review (DR) 22 - 0002 and an update to the approved Conditional Use Permit (CUP) 19-005 (now CUP 22-0004) is proposed by applicant Life Time Fitness to allow the construction of a 30,500 square foot recreational club and amenities in the Open Space- Recreation (OS-R) land use district of The Farm in Poway Specific Plan (Project);
WHEREAS, Chapter 17. 47.090 of Title 17 (Zoning Development Code) of the Poway Municipal Code (PMC) and the TFI PSP itself provides the requirements for the amendment of Specific Plans, and the TFIPSP in particular;
WHEREAS, to accommodate the Project, amendment to the OS-R zoning district of the TFIPSP is required with the introduction of a new OS-R Overlay District (The Club Overlay District) that contains development regulations applicable
only to the subject 6.87-acres property , as
applicable only to the Club parcel in TFIPSP as well as amendments to other associated chapters of the TFIPSP;
WHEREAS, all of the proposed amendments to the TFI PSP are shown in strike out and underline in Exhibit 1 hereto;
WHER
EAS, concurrent with the approval of this Ordinance, the City Council approved DR 22-0002 and an amendment to the approved CUP 19 -005 (now CUP 22 -0004) pursuant to Resolution No. 24-, which are also necessary to allow development and operation of the Project; WHEREAS, concurrent with the approval of this Ordinance, the City Council approved an Addendum to the TFI PSP FEIR (Addendum) pursuant to Resolution No. 24-, which concludes that the Project would be not result in any new or increased significant impacts on the environment not already analyzed in, and fully covered by, the TFI PSP FEIR, and otherwise determined that the Project would not result in any other circumstances set forth in CEQA Guidelines section 15162(a) that would allow or necessitate the preparation of a subsequent or supplemental EIR.

ATTACHMENT B
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Ordinance No.

WHEREAS, as required by and pursuant to the TFIPSP, the PMC and City Ordinance No. 283 (Proposition FF), this Ordinance and SPA 22-0001 is not effective unless approved by a vote of the people of Poway;

WHEREAS, the approval of this Ordinance does not necessarily indicate that the City Council supports the Project, but rather may be the result of the City Council’s desire to allow the people of the City of Poway to decide whether or not the Project should proceed;

WHEREAS, on July 16, 2024, the City Council held a duly advertised public hearing to solicit comments from the public, both in favor and against, relative to this matter; and

WHEREAS, the City Council has read and considered the agenda report for the proposed project and has considered other evidence presented at the public hearing.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF POWAY DOES ORDAIN AS FOLLOWS:

SECTION 1: T he above recitations are true and correct, and incorporated herein by referenced as if fully set forth herein.

SECTION 2: The Project would not result in any new or increased significant impacts on the environment not already analyzed in, and fully covered by, the TFI PSP FEIR, nor would it result in any other circumstances set forth in CEQA Guidelines section 15162(a), for all the reasons set forth in the Addendum and the remainder of the administrative record.

SECTION 3: The City Council hereby approves this Ordinance, thereby approving and adopting the requested SPA, resulting in the amendments to the TF IPSP shown in Exhibit 1 hereto, subject to ratification by a majority vote of the people of Poway at the November 5, 2024 election. Removals from the existing version of the TF IPSP are indicated in Exhibit 1 with strikethroughs, and additions are indicated with underline.

SECTION 4: The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including reasonable attorney's fees, collectively the "Claims" against the City or its agents, officers, or employees, relating to the approval of any aspect of the Project approval set forth in this Ordinance, including, but not limited to, any action to attack, set aside, void, challenge, or annul this Ordinance or any other associates development approval (including but not limited to SPA 22-0001, DR 22-0002, CUP 22-0004), or any environmental document or decision made pursuant to CEQA, specifically including the City Council’s approval of the Addendum. The applicant’s indemnification obligations also extend to any action to attack, set aside, void, challenge, or annul any portion of the ballot materials, ballot question, impartial analysis, arguments and rebuttals in favor of the Project, and any other challenge related in any way to the November 5, 2024 ballot measure concerning the Project approved by this Ordinance.

The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation-related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless 13 of 177
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such settlement is approved by applicant. Notwithstanding the foregoing, no indemnity shall be required for claims resulting from the exclusive gross negligence or willful misconduct of the City.

SECTION 5: Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance or its application to any person or circumstance, is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this ordinance, or its application to any other person or circumstance. The City Council declares that it would have adopted each section subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact of any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.

SECTION 6: This Ordinance shall be codified.

EFFECTIVE DATE: This Ordinance shall take effect and be in force immediately following a majority vote of the people of the City of Poway approving this Ordinance at the November 5, 2024 election.

CERTIFICATION/PUBLICATION: T he City Clerk shall certify the adoption of this Ordinance and cause it or a summary of it, to be published with the names of the City Council members voting for and against the same in the Poway News Chieftain, a newspaper of general circulation in the City of Poway within fifteen (15) days after its adoption and shall post a certified copy of this Ordinance in the Office of the City Clerk in accordance with Government Code § 36933.

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Ordinance No.

INTRODUCED AND FIRST READ at a r egular meeting of the City Council of the City of Poway, California, held the 16th day of July, 2024, and thereafter

PASSED AND ADOPTED at a r egular meeting of said City Council held the 6th day of August, 2024, by the following vote, to wit:

AYES:

NOES:

ABSTAINED:

ABSENT:

DISQUALIFIED:

________________________________
Steve Vaus, Mayor

ATTEST:

____________________________________
Carrie Gallagher, CMC, City Clerk

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The Farm in Poway
Specific Plan, June 16, 2020 3-1
Chapter Three

LAND USE & REGULATIONS

3.0 Introduction
Land uses are organized to optimize compatibility with the existing single-family homes and maintain the scenic character of the StoneRidge neighborhood.

Residential lots of similar size are clustered within the site and separated by large open space areas to define new neighborhoods and maintain view corridors through the Specific Plan area. A landscape open space easement along Espola Road is accompanied by adjacent permanent open space areas, landscaping, and a meandering trail to preserve the scenic qualities of the roadway corridor.

Large open spaces may be planted with crops, flowers, orchards, or similar agriculture adjacent or may be planted with naturalized vegetation to support the rural design theme. Finally, large setback requirements, performance standards, and other development regulations for certain agricultural, social, recreational, and educational uses within open space areas are designed to protect the privacy and quality of life for existing residents.

3.1 Land Use Map and Summary
Ordinance No.

EXHIBIT 1
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3-2 The Farm in Poway Specific Plan, June 16, 2020
Land uses within the Specific Plan consist of open space and various residential uses as summarized in Table 3.1: Land Use Summary and Exhibit 3.1: Land Use Plan, which describe the distribution and maximum development intensity of uses as permitted by the Specific Plan.

Table 3.1: Land Use Summary
Use/Land Use2
Approx.

Net Area in
Acres (AC)
Percent of
Planning
Area
(%)
Maximum
Number of
Dwelling Units
(DU)
Residential
Density
(DU/AC)
Max. Non-
Residential
Building Area in
Square Feet (SF)
Private Streets 12.96 11.1% NA NA NA
Open Space (OS) Land Use Districts
Conservation OS (OS-
C)3

55.72 47.5% NA NA NA
Recreational OS (OS-R)2
(Excludes The Club Property)

14.65 7.75

12.5%

6.6%
NA NA 30,000
23,200
Recreational OS (OS-R)
(The Club Property only)

6.90 5.9% NA NA 30,5005
Total Open Space 70.37 60.0% NA NA 30,000
Residential (R) Land Use Districts
R-Twin (R-T) 2.05 1.7% 22 10.7 NA
R-Cottage (R-C) 16.71 14,3% 90 5.4 NA
R-Garden (R-G) 2.78 2.4% 13 4.7 NA
R-Homesteads (R-H) 8.00 6.8% 20 2.5 NA
R-Meadows (R-M) 4.31 3.7% 15 3.5 NA
Total Residential 33.85 28.9% 160 4.7
Specific Plan Area Total1 117.18 100% 160 1.4 30,000
53,700

1. Statistics are based upon preliminary design and may vary slightly from Development Plan, Tentative Map, and/or Final Map.

Please refer to Section 8.3.6 regarding substantial conformance.

2. The mix of uses within the Specific Plan area shall not exceed 2,524 3,037 New Net Average Daily Trips using rates specified in SANDAG’s (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002 and applying SANDAG’s internal trip capture rate.

3. Permitted GSF excludes any accessory structures such as sheds, greenhouses, restrooms or similar that are ancillary to a community garden or agricultural use as defined in Section 3.2.2.B. A maximum of 15 percent of the total area of the open OS-C zone can include accessory structures and impervious surfaces.

Such structures shall be separated by a minimum 50 feet.

4. Pursuant to State Law, local governments cannot preclude an Accessory Dwelling Unit (ADU) or a Junior Accessory Dwelling Units (JADU). An ADU and JADU is an accessory use for the purposes of counting allowable density under general plan and zoning and is therefore not counted as an additional unit. An ADU and JADU shall be permissible in accordance with the PMC or, if the locally adopted ordinance is void, the State Government Code. Please see Section 3.3.2.G. for more about ADUs.

5. Building Area Square footage shall not include Non-Enclosed Roofed-Over Area Structures at The Club. For The Club, a Non-Enclosed Roofed-Over Area Structure is defined as a structure where at least two sides of the structure remain open to the outdoors, including but not limited to a pavilion, cabana, trellis, roof, or shade structure. Openings of Non-Enclosed Roofed-Over Area shall be permitted to be enclosed with insect screening.

Ordinance No.

=
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oway Specific Plan, June 16, 2020 3-3
Ordinance No.

Specific Plan Area Boundary
Landscape Open Space Easement
125-foot SDCWA Right-of-Way
Open Space Land Use Districts:
c=I Conservation Open Space (OS-C)
c=I Recreational Open Space (OS-R)
Residential Land Use Districts:
c=I Residential - Twin (R-T)
c=I Residential - Cottage (R-C)
c=I Residential - Garden (R-G)
c=I Residential - Homestead (R-H)
c=I Residential - Meadow (R-M)
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3-4 The Farm in Poway Specific Plan, June 16, 2020
Exhibit 3.1: Land Use Plan

3.2 Open Space Land Use Regulations
Two Open Space land use districts support the development of the rural master planned community envisioned by the Specific Plan and include the following purpose and intent:
• Open Space – Conservation (OS-C) is designed to permanently preserve the open space amenities that provide the rural setting for the existing neighborhood and a new residential master planned community. These open space areas serve as a physical and visual buffer between existing residential uses and new residential development, maintaining neighbor’s privacy and providing the visual backdrop for the new community. Parcels designated as OS-C may be planted with landscaping, agriculture or naturalized open space areas.
• The Open Space – Recreation (OS-R) is intended to replace the recreational amenities once provided by the golf course to support new and existing residential uses within and around the Specific Plan area. Recreational amenities include social, recreational, and educational uses that support healthy and active lifestyles, promote lifelong learning and community education, and encourage ecological stewardship.

Parcels designated as OS-C and OS-R shall be deed-restricted to ensure that future development is restricted to that specified in the Open Space Land Use Regulations
in perpetuity.

3.2.1 Permissible Open Space Uses
Permissible uses within the open space land use districts are listed in Table 3.2:

Permissible Open Space Uses.

Ordinance No.

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Table 3
.2: Permissible Open Space Uses
Use OS-C OS-R OS-R
(The
Club)
Additional Requirements
Additional Requirements for
The Club are found in Section

5.1.5 Agricultural Amenities
Agricultural and Horticulture (Excluding Cannabis)
as defined by this Specific Plan
P P X See Section 3.2.3.A
Barns, greenhouses, and similar accessory
structures ancillary to agriculture, horticulture and
gardening uses*
P P X See Section 3.2.2.B
Beekeeping – one to three beehives* X X X
Beekeeping – four or more beehives* X X X
Butterfly Vivarium* X P X
Christmas tree, Halloween pumpkin, other sales
events ancillary to agriculture, horticulture and
gardening, and other holiday events*
T T T See Section 3.2.3.B and
See Section 3.2.3.F
Cultivation, delivery or sale of cannabis or
cannabis products
X X X
Farm stand, farmers market, and/or incidental
sales of plants or produce generated within the
Specific Plan area*
P P P See Section 3.2.3.F
Nursery (indoor and/or outdoor)* C C X PMC
Specialty and community gardens P P X See Section 3.2.3.A Recreational Amenities
Athletic field/Recreational court - no lighting* X P P See Section 3.2.3.D Athletic field/Recreational court - lighting* X M M See Section 3.2.3.D Dog park* X C1 C1 See Section 3.2.3.C
Open play fields and parks* X C C
Picnic Pavilions* P P P
Playgrounds and Tot-lot C C1 C1
Recreational clubs including, but not limited to,
swim, tennis, and fitness*
X P P
Trail amenities, such as lighting, peeler pole
fencing, benches, signage, exercise stations,
P P P
Ordinance No.

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3-6 The Farm in Poway Specific Plan, June 16, 2020
kiosks and similar
Trails for walking, biking and equestrian uses P P P See Chapter 4 Educational Amenities
Childcare Center (other than Family Day Care
home)*

X C C PMC
Classrooms or similar educational facilities to be
used for community education*
X P P
Sales ancillary to an educational use* X P P See Section 3.2.3.F (Continued on Next Page)
Table 3.2: Permissible Uses (Continued)
Use OS-C OS-R OS-R
(The Club)
Additional Requirements
Social Amenities
Community buildings such as clubhouses, event
barns, community offices, or similar common
amenity spaces*
X P P See Section 3.2.3.B for
events
Food Trucks* X P P See Section 3.2.3 E
Outdoor fitness equipment for public use* P P P
Outdoor kitchen ancillary to a community garden* P P P
Outdoor performance space and regular events
such as weddings, outdoor performances, and
charity events*
X C1 C1 See Section 3.2.3.B for
events
Outdoor Performances and special events not
permitted by Conditional Use Permit
X T T See Section 3.2.3.B for
events
Parking lots and loading areas P P P See Section 3.5.3 and PMC
Restaurants, cafes, brew pubs, wine bars, tasting
rooms and similar uses including outdoor uses, but
excluding manufacturing uses with air emissions or
odors*
X C1 C1 See Section 3.2.3.B for
events
Sale or Consumption of Alcohol (Marijuana related
uses prohibited)

X C C PMC
Small Supportive Retail such as a day spa, flower
shop, art supply store, dance studio or bakery with
optional outdoor sales and displays*
X C C See Section 3.2.3.F
Other
Art such as murals and sculptures* P P P See Section 3.2.3.G Accessory Buildings (including restrooms)* P P P See Section 3.2.2.B Bed and breakfast, boutique inn, farm stay or
similar small-scale hospitality use

X C C PMC
Above Ground Utilities including Stealth
telecommunication facilities
X C C See Section 3.9
Satellite Dish Antennas* X P P PMC
Temporary trailers, and offices* T T T See Section 3.4
Ordinance No.

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Water quality features P P P See Section 7.1
Fencing and screening other than trail fencing** C P P See Sections 3.8 and 5.5 Other uses that the City Council may determine to
be compatible and substantially in conformance
with the goals and objectives of this Specific Plan*
C C C
* = Not Permitted within 50 feet of the Specific Plan area boundary or Espola Road ** = Not Permitted within 50 feet of Espola Road
P = Permitted by Right
C = Conditionally Permitted (CUP required)
M = Conditionally Permitted (Minor CUP required)
X = Not Permitted
PMC = Must meet regulations in the Poway Municipal Code T = Temporary Use Permit
1 = A minimum of 4,000 square feet, including outdoor seating, shall be devoted to each of these land uses.

Ordinance No.

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3.2.2 Open Space Development Standards
Development standards for both Open Space Land Use Districts are specified in Table 3.3: Development Standards by Open Space Land Use District. These standards apply to all primary and accessory buildings that require a building permit or that exceed six feet in height. Parking regulations are provided in Section 3.5. Wall and fence standards are provided in Section 3.8.

Table 3.3: Development Standards by
Open Space Land Use District

OS-C OS-R
Minimum Building Setbacks
1 To Specific Plan Area Boundary 50 feet 50 feet
To Espola Road 50 feet 50 feet
To Private Drive 10 feet 10 feet
To any other Property Line 10 feet 10 feet
To Adjacent Building (Main or
Accessory)
50 feet 10 feet
Maximum Building Height2 35 feet 35 feet
Maximum Coverage3 15% 70%
Minimum Landscape Area 50% 15%

1. See Section 3.2.2.A for Permitted Deviations.

2. Exceptions may be made for thematic elements such as windmills, water towers, silos, and similar that are intended to convey the rural design theme of the community.

3. Includes all buildings, accessory buildings, and structures, except monument signs, peeler pole fences and pedestrian scale lighting.

A. Permitted Deviations
The following deviations are permitted:
(1) Parking shall be permitted within minimum building setback areas. (2) Thematic structures such as windmills, silos, or similar and architectural appurtenances such as towers, cupolas, or similar may exceed the maximum building height of 35 feet. Proposals for such deviations, however, shall be evaluated through the development review application process on a case- by-case basis so that architectural compatibility and appropriate building scale is achieved and maintained.

Ordinance No.

I I
I I
I I I
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(3) Except in the Very High Fire Hazard Severity Zone (VHFHSZ), porches, steps, architectural features such as eaves, awnings, chimneys, and balconies, stairways, wing walls and/or bay windows may project not more than four feet into any required private drive, property line, or adjacent buildings setback area. In no instance shall such encroachment project into Specific Plan area Boundary or Espola Road setback areas. (4) Swimming pools or spas, including mechanical equipment, diving boards, slides and similar devices, shall be located a minimum of three feet from the main residence on the lot and at least five feet from the property line and shall comply with all fencing requirements of the Section 3.8. In no instances shall swimming pools or spas be located within the front or street side yard setback
B. Accessory Open Space Buildings and Structures
Accessory buildings and structures (attached or detached) include any structure ancillary to the primary use that requires a building permit or is over six feet in height. Accessory buildings and structures (attached or detached) within the open space districts shall meet all the setback, height, lot coverage, and other development standards for location of structures, except as provided herein. (1) Accessory buildings and structures such as sheds, vertical gardens, greenhouses, farm stands, sheds and similar are not permitted within 50 feet of the Specific Plan area boundary or Espola Road right-of-way. (2) Hoop houses or other fabric-based shelters, planting beds, and vertical planting structures that are not required to obtain a building permit and are less than six feet in height, shall not be considered accessory buildings.

Hoop houses or other fabric-based shelters shall be securely attached to the ground.
(3) Except for uses ancillary to agricultural uses or community gardens (e.g., vertical garden, green house, farm stand), individual accessory structures shall have a maximum floor area of up to 600 square feet and shall be subject to the maximum lot coverage standards of the applicable land use district.

Ordinance No.

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(4) Canopies, patios, and breezeways attached to the main building or connecting the main building with a detached accessory building, may extend into a required rear or interior side yard provided that portions of such structures extending into the yard:
- Shall not exceed 16 feet in height or project closer than five feet to any property line.
- Shall not project closer than 50 feet to the Specific Plan area boundary or closer than 50 to the Espola Road right-of-way.
- Shall be entirely open on at least three sides for patios and canopies except for necessary supporting columns. A roof connecting a main building and an accessory building shall be open on two sides. (5) Other Structures. Porches, steps, architectural features, such as eaves, awnings, chimneys, balconies, stairways, wing walls, or bay windows may project not more than four feet into any required setback, but no less than five feet
from every property line, and may not project closer than 50 feet to the Specific Plan area boundary or closer than 50 to the Espola Road right-of-way.

Accessory
Structures include
structures over six
feet in height such
as sheds (Top left)
and greenhouses
(Top right). Planting
beds (Bottom left)
and hoop houses
less than six feet in
height (bottom right)

Ordinance No.

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3.2.3 Additional Open Space Standards
The following standards are provided to ensure that maintenance and operation of all open space uses remains compatible with surrounding residential uses:
(1) All buildings, including accessory structures, shall maintain adequate fire access as approved by the City of Poway Fire Department and shall be designed to current building and fire code standards. See Section 3.12 for additional fire regulations.
(2) The northerly portion of the Specific Plan area is located within the VHFHSZ. Please refer to Section 7.8 to determine the areas located within the VHFHSZ and Section 3.12 for additional regulations that govern proposed uses within this zone.
(3) A minimum of two toilets and two wash basins are required to be provided for all buildings and facilities accessible by the public. Additional toilets and wash basins may be required for larger buildings and facilities based on the number of people expected to use them.
(4) Hours of operation of any use or activity shall be restricted to between sunrise to 10:00 p.m. weekdays, weekends, and holidays unless otherwise specified herein. Any exceptions to these time limits with regard to special events shall be subject to a temporary use permit granted by the Director of Development Services.
(5) All gambling and the sale and consumption of illegal drugs on-site is strictly prohibited. The sale, manufacturing, delivery and cultivation of marijuana and cannabis products shall be prohibited.
(6) The noise level emanating from any use or activity shall not exceed 60 dBA CNEL, as the acceptable outdoor noise exposure level when measured at the exterior boundaries of the Specific Plan area unless otherwise specified herein. This may be achieved through the construction of sound attenuation barriers based upon an approved noise study. (7) No use shall be permitted which creates offensive odor in such quantities as to be readily detectable beyond the boundaries of any proposed parcel or the exterior boundaries of the Specific Plan area.

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(8) There shall be no emission on any site, for more than one minute in any hour, of air contaminants which, at the emission point or within a reasonable distance of the emission point, are as dark or darker in shade as that designated as No. 1 on the Ringelmann Chart as published in the United States Bureau of Mines Information Circular 7718.

A. Agricultural, Horticulture, and Gardening
Agriculture and horticulture uses shall include the cultivation and harvesting of fruits, vegetables, herbs, grain, fibers, flowers, ornamental, and nursery plant materials (except Cannabis) for wholesale or retail sales and/or crop sharing.

Cultivation, delivery, and sales of Cannabis and Cannabis products is prohibited.

Plants may be grown on open field, in planting beds, in vertical structures, greenhouses, in aquaponic ponds, or in other similar configurations. All agricultural uses shall comply with the applicable permits and regulations enforced by the California Department of Agriculture and County of San Diego Department of Agriculture.
(1) Although organic and biodynamic farming practices are preferred, limited use of pesticides may be permitted when other Integrated Pest Management methods have proven to be ineffective. All chemical use shall be in compliance with the applicable permits and regulations enforced by the California Department of Agriculture and County of San Diego Department of Agriculture, which regulates the types of chemicals and methods of application that are permitted based upon the proximity to residential and other sensitive receptors.
(2) Except as provided in PMC Section 8.08.170(E), the use of equipment and machinery shall not take place between the hours of 5:00 p.m. and 8:00 a.m., except when such operations and/or equipment are utilized for the protection or salvage of agricultural crops during periods of potential or actual frost damage or other adverse weather conditions. Any exceptions to these time limits with regard to special events or harvesting shall be subject to a temporary use permit granted by the Director of Development Services.
(3) All equipment and machinery powered by internal-combustion engines shall be in compliance with the Noise Ordinance (PMC Chapter 8.08). (4) All cultivation and production areas, including all buildings and structures, shall maintain adequate fire access as approved by the City of Poway Fire Ordinance No.

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Department and shall be designed to current building and fire code standards. See Section 3.12 for additional fire regulations. (5) Activities shall not create odor, litter, fugitive dust, standing water or similar nuisance to neighboring properties or result in the propagation of insects, rodents, birds, or other pests onto neighboring properties. (6) See Section 3.2.2.B for standards applying to open space accessory buildings and structures.

B. Events
Events are considered venues that exceed 50 total persons. Venues 50 total persons or less, except as permitted otherwise by building occupancy, are permitted throughout the Specific Plan area, provided the event complies with the Noise Ordinance (PMC Chapter 8.08).

Regular Events
Regular Events include, but are not limited to, weddings or similar large parties, theatrical performances, farmers markets, art exhibits, craft fairs, food festivals, charitable events, and similar that exceed 50 total persons and shall meet all of the following criteria:

• The event does not exceed 300 residents, guests, visitors, and on-site support staff that host the event in progress.
• The event occurs outside of peak traffic hours, i.e. the hours of 6 a.m. and 9 a.m. and 3 p.m. and 6 p.m. on any weekday except holidays. • The event duration does not exceed a cumulative total of three hours. • The sale or consumption of alcohol is permitted with appropriate State Licenses.
• The sale or consumption of marijuana or cannabis products is prohibited. • The aggregate sounds level from live (acoustic) or amplified music does not exceed the maximum total weighted decibel (dBA) at a distance of 10 feet as specified in Table 3.4: Event Sound Levels.

Table 3.4: Event Sound Levels
Ordinance No.

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Venue Location and Time of
Regular Event
(up to 3 hours duration)
Maximum Total A-weighted Decibel
(dBA) at a Distance of 10 feet1
Event Barn + The Social
Daytime (8 am – 7 pm) 103
Evening (7 pm – 10 pm) 98
The Meadow (Amphitheater)
Daytime (9am – 3 pm) 97
Evening (7 pm – 10 pm) 92

1. If speakers are positioned to distribute amplified sound, they must be positioned in such a manner that linear occlusion occurs between the speaker and the nearest residential receptors outside of the Specific Plan area.

Special Events
Any event that is not considered to be a Regular Event shall be considered a “Special Event” and requires a Temporary Use Permit with Community Association and City approval. At the discretion of the City of Poway, the Temporary Use Permit application may require the approval of a predictive sound propagation analysis prepared by a qualified acoustician to identify recommended noise control and sound abatement implementation measures in accordance with the approved Farm in Poway EIR.

C. Dog Parks
Dog parks shall comply with the following standards:
(1) Dog parks shall not be permitted within 50 feet of the Specific Plan area boundary or Espola Road.
(2) All pet waste shall be discarded in an appropriate manner on a regular basis so as to control flies and odor. On-site, waste stations and signage that provide bags, receptacles, instructions, and a statement of each pet owner’s responsibilities for the proper collection and disposal of pet waste shall be provided.
(3) Noise shall be sound attenuated so that the noise level measured at the exterior boundaries of the Specific Plan area does not exceed 60 dBA CNEL.
(4) Play areas for large and medium animals (25 pounds and larger) shall be separated from play areas for small animals (under 25 pounds).

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(5) Fencing with a minimum height of five feet shall be provided around all off- leash play areas. Fencing shall be consistent in style, material, and color as other community fencing as described in Chapter 5: Open Space and Community Design.
(6) Water stations shall be provided.

D. Recreational Courts
Recreational courts shall comply with PMC Chapter 17.30, except as follows:
(1) Recreational courts and any associated lighting are not permitted within 50 feet of the Specific Plan area boundary or Espola Road. All recreational courts shall be setback a minimum of 10 feet from all other property lines. (2) A maximum of eight light posts (16 lights) per court are permitted, height not to exceed 18 feet. All lights and light fixtures shall be certified by the installation contractor as follows:
- All lighting shall be designed, constructed, mounted, and maintained such that the light source is cut off when viewed from any point above five feet as measured at a distance of 10 feet from the edge of the court.
- All lighting shall be designed, constructed, and mounted with light shields installed and maintained such that the maximum illumination intensity measured at the property line shall not exceed one-half foot- candle above ambient light levels.
- Lighting shall only be used between 7:00 a.m. and 10:00 p.m. - Light fixtures shall be restricted to 500-watt Light Emitting Diode (LED), or other equivalent energy efficient outdoor light fixture with a Ordinance No.

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correlated color temperature (CCT) of 3,000 Kelvin or less. (3) Noise Attenuating Landscaping, including trees 1 per 15 feet, shall be installed along the fence of a recreational court when adjacent to open space or properties zoned for residential use to the satisfaction of the Director of Development Services.

E. Food Trucks
Mobile food trucks are motorized vehicles from which food or drink (prepared on- site or pre-packaged) is sold or served to the general public, whether consumed on-site or elsewhere. The operation of mobile food trucks is permitted within the OS-R zone, subject to the following requirements:
(1) All mobile food vendors shall comply with the California Vehicle Code and California Health and Safety Code.
(2) Mobile food truck operators shall obtain a Health Permit from the County of San Diego (San Diego County Code - Title 6, Division 1). (3) Mobile food truck operators shall maintain a valid business tax certificate issued by the City. (Non-profits are exempt).
(4) Community Association authorization is required for any mobile food truck activity.
(5) Hours of operation shall be no earlier than 7:00 a.m. and no later than 10:00 p.m.
(6) Any mobile food truck operations that would result in the assembly of 75 people or more shall be considered an “Event” subject to the applicable Ordinance No.

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requirements of Section 3.2.3.B.
(7) Mobile food truck operations shall not be permitted on private streets, common access roads, or emergency vehicle access areas. Mobile food vendors shall not operate in an unsafe manner, including but not limited to impeding on- or off-site vehicle circulation and obstructing the view of pedestrians by motorists.
(8) Mobile food truck operation shall not include or encumber any parking spaces that are reserved for accessible use.
(9) A mobile food truck may utilize an electrical connection to maintain power as needed to maintain food storage in accordance with the California Retail Food Code health standards. However, the connection shall be made in a manner that does not create a trip hazard or other public safety hazard.
(10) No sales or service of alcohol shall be allowed by mobile food trucks unless permitted by State ABC License.
(11) Mobile food vendors and ice cream trucks may not be parked or stored within the Specific Plan area when not in service. Overnight parking is not permitted.
(12) Generators shall comply with the City Noise Ordinance.

F. Outdoor Displays
Outdoor displays of merchandise such as produce, flowers, plants, artwork, crafts, and similar are permitted within the OS-R for sales ancillary to a primary use. All outdoor displays shall comply the following:
(1) Outdoor displays shall not be permitted within 50 feet of the Espola Road right-of-way.
(2) The design and location of all outdoor displays shall be subject to Community Association approval and shall be subject to the community’s Covenants, Conditions, and Restrictions (CC&Rs).
(3) Outdoor displays shall be located on the same portion of the site as the primary use, with the exception of farm stands, which may occur off-site. (4) Space occupied by any outdoor display shall not interfere with automobile or pedestrian circulation; impede vehicular sight distance as determined by the City Traffic Engineer; or obscure or interfere with any official notice Ordinance No.

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or public safety sign or device.
(5) The maximum height shall not exceed five feet above adjacent finished grade. The Community Association shall retain the ability to limit display height and area.
(6) The outdoor display shall be continuously maintained in a state of order, security, safety, and repair. The display surface shall be kept clean, neatly painted, and free of rust, corrosion, protruding tacks, nails and/or wires.

Any cracked, broken surfaces, or other unmaintained or damaged portion of a display shall be repaired or replaced or removed within seven days of notification by the City or Community Association.
(7) Display merchandise and products shall be limited to those normally associated with the primary use and shall not be in disrepair or visually unattractive.
(8) All outdoor displays shall be tasteful and assist in creating a high-quality environment. No display shall contain obscene, indecent, or immoral matter.
(9) Display areas shall not be detrimental to the public health, safety or welfare or causes a public nuisance.
(10) The outdoor display shall comply with all requirements of the Building Code and Fire Code.
(11) The outdoor display of the following goods and merchandise is prohibited:

Junk, adult materials as described in PMC 17.38.020(2), tobacco or cannabis products, firearms, Hazardous materials other than propane exchange units for barbecues.

G. Public Art
Public Art may include any work of art that is designed for and located in a space for the enjoyment of the general public. Such works of art may be permanent or temporary and may include, but are not limited to, monuments, sculptures, murals, paintings, stained glass, mosaics, tapestries, earthworks, or similar.

Public Art may be freestanding or integrated into architecture or landscaping.

Public art is encouraged in locations that experience high levels of pedestrian activity or in gathering spaces to enrich the pedestrian experience, activate public spaces, and further covey high quality design within of the Specific Plan area.

Public Art within the Specific Plan area shall adhere to the following:
(1) Public Art shall support or complement the overall Vison and Objectives of the Specific Plan.

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(2) Artworks shall not obstruct windows, doors, entryways, sidewalks, or other pedestrian circulation routes, unless such alteration is specifically a part of the experience or design of the artwork. In no instance shall artwork prevent emergency ingress and egress of any building or the Specific Plan area nor shall it obstruct any accessible route.
(3) Public Art shall not be placed where it creates a "blind" spot where illegal activity can take place.
(4) Maintenance of Public Art shall be the responsibility of the property owner.

Measures shall be taken to remediate rust, damage, ware, vandalism, and similar. Artwork shall remain in good condition such that it does not detract from the overall aesthetic of the Specific Plan area.

3.3 Residential Land Use Regulations
Five Residential land use districts allow for the development of a range of residential homes of varying configurations and sizes and include the following purpose and intent:
• Residential Twin (R-T) consists of two single-family attached homes adjoined along a common property line.
• Residential Cottage (R-C) includes a group of two to four single-family homes grouped together around a shared motor court. Similar to traditional farmsteads, these consist of an enclave of buildings that are designed to relate to one another. Residential Farmsteads offer a unique opportunity to create a neighborhood within a neighborhood.

Ordinance No.

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• Residential Garden (R-G) includes traditional single-family homes that take direct access from a private street.
• Residential Homesteads (R-H) are single-family homes located within the VHFHSZ. As such, they maintain significantly larger building separation that resembles those found on rural Homesteads.
• Residential Meadows (R-M) are large single-family homes situated on traditional lots with conventional setbacks.

All residential properties shall be deed restricted to prevent any future increase in residential density in perpetuity.

3.3.1 Permissible Residential Uses
Permissible uses within each residential land use districts are listed in Table 3.5:

Permissible Residential Uses.

Table 3.5: Permissible Residential Uses
Use R-T R-C, R-F,

R-H, R-E
Additional
Requirements
Accessory Buildings* P P See Section 3.3.2.G
Accessory Dwelling Unit
(ADU)
P P See Section 3.3.2.G
Semi-attached or Attached P X
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Duplex
Home Occupation H H PMC
Keeping of animals P P PMC
Detached Single-family Home X P
Satellite Dish Antennas P P PMC
Temporary trailers, offices,
and associated uses
T T See Section 3.4
Utilities P P See Section 3.9
Water quality features P P See Section 7.1
Other uses that the City
Council may determine to be
compatible excluding
increased housing density
and multi-family homes
C C
P = Permitted by Right
C = Conditionally Permitted (CUP required)
M = Conditionally Permitted (Minor CUP required)
X = Not Permitted
PMC = Must meet regulations in the Poway Municipal Code H = Home Occupation Permit

3.3.2 Residential Development Standards
Development standards include minimum lot dimensions, minimum setbacks and building separation, maximum building height, and maximum lot coverage standards for each use. Standards vary between housing types to reflect the distinctive configuration of each type of home as well the unique conditions of the home’s location within the Specific Plan area.

A. Residential Twin (R-T)
Residential Twin homes consist of duplex units. Each unit is situated on its own lot and units are connected along a common interior property line.

Table 3.6: Lot Development Standards in R-T
Lot Dimensions
Cumulative Width of Two Lots
(Measured at setback)
70 feet Minimum
Lot Depth 100 feet Minimum
Ordinance No.

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Building Setbacks1
Front - Garage Door Face to Private
Drive
20 feet Minimum
Front - Living Area/Porch to Private
Drive
15 feet Minimum
Side - Building to Property Line 5 feet Minimum
Rear - Building to Property Line 15 feet Minimum
Second Story Floor Area Limit 70% of First Story Floor Area (Excluding Garage, combined for both
lots)
Building Height 2 Stories and 35 feet Maximum
Lot Coverage 75% Maximum

1. Please see Section 3.3.2.F for permitted encroachments.

Exhibit 3.2: Typical Lot - Residential Twin (R-T)
Not to Scale
B. Residential Garden (R-G)
Residential Garden homes are single-family homes that take direct access from a Private Street. The minimum lot width for Garden Homes is 70 feet.

Table 3.7: Lot Development Standards in R-G
Lot Dimensions
Ordinance No.

' ' ' '
/
~ -,.__,_~ _ ___,
Prop erty ~ -·-··
Line Private Street
Int Side Yard
Setback
M ax 70% of
First Floor Area
(Exel. Garage)
\ _ 2' Side Porch
Encroachment
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Lot Width
(Measured at setback)
70 feet Minimum
Lot Depth 100 feet Minimum
Building Setbacks1
Front - Garage Door Face to Private
Drive
20 feet Minimum
Front - Living Area/Porch to Private
Drive
15 feet Minimum
Side - Building to Property Line 10 feet Minimum
Rear - Building to Property Line 20 feet Minimum
Second Story Floor Area Limit 70% of First Story Floor Area (Excluding Garage)
Building Height 2 Stories and 35 feet Maximum
Lot Coverage 65% Maximum

1. Please see Section 3.3.2.F for permitted encroachments.

Exhibit 3.3: Typical Lot - Residential Garden (R-G)
Not to Scale
C. Residential Cottage (R-C)
Residential Cottage homes consist of two to four single-family homes arranged around a common motor court space. Individual driveways and garages take access from the motor court.

Ordinance No.

Prop erty
Line
10' California Room
: 70' Min Lot Width ~ Encroachment
\i-"~o~~~-=~~a:~~~~- ✓- ---~---~~~]i~~~~ ~;:rRY~;d
~ Setback [Unit] : • !
; : • : i
I ' r-,-----,----," ' ' I " ,--------/ / ------------: ! 10' Min , / / / / : L 10' Min
// / / / • ,.

Int Side Yard I
Setback !
i
/ / / / j Int Side Yard
/ / / ·1 Setback / / / / / FIRST FLOOR
/ / /
/ PARTIAL 2ND
/, FLOOR~
/ / , / -------­/ / /
/ /
/ / /
~ r / /
/ ) /
/ )/ /
I /
!
---------------,~----------• i
----------- : ! "
Max 70% of
First Floor Area
(Exel. Garage)
I
Property ___/ - ·-- -·
20' Min --~f;~~;;~-:ff ft-\ : 15' Min. Front Yard
Driveway [ ] • Setback [Unit/Porch] Garage I
Stree~1ght Of Way C 5' Front Porch
Encroachment Line Private Street
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Table 3.8: Lot Development Standards in R-C
Lot Dimensions
Lot Width

78 feet Minimum
Lot Depth 85 feet Minimum
Building Setbacks (as illustrated in Exhibit

3.3)1

Building to Private Street/Interior Property
Line
10 feet Minimum
Garage Door to Motor Court 20 feet Minimum
Building to Motor Court 15 feet Minimum
Second Story Floor Area Limit 55% of First Story Floor Area (Excluding Garage)
Motor Court Width 24 feet Minimum
Building Height 2 Stories and 35 feet Maximum
Lot Coverage 70% Maximum

1. Please see Section 3.3.2.F for permitted encroachments.

Ordinance No.

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Exhibit 3.4: Typical Lot - Residential Cottage (R-C)
Not to Scale

D. Residential Homestead (R-H)

Residential Homestead lots consist of single-family homes that take direct Ordinance No.

~ Raised Garden Bed
Property ~ . ··- ··- ···' _ ___ __ _ __ 90'_Min Lot Widt h --- --- --- --- --- --- -.,,..,-~ ~ ~ - / - --- · ~ ~~~~~~~~~~:oo m __ __ , __ ___ _ Line ! 20' Min 61J-> 110' Min Rear Yard 20' Min ! i Rear Yard • Setback [CA Rm] Rear Yard! t :---: ~~~t·----------- -- ------~ □ ----- -------"---------------------- :~~~t I 0 -~----',------------- I ----------------,--------- : i _l _0'_M_ in _ _,,__ __ ,} '----------' 15' Min 15' Min ~--j,__ 10' Min Int Side Yard ; Front Yard Front Yard Int Side Yard
Setback
£
C. .,
0 _g
ci.
~
U)
"'

FIRST FLOOR
•
Setback
[Unit/
Porch]
Setback
[Unit /
Porch]
Restricted to 1
Single Story i
i
' ,:, 20' Min 20' Min
Max 55% of
First Floor Area
(Exel. Garage)
Line
£
C. .,
0 : Front Yard
i Setback
. [Garage]

I --------- - --- ---- - ---
i 10' Side Yard
j I Setback
------ ·---'j<- ----- ·-',c --
10' Mm Rear Yard I 20, Mm I
- - -- - - - - - - - - - -'< ~e_t_b_a~~ JS:~-~~] Rear Yardl , : Setback I
T"7rT":---r..,,..-:;,,.---1---,.,__ -.......;I ' / /
/ /
/
/
Driveway
Private Street
Setback

FIRST FLOOR
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access from a Private Street and are located in the VHFHSZ.

Table 3.9: Lot Development Standards in R-H
Lot Dimensions
Lot Width (Measured at setback) 110 feet Minimum
Lot Depth 110 feet Minimum
Building Setbacks1
Front - Garage Door Face to Private
Drive
30 feet Minimum
Front - Living Area/Porch to Private Drive 25 feet Minimum Side - Building to Property Line 30 feet Minimum
Rear- Building to Property Line 30 feet Minimum, except for California Rooms as described in Section 3.3.2.G.

Side/Rear - Buildings to Top of Slope Structures 12 feet in height or less: 15 feet Minimum; Structures taller than 12 feet: 30 feet
Minimum
Second Story Floor Area Limit 70% of First Story Floor Area (Excluding Garage) Building Height2 2 Stories and 35 feet Maximum
Lot Coverage 50% Maximum

1. Please see Section 3.3.2.F for permitted encroachments.

2. Second story balconies facing the side and rear property lines for Lots 125 to 129, as indicated on the Civil Drawings approved June 16, 2020, are prohibited.

Exhibit 3.5: Typical Lot - Residential Homestead (R-H)
Not to Scale
E. Residential Meadow (R-M)
Ordinance No.

10' California Room
110' Min Lot Width Encroachment
Property ------- ~ --- ··- ··~ ··- ··- ··- ··- ··- ··- ··- ··- ··- ··- ··- ··- ··- ··- ··~ ··- ··- ··- ··- ··- ··- Line !
Property
lin e
1 30' Min
Rear Yard
Setback
[Unit]
' 30'Min
Int Side Yard
Setback
t
30' Min.

I Front Yard
i Setback
l __ J [Garage)
----------------------------- '
•

FIRST FLOOR
20' Min
Driveway
20' Min Rear Yard
Setback [CA Rm)
'
30' Min
Int Side Yard
Setback
Max 70% of
First Floor Area
(Exel. Garage)
25' Min .

Front Yard
Setback
(Unit/ Porch)
f
_____ _,._ __ - ··- ··- _j
Street Right Of Way
Private Street
L..__ S' Front Porch
Encroachment
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Residential Meadow homes are large single-family homes that take direct access from a Private Street.

Table 3.10: Lot Development Standards in R-M
Lot Dimensions
Lot Width (Measured at setback) 90 feet Minimum
Lot Depth 100 feet Minimum
Building Setbacks1
Front - Garage Door Face to Private Drive 25 feet Minimum Front - Living Area/Porch to Private Drive 15 feet Minimum Side - Building to Property Line 10 feet Minimum
Rear Yard - Building to Property Line 20 feet Minimum
Second Story Floor Area Limit 70% of First Story Floor Area (Excluding Garage)
Building Height Two Stories and 35 feet Maximum
Lot Coverage 70% Maximum

1. Please see Section 3.3.2.F for permitted encroachments.

Exhibit 3.6: Typical Lot - Residential Meadow (R-M)
Not to Scale
Ordinance No.

Property
Line
Private Street
Max 70% of
First Floor Area
Encroachm ent
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F. Residential Encroachments
(1) Except within the VHFHSZ, Porches, steps, architectural features such as eaves, awnings, chimneys, and balconies, stairways, wing walls and/or bay windows may project not more than four feet into any required front or rear setback area, or into any required side setback area more than one-half of said required side setback.

(2) Swimming pools or spas, including mechanical equipment, diving boards, slides, and similar devices, shall be located a minimum of three feet from the main residence on the lot and at least five feet from the property line and shall comply with all fencing requirements of the PMC. In no instances shall swimming pools or spas be located within the front yard setback. (3) Please refer to Section 3.3.2.G for permitted accessory structure encroachments, including California Rooms.

G. Residential Accessory Buildings and Structures
Residential accessory buildings and structures include Accessory Dwelling Units (ADUs), California Rooms, and other accessory buildings and structures ancillary to the primary residence as described in the following sections.

Accessory Dwelling Units (ADUs)
Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) are permitted on all residential lots to provide opportunities for multi-generational living and rental units that fulfill the need for diverse and more affordable housing options in accordance with PMC Section 17.08.180(A).

California Rooms
California Rooms are transitional spaces that provide indoor-outdoor living space in a partially enclosed room. California Rooms often include a built-in fireplace, lighting, overhead fan, media cabinet, and/or similar features designed for relaxation and entertainment. Sliding or folding doors provide access to the home, which can be opened to make interior spaces feel larger and more connected to the rear yard. California rooms are attached to the home and are usually integrated into the floor plan and roof plan for the home. All California Rooms shall meet the following requirements, unless otherwise approved by the Director of Development Services:
(1) A minimum of 50 percent of the California Room’s walls shall remain open or include operable doors or windows that open to the rear or side yard.

Ordinance No.

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(2) California Rooms may extend into rear yard setbacks up to 10 feet but shall maintain a minimum 10-foot rear yard setback (20 feet in the R-H District), except that no encroachment is permitted within the VHFHSZ where lots abut an existing residential lot.
(3) Second story living above the California Room shall adhere to the setback requirements of the primary building.

Other Residential Accessory Buildings & Structures
Detached non-habitable accessory buildings are permitted in all residential land use districts, except in the VHFHSZ. Detached non-habitable accessory buildings shall comply with the following:
(1) Detached buildings with a projected roof area less than 120 square feet may be located anywhere on a single-family residential lot, except within the front and street side yard areas, provided the eaves do not overhang the adjacent property. These buildings shall not exceed eight feet in height.
(2) Detached non-habitable accessory building shall not be greater than 50 percent of the gross floor area of the living space of the main residence on the lot or 1,500 square feet, whichever is less.
(3) A detached non-habitable accessory building shall meet all of the required setbacks, height, and lot coverage requirements of the land use district, except that a building that is no taller than 16 feet in one story may be allowed to encroach into the required rear and interior side yard setbacks as follows, provided the overall lot coverage is not exceeded:
- Rear Yard Setback: Located no closer than five feet from the rear property line, and at least 10 feet from the main residence or other detached accessory building.
- Interior Side Yard Setback: Located no closer than five feet from the interior side property line, and at least 10 feet from the main residence or other detached accessory building and within the rear yard area only.
(4) A deed restriction stating that the accessory building will not be rented or leased as a separate unit, and no kitchen facilities will be installed, may be required to be recorded with the County Recorder.

Ordinance No.

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(5) Canopies, patio covers, carports, breezeways, and other similar accessory buildings and structures as determined by the Director of Development Services, which are attached to the main residence or connecting the main residence with a detached accessory building, may extend into a required rear or interior side yard; provided, that portions of such structures extending into the yard comply with all of the following:
- Height shall not exceed 16 feet.
- Buildings and structures shall be located at least five feet from an interior side yard and at least 10 feet from the rear lot line. - B uildings and structures shall be entirely open on at least three sides except for necessary supporting columns. A roof connecting a main residence and an accessory building, such as a breezeway, shall be open on two sides.
- Eaves may project one-half the distance into the required side yard setback.

3.3.3 Residential Performance Standards
The noise level emanating from any residential use or operation within the Residential (R) Land Use Districts shall not exceed 70 dBA CNEL as the acceptable outdoor noise exposure level when measured at the property line.

The interior noise levels shall not exceed 45 dBA CNEL for all residential uses.

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3.4 Temporary Uses
The following temporary uses are permitted throughout the Specific Plan area:
(1) Religious, patriotic, historic, holiday, or similar displays or exhibits are permitted on a temporary basis within residential front yards or within the OS-R land use district in accordance with the PMC.
(2) Contractors’ offices and storage yards on the site of an active construction project for a period not to exceed one year. Time extension applications may be considered in conjunction with the presence of an active building permit or other related construction permit for the project. (3) Prior to initial sale of all residential lots, subdivision sales offices and model home complexes shall be permissible, subject to all of the following minimum requirements:
- A parking lot shall be provided with sufficient amount of parking spaces.
- Offices shall be allowed for a maximum of two years or until 90 percent of the homes within the subdivision are sold, whichever is less. Annual review for compliance with conditions of approval may be required.
- Faithful performance bonding in an amount appropriate to guarantee removal and/or conversion of the sales office and attendant facilities shall be required.
- Other conditions that the Director of Development Services deems necessary to assure that the sales office will not constitute a nuisance or be objectionable to the residential uses in the neighborhood. (4) Additional uses determined by the Director of Development Services to be consistent and comparable with permissible uses in the land use matrix.

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3.5 Parking Regulations
Parking regulations are intended to provide adequate parking with sufficient capacity to minimize impacts to residential streets, provide safe circulation to minimize traffic conflicts and promote public safety, and preserve an attractive visual character within and around the Specific Plan area. Parking shall meet the requirements of the PMC unless otherwise specified herein.

3.5.1 On-street Parking
As described in Chapter 4: Mobility, on-street parking is provided throughout the community to serve as additional guest parking for residents and overflow parking for recreational uses. The following regulations apply to on-street parking:
(1) Parallel parking spaces shall provide a minimum dimension of 8 x 22 feet. (2) Recreational vehicle and trailer parking are prohibited.

3.5.2 Residential Off-Street Parking
Off-street parking for residential uses shall be provided as follows:
(1) A minimum of two side-by-by side garage spaces are required. Additional garage spaces, when provided, may be provided in tandem configurations. Driveways and interiors of garages shall provide a minimum dimension of 20 x 20 feet.
(2) Uncovered spaces, excluding driveway spaces, shall maintain a minimum dimension of 18.5 x 9 feet.
(3) The maximum slope for any residential driveway shall be 20 percent. (4) Driveways and other paved areas available for vehicle parking shall not exceed more than 600 SF of the front yard area.
(5) Parking spaces shall provide a minimum of 24 feet of maneuverable back- up space, which may include a combination of driveway, common parking court, street, and other unobstructed areas dedicated to vehicle Ordinance No.

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movements.
(6) Parking spaces shall remain free and clear of stairs, storage, and other obstructions.
(7) Recreational vehicle and trailer parking are not permitted and shall be restricted by the community’s Covenants, Conditions & Restrictions (CC&Rs).
(8) Semi-trucks and trailers, dump trucks, moving vans and other heavy-duty commercial vehicles shall not be parked on any residentially zoned lot for a period longer than eight hours.

3.5.3 Non-Residential Off-Street Parking and Loading
Parking shall comply with the requirements of the PMC, except as specified herein:
(1) Parallel parking spaces shall provide a minimum dimension of 8 x 22 feet. (2) All other spaces shall provide a minimum dimension of 8.5 x 18.5 feet. Where spaces occur at the dead end of a parking aisle, which are terminated by landscaping, buildings, or other structures, such spaces shall be 9.5 feet wide to provide additional room for maneuvering and the parking aisle shall be extended an additional five feet to provide backup space beyond the edge of the adjacent stall.
(3) Minimum drive aisle widths for 90-degree parking spaces and two-way travel shall be 24 feet. Angled parking and one-way travel lanes are permitted and shall meet the development standards as specified in the PMC.
(4) Parking areas located within 50 feet of the Espola Road right-of-way shall be screened with a minimum three-foot high berm and dense landscaping and 15-gallon trees 1 per 15 lineal feet.
(5) Parking areas shall be setback a minimum of 50 feet from any existing residential property located outside of the Specific Plan area. In addition, these parking areas shall be screened by buildings, slopes, berms, dense landscaping, and/or similar treatments designed to adequately screen said parking areas from residential properties.
(6) Recreational vehicle and trailer parking are not permitted and shall be restricted by the Covenants, Conditions & Restrictions (CC&Rs) of the community.

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(7) Uses that are open to or accessible by to the public shall provide the minimum number of parking spaces for each use as specified in Table

3.11: Number of Parking Spaces Required - Non-Residential Uses.

Table 3.11: Number of Parking Spaces Required -
Non-Residential Uses
Use Minimum Spaces Required
Indoor Assembly Space 1 space per 45 square feet of area dedicated to assembly
Classrooms 1 space per 6 students
Office; Butterfly Vivarium 1 space per 300 square feet Physical Fitness Center;
Commercial Swimming Pool
1 space per 200 square feet
Eating and Drinking
Establishment
1 space /each 5 fixed seats or 1 space/75 sf of
seating area with no fixed seats. Plus one space per
employee.
(outdoor seating are exempt from parking
requirements)
Retail 1 space per 500 square feet of interior floor area (outdoor seating and outdoor display areas are
exempt from parking requirements)
Bed and Breakfast, Boutique
Inn, or Similar Small-Scale
Hospitality Use
1 space per guest room
Outdoor Amphitheater 1 per 5 fixed seats (1 seat is two-foot width for bench seating). No spaces required for unfixed
seating.

Recreational Court 3 spaces per court
Greenhouse and Agrifield
Storage Building
1 space per three employees/farm laborers (based
on maximum at any point in time)
(8) Accessible parking spaces shall be provided in accordance with the American’s with Disability Act (ADA) standards.
(9) Parking for electric vehicles, carpools and van pools, bicycles, and other alternative vehicles shall be provided in conformance with current CalGreen standards and all other applicable sections of the California Building Code.
(10) Uses with 25 to 100 automobile parking spaces shall provide one designated area for use by motorcycles. Uses with more than 100 automobile parking spaces shall provide motorcycle parking areas at the rate of one motorcycle parking area for every 100 automobile parking Ordinance No.

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spaces provided. Motorcycle spaces shall be a minimum of 4 x 8 feet. (11) Loading spaces shall be 10 x 35 feet minimum with a minimum vertical clearance of 14 feet. Loading spaces shall be provided at the following rate for all commercial uses unless determined to be unnecessary by the Director of Development Services:
(a) One loading space shall be provided for the first 10,000 square feet of floor area or fraction thereof.
(b) One additional loading space shall be provided for each additional 22,000 square feet of floor area or its fraction thereof.

3.6 Landscaping Regulations
For purposes of this section, landscaping shall include ornamental landscaping, but shall exclude agricultural areas, community gardens, and water quality basins. (1) Required front and street side setbacks shall be landscaped and shall consist of trees, plant materials, natural ground cover and decorative rocks, except for necessary walks, drives and fences. Accent paving and hardscape (e.g., boulders, dry streambeds, patterned concrete, etc.) is encouraged. No more than 25 percent of landscape areas shall consist of non-living groundcover materials including rock, cobble, gravel, and decomposed granite but excluding artificial turf for homeowners and common recreation areas.
(2) Artificial turf shall be limited to no more than 50 percent of any single landscape area.
(3) Interior side and rear yards within the fenced areas of residential lots shall include groundcover on all bare earth areas within one year of purchase unless specified otherwise by the Community Association for residential lots. (4) All required landscaping shall be permanently maintained in a healthy and thriving condition, free from weeds, trash and debris and shall be regulated by the CC&Rs of the community.
(5) Landscaping in parking areas shall include a minimum of one 15-gallon tree for every three parking spaces. Large planting islands every eight to 10 spaces are encouraged.
(6) Landscaping shall conform to the Landscape and Irrigation Design Manual, the Landscape Efficiency Standards and Water Conservation Ordinance No.

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Plan of the PMC, and CalGreen.
(7) A minimum of twenty-five (25) percent of landscape areas shall consist of vegetated plant materials.
(8) A minimum of one fifteen-gallon tree shall be provided per 750 square feet of landscaped area (including existing trees), per every 30 lineal feet of street frontage, and per every 50 lineal feet of trail on average. Trees shall be fifteen-gallon nursery container size (minimum) and at least 20 percent of the total tree quantity shall be 24-inch box size or larger. Trees shall be broad-canopy species to provide effective shading within 15 years of planting.
(9) Parking lots 5,000 square feet and larger shall have at least ten percent of the total paved area landscaped. Parking lots less than 5,000 square feet shall have at least five percent of the total paved area landscaped. (10) Tree islands should be spaced approximately 100 feet on center so no parking space is more than 50 feet from a shade tree.
(11) Tree planters shall have a minimum dimension of six feet wide and trees shall be planted a minimum of three feet from face of curb to prevent damage from vehicles. Planters shall have a minimum 12-inch paved step- out area and long planters that are perpendicular to the pedestrian path of travel shall have stepping stones aligned with the stall striping. (12) Street trees adjacent to sidewalks and trails shall be trimmed periodically as part of the maintenance plan to leave a minimum walking area of at least seven feet in height above sidewalks, trails, and other walkways. In addition, shrubs shall be trimmed to be no higher than three feet adjacent to walkways, pathways, and windows.
(13) Plant materials shall conform to ANSI Z60.1 “American Standard for Nursery Stock” (latest edition) with regard to condition, tree caliper/height, and other general standards and specifications for nursery container stock.
(14) The water quality basin plant palette shall comply with the County of San Diego Low Impact Development (LID) Manual.

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3.7 Lighting Regulations
All lighting within the Specific Plan area shall comply with Title 24 of the California Code of Regulations. In addition, lighting with the Specific Plan shall conform to the following unless otherwise superseded by regulations contained in Title 24.
(1) All outdoor light fixtures, including but not limited to illuminated signage, decorative building or landscape lighting, illuminated recreational facilities, and parking lot lighting within commercial zones, shall be turned off between the hours of 11:00 p.m. and sunrise, except when used for security purposes, illumination of roadways, sidewalks, equipment yards and similar safety-related application, or when operating hours continue after 11:00 p.m., but only for as long as such facility is open. (2) Automatic timing devices shall be integrated into all new or modified lighting systems to turn off lights at 11:00 p.m.
(3) During the hours from 11:00 p.m. until dawn, all exterior lighting of non- residential uses shall be low pressure sodium, narrow spectrum amber low emitting diode (LED), or other energy efficient light which does not exceed a correlated color temperature (CCT) of 3,000 kelvin and 4,050 lumen except where the City Council has issued an conditional use permit to allow alternative lighting. The City Council may issue such conditional use permits where the Council finds that unusual circumstances dictate the use of brighter lighting for safety reasons.

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(4) All exterior lighting shall be scheduled so that light rays emitted by the fixture are projected below the imaginary horizontal plane passing through the lowest point of the fixture and in such a manner that the light is directed away from streets and adjoining properties.
(5) Illumination should be integrated with the architecture of the building to the extent feasible.
(6) F reestanding light posts shall be no taller than 18 feet. Banner posts and decorative themes are permitted on streetlights.
(7) The intensity of light at the boundary of any property shall not exceed 75 foot-lamberts from a source of reflected light.
(8) Pedestrian scale lighting shall be provided within pedestrian corridors and parking areas.
(9) Streetlights shall be provided at a minimum rate of one per 100 lineal feet. (10) Lighting shall comply with “Dark Sky” Policies to the largest extent feasible.

3.8 Walls and Fences
Requirements for walls and fences within the Specific Plan area shall be as follows:
(1) A solid wall or fence not more than six feet in height may be maintained along interior side of rear lot lines, provided, that such wall or fence does not extend into a required front yard or street side yard except for required noise attenuation.
(2) A wall or fence up to eight feet in height may be allowed by the Director of Development Services where necessary for noise attenuation from arterial streets, outdoor event spaces, or other noise sources.
(3) A wall or fence located within a street-adjacent front yard or side yard shall not exceed three feet in height.
(4) Walls and fences at all roadway and driveway intersections shall comply with site visibility design standards by providing corner cut-offs as required by the PMC.
(5) All fences (including retaining walls) shall be constructed of attractive new or recycled material such as stone, masonry, wood, or similar that is compatible with the community design theme. Fences and walls shall be installed and constructed in accordance with methods that conform to the requirements of the Uniform Building Code. Additionally, they shall be maintained in a state of good repair. Dilapidated, dangerous, or unsightly Ordinance No.

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fences or retaining walls shall be repaired or removed. (6) Fiberglass sheeting, bamboo sheeting or other similar temporary material shall not be permitted as a fencing material. Barbed wire strands, razor wire, or concertina wire (coiled barbed wire) shall not be permitted as a fencing material or on the rooftop of any building.
(7) When a retaining wall is used to increase usable lot area, the sum total of any combination of fence or wall and retaining wall shall not exceed six feet in height unless a five-foot landscape area is provided between the retaining wall and fence or wall. A series of retaining walls and fence or wall is allowed in conjunction with the five-foot landscape area, provided each individual fence and wall or retaining wall shall not exceed six feet in height.
(8) W alking surfaces adjacent to the top of a retaining wall shall be equipped with an open and decorative metal railing on the top of the retaining wall for safety as deemed necessary by the City Building Official. The height of the required railing shall not be considered in the overall height measurement of the retaining wall.
(9) All residential lots adjacent to Espola Road shall have decorative solid walls, glass sound walls with three-foot slump block base, and/or landscape earthen berms for portions of the wall visible from Espola Road to enhance the scenic character of the corridor.

3.9 Utilities, Mechanical Equipment, and
Auxiliary Structures
(1) Air conditioners, antennas (excepting amateur radio antenna installations subject to the PMC), heating, cooling, ventilating equipment and all other mechanical, lighting or electrical devices shall be so operated that they do not disturb the peace, quiet and comfort of neighboring residents, and shall be screened, shielded, and/or sound buffered from surrounding properties and streets to the extent feasible.

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(2) The height of all utility and mechanical equipment shall not exceed the maximum building height specified within the applicable land use district.

Exceptions may be considered for stealth telecommunication facilities. (3) All new and existing utility connections within the boundaries of the project shall be placed underground. Transformers, terminal boxes, meter cabinets, pedestals, concealed ducts, and other facilities may be placed above ground. The requirements for undergrounding existing utilities shall not apply to any overhead power transmission lines in excess of 34.5 kV and long distance and main trunk communication facilities.
(4) All ground-mounted mechanical equipment, including solar panels heating and air conditioning units, and trash receptacle areas, shall be completely screened from surrounding properties by a wall or fence or shall be enclosed within a building to the extent permitted by the utility provider.

Structural and design plans for any required screening under the provisions of this section shall be approved by the Director of Development Services and Building Official.
(5) All roof appurtenances including, but not limited to, heating and air conditioning units, and mechanical equipment shall be shielded and architecturally screened from view from on-site parking areas, adjacent public streets, and adjacent residentially zoned property. Solar and Photovoltaic (PV) panels shall be exempt from these requirements. (6) All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except when necessary. Pad mounted transformers and/or meter box locations shall be included in the site plan with any appropriate screening treatments.
(Top) Utilities should be screened
to the extent feasible to minimize
their visual impact on the street.
(Left) Stealth Telecommunication
Facilities can be designed to look
like rocks, tower, trees or similar
features that blend with and

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(7) Excluding roof-mounted solar collector panels and decorative exterior lighting, all auxiliary structures and mechanical equipment and devices shall be screened from view from any abutting street and from views of adjacent residences by architectural projections, solid walls, fencing or landscape; and shall not be located in a front or street side yard area. (8) Mailboxes should be located where they are readily accessible to all served and where they do not reduce the areas of the sidewalk or interfere with its use.
(9) All areas for storage of maintenance equipment, and all service areas including refuse storage and collection facilities, shall be enclosed by a fence, wall and/or landscape screen. Please also refer to Section 3.10. (10) Stealth telecom facilities include telecommunication facilities disguised as a natural feature or within an architectural element such as a tower, windmill, or water tower. Stealth telecom facilities are permitted in open space districts subject to the following requirements:
- All telecom facility components, including all antennas, antenna panels, cables, wires, conduit, mounting brackets, and support equipment, shall be fully screened, and mounted either inside the building or structure, or behind screening elements and not on the exterior face of the building or structure.
- Screening materials shall match in color, size, proportion, style, and quality with the exterior design and architectural character of the structure
and the surrounding visual environment. If determined necessary by the reviewing authority, screening to avoid adverse impacts to views from land or buildings at higher elevations shall be required. - When a telecom facility is proposed within an architectural feature such as a tower, cupola, water tank, windmill, sign tower, etc., the facility shall be architecturally compatible with the existing structure or building.

3.10 Trash Enclosures and Storage Areas
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(1) Trash enclosures and outdoor storage areas
shall not be located within 50 feet of the
Specific Plan area Boundary.
(2) Outdoor storage areas shall be entirely
enclosed by solid masonry walls not less than
six feet in height to adequately screen them
from view. Reasonable substitutions, such as
masonry, wood, or similar view-obscuring
material, may be approved by the City
Council. Chain link fence is not permitted.
(3) Trash storage areas shall be completely
screened from surrounding properties by a
wall or fence or shall be enclosed within a
building. Structural and design plans for any required screening under the provisions of this section shall be approved by the Director of Development Services and Building Official.
(4) Protect trash storage areas from rainfall, run-on, runoff, and wind dispersal. Design enclosures shall meet the requirements of the Model BMP Design Manual for the San Diego Region, including but not limited to the following:
- Design trash container areas so that drainage from adjoining roofs and pavement is diverted around the area(s) to avoid run-on. This can include berming or grading the waste handling area to prevent run-on of stormwater.
- Ensure trash container areas are screened or walled to prevent off-site transport of trash.
- Provide roofs, awnings, or attached lids on all trash containers to minimize direct precipitation and prevent rainfall from entering containers.
- Locate storm drains away from immediate vicinity of the trash storage area and vice versa.
- Post signs on all dumpsters informing users that hazardous materials are not to be disposed.
- Trash container areas shall drain into adjacent landscape areas. (5) Residential Trash Receptacles shall be stored behind a six-foot high fence outside the front yard setback area or within a garage. (6) Non-residential trash enclosures shall be large enough to accommodate trash, recycling, and organic waste as required by AB 341 and AB 1826.

Covered trash enclosures
protect refuse from
stormwater and prevent
pollution from entering the
storm drain system

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3.11 Sign Regulations
All signs within the Specific Plan area shall comply with The City of Poway’s Comprehensive Sign Regulations as found in the PMC.

3.12 Fire Prevention Regulations
Throughout the entire Specific Plan area, the following standards for fire safety shall apply to all new construction:
(1) All new development shall be subject to the requirements and recommendations of The Farm in Poway Fire Management Plan. (2) Ensure water pressure serving proposed structures shall provide a minimum 20 PSI with a minimum two-hour duration for all plumbing fixtures and fire sprinkler heads in each structure.
(3) Fire hydrants shall be located within 600 feet of any portion of residential facilities or buildings, with spacing between hydrants not to exceed 600 feet, as measured by an approved route of travel that a fire engine would travel. Fire hydrants shall be located within 400 feet of any portion of non- residential facilities or buildings, with spacing between hydrants not to exceed 400 feet, as measured by an approved route of travel that a fire engine would travel.
(4) Fire apparatus access roads shall have an unobstructed, improved width of not less than 20 feet, except single-family residential driveways serving no more than two improved parcels containing dwelling units shall have a minimum of 16 feet of unobstructed improved width. Vertical overhead clearance shall be a minimum of 13.5 feet. Fire apparatus access roads and driveways shall be designed and maintained to support the imposed loads of fire apparatus not less than 75,000 pounds unless authorized by the Poway Fire Department and shall be provided with an approved paved surface as to provide all-weather driving capabilities. When deemed necessary in the opinion of the fire code official, a paved driving surface shall mean asphalt or concrete surface. The turning radius of a fire apparatus access road shall be a minimum of 28 feet as measured to the inside edge of the improvement width or as approved by the fire code official.
(5) Fire access roadways, gated entrances with card readers, guard stations, or center medians, which have separated lanes of one-way traffic shall be not less than 12 feet wide per lane.

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(6) Approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both. All new public roads, all private roads within major subdivisions, and all private road easements serving three or more parcels shall be named. Motor Court street signs may deviate from street sign standards to the satisfaction of the Director of Development Services and Fire Chief. Road name signs shall comply with City of Poway Supplemental Engineering Standards, Street Sign Specifications.
(7) For all non-residential facilities or buildings, approved fire apparatus access roadways shall be provided for every facility, building or portion of a building. The fire apparatus access roadway shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.
(8) The gradient for a fire apparatus access roadway shall not exceed 20 percent. Grades exceeding 15 percent (incline or decline) shall be constructed of Portland cement concrete (PCC), with a deep broom finish perpendicular to the direction of travel, or equivalent, to enhance traction.

The fire code official may require additional mitigation measures where he or she deems appropriate.
(9) The angle of departure and the angle of approach of a fire access roadway shall not exceed seven degrees (12 percent) or as approved by the fire code official.
(10) All dead-end fire access roads in excess of 150 feet in length shall be provided with approved provisions that allow emergency apparatus to turn around. A cul-de-sac shall be provided in residential areas where the access roadway serves more than two structures. The minimum, unobstructed paved radius width for a cul-de-sac shall be 38 feet in residential areas.
(11) All gates or other structures or devices that could obstruct fire access roadways or otherwise hinder emergency operations are prohibited unless they meet the standards approved by the fire code official and receive Specific Plan approval. All automatic gates across fire access roadways and driveways shall be equipped with approved, emergency, key-operated switches overriding all command functions and opening the gate(s). Gates accessing more than four residences or residential lots, or gates accessing hazardous institutional, educational or assembly occupancy group structures shall also be equipped with approved emergency traffic control-activating strobe light sensor(s), or other devices approved by the Ordinance No.

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fire code official, which will activate the gate on the approach of emergency apparatus with a battery backup or manual-mechanical disconnect in case of power failure. In the event of a power failure, the gate shall be automatically transferred to a fail-safe mode allowing the gate to be manually pushed open without the use of special knowledge or equipment. All automatic gates must meet fire department policies deemed necessary by the fire code official for rapid, reliable access.

Where this section requires an approved key-operated switch, it shall be dual keyed or dual switches shall be provided to facilitate access by law enforcement personnel.

(12) All one and two-family residential facilities require an approved residential fire sprinkler system with a one-inch meter meeting Poway Municipal Code requirements. A separate plan submittal and approval to the Poway Fire Department, Division of Fire Prevention, prepared by a licensed sprinkler contractor or fire protection engineer is required for each residential sprinkler system prior to installation. There is a separate fee for this plan check and inspection services. If a one-inch lateral off the street main is currently not present, one will have to be installed. If a pressure pump is required for fire sprinkler operation, auxiliary power is required. (13) F ire sprinkler system may be required in accordance with Poway Municipal Code requirements. The fire sprinkler system shall be designed to meet minimum design density at the roof per NFPA 13 requirements. Two separate plan submittals to the fire department will be required for each structure, one for the fire sprinkler design and one for the fire service underground. There are separate fees for this plan check and inspection services.
(14) Non-residential facilities and buildings equipped with a fire sprinkler system shall have a properly licensed contractor install an automatic fire alarm system to approved standards. System shall be completely monitored by a UL listed central station alarm company or proprietary remote station. Each facility or building requires a separate plan submittal for review and approval. There is a separate fee for this plan check and inspection services.
(15) The landscape plan requires a separate landscape and irrigation plans submittal prepared pursuant to the City of Poway Landscape and Irrigation Design Manual requirements. There is a separate fee for this plan check and inspection services. The applicant shall submit and receive signed approval of landscape and irrigation plans prior to the issuance of the building permit. All fuel modifications shall be installed prior to the final inspection for issuance of a certificate of occupancy.

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(16) Roadway access, water supply system, and vegetation fuel modification of common roadway access areas shall be completed in each phase before a building permit is issued for any parcel within the phase. (17) Prior to the delivery of combustible building material on-site, the approved water service to all fire hydrants shall be connected to the public water supply, satisfactorily pass all required tests and be approved by the City. (18) Prior to the delivery of combustible building material on-site, the approved vehicle access, including driveways, for firefighting shall be installed, satisfactorily pass all required tests and approved by the City. All accesses shall be provided within 150 feet of all construction areas. Use of temporary vehicle access for firefighting shall require plan submittal, review, and approval by the City.

(19) Approved numbers or addresses shall be placed on all facilities and buildings in such a position as to be plainly visible and legible from the street fronting the property. Numbers shall contrast with their background.

The address is required at private driveway entrances. Each non- residential facility or building address shall also be displayed on the roof in a manner satisfactory to the Fire Chief and meeting Sheriff Department- ASTREA criteria.

Section 7.8 of this Specific Plan provides a discussion of Fire Prevention Services for the Specific Plan area. Please refer to Exhibit 7.5: Very High Fire Hazard Severity Zone (VHFHSZ) Map to identify properties that shall be subject to the additional standards listed below:
(1) California Building Code Chapter 7A and Poway Municipal Code 15.24 shall apply to all areas within the VHFHSZ.
(2) An effective fuel modification zone shall be maintained around all structures by removing, clearing, or modifying combustible vegetation and other flammable materials from areas within 30 to 100 feet from each building or structure within the property’s boundaries, or as determined by the fire code official.
(3) Horizontal clearance from tree crowns to structures shall be pruned to maintain a minimum of 10 feet for fire resistive trees and 30 feet for non- fire resistive trees. Tree crowns within the defensible space shall be pruned to remove limbs located less than six feet above the ground surface adjacent to the trees. Portions of tree crowns that extend within 10 of the outlet of a chimney shall be pruned to maintain a minimum horizontal clearance of 10 feet. No more than three trees per cluster; Ordinance No.

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minimum distance between clusters or individual non-clustered trees is 20 feet.
(4) All orchards, groves, and vineyards shall be kept in a healthy state and maintained as described below. A 10-foot firebreak shall be cleared between the perimeter of the orchard trees or row of grape vines and native vegetation or ornamental landscaping. Orchards shall be kept clean of dead and/or downed trees. Orchards and vineyards shall be free of combustible debris including, but not limited to, dead branches and dead foliage. All dead grasses between rows of trees or vines shall be removed and replaced.
(5) An approved water supply capable of supplying the required fire flow for fire protection shall be provided to all premises upon which facilities, buildings, or portions of buildings will be constructed. A water analysis shall be performed to establish the adequacy of the existing water mains and all necessary system design to serve the project. Costs of the water analysis shall be the responsibility of the applicant. The required fire flow in the VHFHSZ shall be a minimum of 1,500GPM; all areas not located in the VHFHSZ shall meet the requirements outlined in the PMC.
(6) All flammable vegetation within approved fuel modification zones shall be removed prior to the arrival of combustible material on the site and shall be maintained during the duration of the project until all elements of approved fuel modification zones are installed and approved. (7) Buildings shall be setback a minimum of 30 feet from property lines and biological open space easements unless the Poway Municipal Code requires a greater minimum. When the property line abuts a roadway, the setback shall be measured from the farthest roadway edge. (8) Ignition Resistant Class I construction as described in the California Building Code Chapter 7A, is required for all facilities, buildings, and structures.
(9) All facilities and buildings located in the VHFHSZ are required to comply as follows:
- Single-story structures shall be setback a minimum 15 feet horizontally from top of slope to the farthest projection from a roof. - A single-story structure shall be less than 12 feet above grade. - A two-story structure shall be setback a minimum of 30 feet horizontally from top of slope to the farthest projection from a roof.

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- Structures greater than two stories may require a greater setback when the slope is greater than 2:1.
- Structural setbacks shall be shown on the site plan.
- Show scaled cross section profiles denoting the top of the slope, building/ roof projections, and the setback distance at multiple locations on the plan submittal.
(10) All residential facilities and buildings located in the VHFHSZ are required to comply with Section 4 of the City of Poway Landscape and Irrigation Design Manual and Poway Municipal Code 15.24 as it relates to fuel management and defensible space, except that thirty feet of fuel management meeting Zone A is required measured outward from the furthest projection of all facilities and buildings. A vegetation fuel modification zone with a minimum width of 10 feet shall be maintained on both sides of all fire apparatus access roadways and driveways not already located in a fuel management area.

3.13 Construction and Farming Equipment
The operation of construction and farming equipment within the Specific Plan area shall comply with the Poway Municipal Code.

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Chapter Four

MOBILITY

4.0 Mobility Plan
Specific Plan Mobility focuses on maintaining a rural character for the community, promoting active lifestyles, and offering alternatives to vehicle use that are safe, efficient, convenient, and enjoyable. To this end, the Mobility Plan provides a series of Complete Streets and a comprehensive multi-use trail system that accommodates multiple users including motor vehicles, alternative vehicles, pedestrians, bicyclist, equestrians, and tractors. This multi-modal system has the added benefit of reducing environmental impacts and creating a healthier community. Objectives of the Mobility Plan include the following:

1. Ensure roadway and trail design responds to the desired character of the community.

2. Optimize multiple travel modes and accommodate the needs of all users in a safe, accessible, and convenient manner.

3. Improve bicycle infrastructure through implementation of sharrows and a multi- use trail system.

4. Improve walkability by shortening distances between pedestrian Ordinance No.

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crossings, including crossings mid-block, and providing well-marked crosswalks, wayfinding signage, and lighting.

5. Enhance landscaping along sidewalks and trails to provide pedestrian scale, shade, and texture for comfort and appeal. Utilize irregular tree and shrub spacing to impart a rural atmosphere with street trees.

6. Coordinate signal timing, with approval of the Director of Development Services, at Espola Road and Martincoit Road to synchronize traffic movement, manage vehicle speed.

7. Work with the San Diego Metropolitan Transit System (MTS) to improve and replace the existing stop at Espola Road and Martincoit Road and adjust schedules, if needed, to meet the demands of new and existing riders.

4.1 Roadway Classifications
Roadways within the Specific Plan area are designed as Complete Streets that accommodate automobiles, bicycles, pedestrians, and equestrians. All private streets within the Specific Plan area can also accommodate tractors, low-speed vehicles (LSVs), and neighborhood electric vehicles. Complete Streets are designed and operated to provide safe and efficient access for all modes of travel in accordance with the California’s Complete Streets Act of 2008 (AB 1358). The Complete Streets Act was intended to reduce greenhouse gas emissions by providing alternatives to vehicle use that can potentially reduce vehicle miles traveled and encourage shorter trips in automobiles, optimize land use planning and transportation infrastructure more efficiently, and promote public health by encouraging physical activity. Complete streets also take into consideration the range of ages and abilities of potential users including children, seniors, and people with disabilities by providing additional facilities such as benches, shelters, and similar amenities.

Exhibit 4.1: Street Network Diagram illustrates the roadways that directly serve the Specific Plan area. Roadways include one existing collector road, Espola Road, existing residential streets St. Andrews Drive and Boca Raton Lane, and a series of proposed private streets, Motor Courts, and common parking areas.

The project roadway design focuses on promoting walking and bicycling as the preferred modes of travel by designing low-speed streets that can be shared between automobiles, bicycles, and LSVs. Low speed streets also support pedestrian comfort and walkability. The roadway system is also designed to discourage cut-through automobile traffic and minimize additional traffic on surrounding residential streets. Sidewalks are provided on one-side of all private streets.

Ordinance No.

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Sidewalks connect to trails, which in turn provide access to existing transit stops located on Espola Road. On-street parking is provided on one side of Private Streets A through C and the portions of Private Streets D and E where fronting residential lots.

Ordinance No.

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Exhibit 4.1: Street Network Diagram

4.1.1 Espola Road
The Farm in Poway is located along the northerly edge of Espola Road between Valle Verde Road and Cloudcroft Drive. Espola Road is designated as a four-lane Collector Road that provides direct access to Interstate 15 (I-15), west of the Specific Plan area. East of the Specific Plan area, Espola Road turns south and terminates at its intersection with Poway Road, providing access to southerly portions of the City.

Along the Specific Plan area’s frontage, Espola Road currently consists of the following:
• West of Martincoit - 100-foot wide right-of-way with two westbound lanes, two east bound lane, a two-way center turn lane, and a shoulder on each side.
• East of Martincoit Road- 80-foot right-of-way with two westbound lanes, one east bound lane, a two-way center turn lane, and a shoulder on each side.
• At Martincoit Road - A three-way signalized intersection with an eastbound turn pocket.

This existing condition includes shoulders on both sides. The right-of-way will be widened by three feet on the north side to accommodate bike lanes. Martincoit and Espola Road will also be improved to add a four-way intersection, which will serve as the Primary Entry into The Farm in Poway, as illustrated in Exhibit 4.2:

Espola Road. Approaching the intersection to the Primary Entry, the two-way turn lane will be restriped to transitions into a painted left turn lane. A five-foot landscaped parkway strip, a six-foot wide concrete sidewalk and a nine-foot wide meandering community trail will also be constructed on the north side of the Espola Road right-of-way along the project’s frontage. Overhead utilities fronting the project along Espola Road will be placed underground.

The City of Poway General Plan designates Espola Road as a scenic roadway, which is subject to special design requirements. The General Plan’s Scenic Road Concept seeks to “…preserve, enhance, and showcase the community’s rural history and image.” According to the General Plan, Espola Road typifies the Ordinance No.

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City’s rural image and has several long-range vistas of Mt. Woodson and Iron Mountain. To maintain the rural and scenic qualities of this roadway, the General Plan requires an open space easement of 50 feet from the ultimate right-of- way.

Structures are prohibited within this easement.

The open space easement will also include the nine-foot wide meandering decomposed granite trail surrounded by rural and agricultural-themed landscaping that not only supports the City’s rural character but supports the farm-to-table vision for the Specific Plan area. Adjacent residential development has also been clustered to preserve visual open space corridors through the site.

Adjacent residential homes, located beyond the scenic setback, are required to provide enhanced elevations (See Chapter 6: Architectural Design) facing Espola Road and will be screened by an informal pattern of trees and shrubs. Walls enclosing the rear yards facing Espola Road will consist of a masonry and glass view wall, as described in Section 5.5, to provide noise attenuation while still allowing views and minimizing the visual impact of walls along Espola Road.

Ordinance No.

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Exhibit 4.2 Espola Road
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The primary entry to the Specific Plan area will be provided via an improved signalized intersection at Espola Road and Martincoit Road. The existing intersection currently consist of a three-way signalized intersection, allowing vehicles to travel east and west on Espola Road and south onto Martincoit Road, which is classified as a Local Collector. Improvements to the intersection will include the extension of Martincoit Road to the north, which will become the primary entry into the Specific Plan area. New traffic signals will be installed to control traffic in four directions and crosswalks will be provided to promote pedestrian mobility as illustrated in Exhibit 4.3: Martincoit Road and Espola Road Intersection.

4.1.2 Martincoit Road
Martincoit Road currently terminates at Espola Road at the southerly edge of the Specific Plan area. Martincoit Road, between Stone Canyon Road and Espola Road, is classified and currently built as a Local Collector on the City of Poway’s Transportation Master Element. The speed limit is 35mph. On-street parking is provided on both sides of the road for the most part north of Avenida La Valencia. The intersection of Espola Road and Martincoit Road currently consists of a three-way signalized intersection. The development of the Specific Plan area will include constructing the fourth leg of this intersection to serve as the Primary Entry into The Farm in Poway as illustrated in Exhibit 4.3: Martincoit Road and Espola Road Intersection.

Intersection improvements will include crosswalks and a pedestrian crossing on the west leg of Espola Road. Special safety features should include enhanced crosswalks for high visibility, pedestrian signals with countdown timers, leading pedestrian interval timing, ADA compliant curb ramps, and smart adaptive signals that can adjust signal phasing and extend pedestrian walk time based upon time of day. All phasing and timing must be approved by the Director of Development Services.

Ordinance No.

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Not to Scale
Ordinance No.

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ESPOLAROAD ESPOLAROAD
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Exhibit 4.3: Martincoit Road and Espola Road Intersection

4.1.3 Valle Verde Road
Although Valle Verde Road does not directly serve the Specific Plan area, this roadway provides connections to the Chaparral Elementary School, the Specific Plan area’s assigned elementary school, which is located just over a ½ mile to the west. To enhance connectivity and promote a safe route to school, the Specific Plan includes the installation of special mobility features at the Valle Verde Road/Espola Road intersection that include enhanced crosswalk paving for high visibility, pedestrian signals with countdown timers, leading pedestrian interval timing, ADA complaint curb ramps, bicycle signal detection, and smart adaptative signals that can adjust signal phasing and extend pedestrian walk times based upon time of day. All phasing and timing must be approved by the Director of Development Services. Similarly, high visibility crosswalk and ADA complaint ramps will be installed at the intersection of Valle Verde Road and St. Andrews Drive. In addition, the missing connection of the five feet of contiguous sidewalk along the east side of Valle Verde Road, approximately 350 feet north of Edina Way to Solera Way, will be constructed to provide continuous sidewalk along the route.

4.1.4 Cloudcroft Drive and Cloudcroft Court
Cloudcroft Drive is an existing roadway located east of the Specific Plan area.

Cloudcroft Drive is not classified on the City of Poway’s Transportation Master Element. It is currently built as an undivided road with 25mph posted speed limit.

The classification is assumed as Residential Collector based on City of Poway’s Transportation Master Element. On-street parking is permitted on both sides of the street.

Cloudcroft Drive takes direct access from Espola Road and provides secondary access to the Specific Plan area via Tam O’Shanter Drive and Boca Raton Lane.

Emergency Vehicle Access is provided via Cloudcroft Court and Cloudcroft Drive.

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4.1.5 St. Andrews Drive, Tam O’Shanter Drive, and Boca Raton Lane
New residential lots are proposed to front on portions of St. Andrews Drive and Boca Raton Lane. Because these streets were originally developed to their full 60-foot right-of-way width, no new street improvements are proposed, except new curb and gutter. These two streets provide one 12-foot travel lane in each direction and on-street parking on both sides of the street, but no sidewalks. The new residences will continue this development pattern. Two Secondary access points area also provided from Tam O’Shanter Drive and Boca Raton Lane. Both access points will consist of three-way intersections with stop signs only at the entry points out of the Specific Plan area.

4.1.6 Internal Roadways (Private Streets)
Private streets are intentionally designed
as low-speed streets to encourage
slower speeds and promote pedestrian
and bicyclist mobility. Sidewalk is
provided on one- side of every private
street. Travel lane widths are the
minimum 24 feet required for fire access
and curved alignments create physical
conditions that reduce driver comfort and
force them to slow down. Curb
extensions, also known as bulb-outs, are
provided at key intersections to reduce
crossing lengths for pedestrians, improve
the visibility of pedestrians attempting to
cross, and provide locations for street
trees. Low speeds also allow these private streets to be shared with low speed vehicles, bicycles, and tractors. The internal roadway system consists of two types of private streets, private streets with parking and private streets without parking. Private streets are required to provide a public access easement.

Crosswalks shall consist of stained and stamped concrete or asphalt concrete with decorative scoring, or similar decorative treatment and shall be a minimum of eight feet wide.

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Private Streets with Parking
Private streets with parking consist of a 47-foot wide private road easement (See Exhibit 4.4: Private Street with Parking). The paved section of the roadway includes a 24-foot travel-way (one lane in each direction) plus an eight-foot parking lane on one side for a total dimension of 32 feet measured from curb-to-curb. Parking is accompanied by a sidewalk on one side. Sidewalks are separated from parking by a five-foot landscaped parkway that will be planted with shade trees to enhance pedestrian comfort and reduce heat island effect. Bulb-outs will also be provided at intervals for pedestrian visibility and additional street trees.

Exhibit 4.4: Private Street with Parking
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Private Streets without Parking
Private streets without parking consist of a 39-foot wide private road easement (See Exhibit 4.5: Private Street without Parking). The paved section of the roadway includes a 24-foot travel-way (one lane in each direction) measured from curb-to- curb. Sidewalk is provided on one side. Sidewalks are separated from the travel- way by a five-foot landscaped parkway that will be planted with shade trees to enhance pedestrian comfort and reduce heat island effect.

Exhibit 4.5: Private Street without Parking
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4.1.7 Motor Courts
Motor Courts are shared common access roads that provide access to two or more Residential Cottage homes. Exhibit 4.6: Conceptual Motor Court Plan View and Section, illustrates the design of a typical Motor Court. Motor Courts provide a minimum of 24-foot wide common access road with a maximum depth of 150 feet to provide adequate fire access. Parking within a Motor Court is restricted to individual driveways or designated parking stalls that are clearly marked or delineated with different paving, signage, or similar markings. Design guidelines for Motor Courts are provided in Section 6.2.5.

Exhibit 4.6: Conceptual Motor Court Plan View and Section Not to Scale
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4.2 Trails
A multi-use trail system, as illustrated in Exhibit 4.7: Trail Network Diagram, is designed into the community to optimize pedestrian and bicycle mobility and provide recreational opportunities. The majority of this trail system includes decomposed granite or compacted earth trails as illustrated in Exhibit 4.8: Multi- Use Nature Trail. Natural paving and peeler pole and rail fencing enhance the rural atmosphere of the community. These natural trails will accommodate equestrian, mountain bikers, and hikers. Access trails connect to sidewalks along private streets, utility easements, and along existing adjacent residential streets to maximize access and connectivity and promote walking and hiking. All trails will be open to the public. Additional amenities will include trail respite rest stops, seating along the multi-use trail, and a bike repair station. The bike station will be located at The Club parking lot to provide water, air, and basic tools for bike repair. Benches, restrooms, and a drinking fountain or water bottle fill station will also be provided at the Event Barn. Peeler pole trail fencing will be used along the Espola Road trail and along interior trails where steep downhill slopes are adjacent to the trail.

The section of multi-use trail along Espola Road, as illustrated in Exhibit 4.9:

Espola Trail, will consist of a nine-foot meandering DG trail and a six-foot contiguous concrete sidewalk that will replace the existing sidewalk along the north side of Espola Road. The Espola Road trail will connect to the Multi-Use nature trail and existing sidewalks on the southeast and southwest corners of the Specific Plan area. This trail also provides access to the existing transit stops located on Espola Road at Martincoit Road, Cloudcroft Drive and Valle Verde Road.

In addition to the dedicated multi-use trails, a natural surface maintenance access road will be provided through nearly the entire length of the SDCWA easement, as illustrated in Exhibit 4.10: SDCWA Access Road . The access road will be designed to H20 load rating and gates will be provided at road connections to prevent non-SDCWA vehicular access. Where the multi -use trail and the access road share alignment, the trail will be reduced in width to five f eet and will be separated from the access road with bollards, as illustrated in Exhibit 4.11:

Combined SDCWA Access Road/Trail.

Ordinance No.

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Exhibit 4.7: Trail Network Diagram
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Exhibit 4.8: Nature Multi-Use Trail
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Exhibit 4.10: SDCWA Access Road
Not to Scale

Exhibit 4.11: Combined SDCWA Access Road/Trail
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Ordinance No.

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4.3 Pedestrian Experience
Exhibit 4.7: Trail Network Diagram in Section 4.2, highlights the variety of pedestrian routes and connections provided by the Mobility Plan. In addition to sidewalks and trails described in previous sections, the Specific Plan requires traffic calming measures to promote pedestrian mobility and comfort and encourage walking as a preferred mode of travel. Crosswalks will be provided throughout the Specific Plan area in locations where trails and sidewalks meet vehicular traffic. These nodes require special design to ensure that vehicles are aware that pedestrians may be present. Crosswalk improvements will include enhanced paving treatments that make crossings more visible. Where feasible, curb extensions, also known as bulb outs, may be provided. A conceptual crosswalk design that includes bulb-outs and enhanced design treatments is provided as Exhibit 4.12: Conceptual Pedestrian Crossing.

Crosswalks at Espola Road and Martincoit Road, Espola Road and Valle Verde Road, and Valle Verde Road and St. Andrews Drive provides pedestrian access to adjacent neighborhoods. Special mobility features will be provided including enhanced crosswalk paving for high visibility, ADA complaint curb ramps, pedestrian signals with countdown timers, leading pedestrian interval timing, bicycle signal detection, and smart adaptative signals that can adjust signal phasing and extend pedestrian walk times based upon time of day. All phasing and timing must be approved by the Director of Development Services. In addition, the construction of missing segments of sidewalk and improvements to existing off-site sidewalks on Martincoit Road and Valley Verde Road will improve pedestrian connectivity and mobility.

Ordinance No.

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Exhibit 4.12: Conceptual Pedestrian Crossing
Not to Scale

4.4 Bicycle Experience
Exhibit 4.7: Trail Network Diagram
highlights the variety of bicycle routes
and connections provided by the
Mobility Plan. The proposed multi-
use trails described in Section 4.2 will
be shared between equestrians,
bicycles, and pedestrians. Private
streets are also designed to allow for
bicycles and vehicles to share the
road. Low traffic volumes, low-speed
designs, and traffic calming
measures are provided, making
shared use of vehicles and bicycles
appropriate. Signage or “Shared
Roadway Markings” will also be
provided to indicate that bicycle use is permitted and vehicles are required to share the roadway.

Amenities that support bicycling in the Specific Plan area include required bicycle parking throughout the Specific Plan area (See Chapter 3), trail respite rest stops, seating along the multi-use trail, and a bike repair station. The bike station will be located at The Club parking lot to provide water, air, and basic tools for bike repair. Benches, restrooms, bike racks, and a drinking fountain or water bottle fill station will also be provided at the Event Barn.

Improvements at the intersection of Espola Road/Martincoit Road and Espola Road/Valle Verde Road also include high visibility crosswalks and bicycle signal detection. Bike treatments at intersections should be coordinated with the City of Poway.

4.5 Alternative Vehicles
The California Department of Motor Vehicles (DMV) permits the use of Neighborhood Electric Vehicles (NEVs) and Low Speed Vehicles (LSVs) on roadways posted with a speed limit of 35 miles per hour (MPH). NEVs and LSVs are permitted to cross at intersections that have a speed limit above 35 mph if Ordinance No.

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the crossing begins and ends on a road 35 mph or less. NEVs and LSVs look similar to golf carts but are required to meet certain DMV requirements and require a valid California Driver’s License, registration, and insurance. NEVs and LSVs are permitted on all private streets within the Specific Plan area.

NEVs and LSVs provide an alternative to standard automobiles and bicycles.

These types of low-speed vehicles are more compact, making them easier to park and maneuver within small spaces. NEVs are all electric and offer the most environmentally friendly alternative; however, all LSVs are environmentally superior to a standard automobile due to their low speeds and fuel efficiency.

Use of such vehicles for shorter trips also promotes increased efficiency for other modes of travel including walking and biking since these vehicles take up less space on the road and are typically designed not to exceed 25 miles per hour.

4.6 Transit
Transit services within the City of
Poway and throughout the central and
south parts of the County are provided
by the Metropolitan Transit System
(MTS). Transit service to the Specific
Plan area is provided via Route 945A,
also known as the “Poway Loop.” The
nearest stop is located at the
northwest corner of Espola Road and
Martincoit Road, where primary
access to the Specific Plan area will
be provided. Improvements to this
transit stop will include a new pad,
bench, and trash receptacle.

Poway Loop Route 945A provides two early morning and two afternoon buses to access important destinations along Pomerado Road, Poway Road, and Espola Road including downtown Poway, Poway High School, Lake Poway and the Blue Sky Ecological Reserve. The bus route is designed primarily for access to the high school, middle school and private schools on the route. However, the Poway Loop also connects to Route 945 which operates between Old Poway and the Rancho Bernardo Transit Station, and Route 944 which provides service between Old Poway and the Sabre Springs/Peñasquitos Transit Station. Both transit stations offer express bus service to Downtown San Diego and the Escondido Transit Center via the I-15 corridor as well as parking and van pool connections.

Ordinance No.

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The Farm in Poway Specific Plan, June 16, 2020 5-1

Chapter Five

OPEN SPACE & COMMUNITY DESIGN

5.0 Community Theme
The community design theme for The Farm in Poway reflects Poway’s rural “City in the Country” history while incorporating contemporary “agrihood” design and planning themes. Beyond rural aesthetics, The Farm in Poway incorporates a working farm, edible landscapes, community gardens, butterfly gardens, multi- use trails, the event and education center, swim and tennis center, and other amenities into a vibrant, active residential community. Portions of the site offer spectacular views of Poway and the surrounding mountains and open space.

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5.1 Community Design Framework Plan
The community is organized by a series of experiences including the following organizational elements:

• Espola Road Scenic Corridor
• Primary Community Entry
• Event Barn, The Social, and Education Center
• Residential Clusters
• The Club
• The Meadow and Dog Park
• Conservation Open Space, which includes Agrifields, Community and Specialty gardens, trails, and other amenities

Exhibit 5.1 Community Design Framework Plan depicts The Farm in Poway’s organization and landscape themes, its entries, connections to the surrounding communities, general land uses, open spaces, amenities, natural features, and scenic vistas. This exhibit illustrates one possible design solution. However, this may be modified over time to incorporate City and community comments and in response to community preferences.

5.1.1 Espola Road Scenic Corridor
As previously described in Chapter 4:

Mobility, the City of Poway designated
Espola Road as a scenic roadway with a
50-foot structural setback requirement in
order to “…preserve, enhance and
showcase the community’s rural history
and image.”. This 50-foot buffer is
utilized to buffer the residential
development and provide room for a
naturalistic style of landscaping. Large
scale trees and screening shrubs will be
arranged in an informal manner and the
Espola Trail will meander within the
setback.

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Exhibit 5.1: Community Design Framework Plan
Not to Scale
Ordinance No.

Legend
J ~ 'Z: Espola Road Scenic Corridor @ Tot Lot
Q) Primary Entry @ Open Space
0) Event Barn / Social (8) Community Garden
© Butterfly Education Center ® Specialty Garden
rnD Cottage Home Cluster ~ Agrifields
[]I] Twin Home Cluster @ Secondary Entry
[0J Meadow Home Cluster @ Dog Park
[ ®] Garden Home Cluster
® Homestead Home Cluster
@ The Club
® The Meadow/ Amphitheater
m
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5.1.2 Primary Community Entry
The primary entry to the Specific Plan area is from Espola Road at the Martincoit Road intersection as depicted in Exhibit 5.2: Primary Community Entry.

Flanking the entry road Street “A” are two gateway structures consisting of a vertical board and batten element that reflects shapes and materials from the Event Barn and a board and batten sign panel on a rustic stone base and pilaster. The west gateway includes the project identification signage and the east gateway features only the project logo. The gateways are set back 70 feet from Espola Road, located just beyond the open space easement, to provide adequate clearance from Espola Trail and sufficient room for accent landscaping.

Fencing extends from the gateway structure pilaster to the east and west boundary lines, paralleling Espola Road. An enhanced crosswalk for Espola Trail completes the entry before the gateways.

Beyond the gateways, matching three-foot high stone garden walls curve towards the roadway. The west wall is a low retaining planter wall. The east wall is topped with sound attenuating glass to shield the Event Lawn from road noise while allowing views of the Event Barn and Social. An informal, theme- inspired landscape completes the entry statement.

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Exhibit 5.2: Primary Community Entry

Not to Scale
Ordinance No.

PARKWAY Sl

BOARD & BATTE

MONUMENT SIGN

BOARD & BATTEN

MONUMENT
COLUMN

BACKLIT BLACK

STEEL LOGO
9'-0"
BACKLIT BLACK- - - --f::~ 7'"1'

STEEL LETTERING

STREET ELEVATION

EVENT BARN
-=--=---=--=--=----=------= - - ~- - - - -
- - - - - -_...::...::....--=~ ~
"?
-----~- --- ~

SECTION
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5.1.3 Event Barn, The Social, and Education Center
While set back from Espola Road the Event Barn and Educational Center provide a series of iconic structural first statements for the community. The Event Barn provides indoor and outdoor spaces for social, educational and entertainment events such as receptions, parties, seminars, and small concerts.

A stacked stone and glass sound wall separates the public Espola Road streetscape from the private event space of the Event Barn. Informal clusters of trees soften the architecture and tie the structures to the new and existing community. The Event Center also allows for a café or restaurant, referred to as The Social, that is open to the public and shares an outdoor patio with the Event Barn. It is anticipated that The Social can provide catering for receptions and parties with outdoor spaces for gathering and music.

Design Guidelines for these buildings are provided in Chapter 6 and a conceptual elevation of the Event Barn is provided below.

Conceptual Rendering of the Event Barn

The Education Center provides a venue for non-profit organizations to deliver community education to schools and the general public through tours and classes, a nursery and/or greenhouse for pollinator and native plants, a butterfly conservatory, and similar uses that promote conservation, awareness, and ecologically sensitive lifestyles. Buildings associated with the Education Center should also conform to the Architectural Design Guidelines provided in Chapter

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5.1.4 Residential Clusters
Homes within The Farm in Poway are similar in size and scale to the existing adjacent homes and fit well into the existing community character and density.

Unlike many new residential developments, however, The Farm in Poway clusters home sites to create small enclaves separated by large expanses of agricultural open space and common amenity areas. Lot sizes and configurations are creatively designed to provide a diverse mix of housing types and sizes. This variety in housing types makes homeownership attainable and desirable to a wider range of household types, lifestyles, and incomes while ensuring a visually diverse streetscape and community.

The clustering of residential lots is deliberately designed to maintain a spacious feel throughout the community by providing a minimum 50 to 100-foot separation between existing homes and new homes within the Specific Plan. These ample setbacks maintain a sense of openness, respect the privacy and lifestyle of existing residents, and support an agrarian character. In addition, development standards limit the size of second floors in relationship to the size of the first floor to reduce massing and create a predominantly single-story experience along the street. Many homes are sited on single-loaded streets to provide expansive views and maintain a feeling of being in the country. Each housing type is described in greater detail in Chapter 3. In addition, architectural design guidelines provided in Chapter 6 identify acceptable architectural styles, materials, massing, and more that ensure residential development is consistent with the existing neighborhood and supports the agrarian design theme.

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5.1.5 The Club Overlay District
The Club is located in the heart of the
community to provide recreational, fitness
and social amenities for residents of The
Farm in Poway. The Club will be
professionally operated by a recreational
management firm and will also be available
to residents of surrounding communities on
a membership basis. The Club may include, recreation courts, swimming, and other fitness amenities as well as community rooms and locker facilities. The contemporary agrarian styling of the buildings and informal and rustic landscape will be restive and inviting. Remnants of stacked stone walls will provide a thematic connection to the Event and Education Center. Parking facilities and the majority of the recreation courts will be screened from adjacent residences by a masonry sound wall that is further screened with trees, shrubs and vines. The community trail will be directly accessed from The Club.

1) Purpose of The Club Overlay District . The pr ovisions of this section 5.1.5 provide custom development criteria and uses for the development of The Club Property such as setbacks, parking and landscape space requirements, hours of operation, and signage requirements.

2) Overview of The Club. The Cl ub Property has a Land Use designation of OS -R (The Club) and is located in the heart of the Farm in Poway community to provide recreational, fitness and social amenities for residents of The Farm in Poway on a paid membership basis. The Club will be professionally operated by a recreational management firm and will also be available to residents of surrounding communities on a paid membership basis. The Club may include outdoor recreation courts, locker facilities, outdoor pools and spas, outdoor café/bistro with liquor sales, outdoor child’s play area, indoor and outdoor exercise areas, and use of the Club Property for child care, hair salon, day spa, medi -spa, café (for on -premises and off- premises consumption), chiropractic c are, physical therapy, sale of health and fitness -related merchandise and any other use related to a healthy way of life. The contemporary agrarian styling of the buildings and informal and rustic landscape will be restive and inviting. Parking facilities and the majority of the recreation courts will be screened from adjacent residences that are less than 100’ from The Club’s parking facility or recreation courts by a masonry sound wall that is further screened with trees, shrubs and vines. The community trail will be directly accessed from The Club.

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3) Description of the Property Subject to The Club Overlay District . The provisions of this The Club Overlay District section shall apply to The Club Property only. The Club Property is an approximately 6.9-acre parcel, identified in Exhibit 3.1 as The Club with the current address of 17156 Goodeve Dr, Poway, CA 92064, County of San Diego APN 273-932-23-00.
4) Applicability of the Club Overlay District . The standards contained in this Specific Plan as well as other applicable General Plan and zoning policies and provision shall apply, unless specifically modified by this section or Table 5.1.1, Development Standards for The Club Overlay District.

Table 5.1.1: Development Standards for The Club Overlay District Minimum Building Setbacks. The Minimum Building Setback in Table 3.3 shall not apply to Non-Enclosed Roofed-Over Area Structures for The Club and shall be as follows. All other provisions in Table 3.3 shall apply to The Club.

Minimum Building Setbacks for
Non-Enclosed Roofed-Over Area
Structures
The Minimum Building Setback for Non-
Enclosed Roofed-Over Area Structures
from other Structures, Buildings, or Non-
Enclosed Roofed-Over Area Structures
within The Club Overlay District shall be
0 ft. All other Minimum Building Setbacks
in Table 3.3 shall apply to The Club.

Hours of Operation. The Open Space Standards for Hours of Operation in Section

3.2.3(4) shall not apply to The Club. The Club Hours of Operation shall be as follows:

The Club Hours of Operation Hours of operation for outdoor activities at the Club shall be restricted to between
7:00 a.m. to 10:00 p.m. weekdays,
weekends, and holidays unless otherwise
specified herein. Hours of operation for
closed door and window indoor
operations at the Club shall be restricted
to between 5:00 a.m. and 10:00 p.m. Any
exceptions to these time limits shall be
subject to a temporary use permit
granted by the Director of Development
Services.

Noise Level. The Noise level for The Club will comply with Section 3.2.3(6). The noise level emanating from The Club shall not exceed a CNEL of 60.0. To meet this requirement, The Club will maintain the following levels for outdoor speakers:

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outdoor fitness speakers at 85dBa measured at 1 meter; pool deck speakers at 75 dBa measured at 1 meter.

Parking. The Non-Residential Off-Street Parking and Loading standards in Sections

3.5.3(7) and 3.5.3(11) shall not apply to The Club and shall be replaced as follows for The Club. All other provisions in Section 3.5.3 shall apply to The Club.

Number of Parking Spaces (3.5.3(7)) Principal Uses that are open to or accessible by the public shall provide the
minimum number of parking spaces for
each Principal Use as specified in Table

3.11: Number of Parking Spaces Required
- Non-Residential Uses based on the
Gross Floor Area of the Principal Use.

Parking shall not be required for
accessory or incidental uses.

Loading Spaces - 3.5.3(11) No loading spaces shall be required for The Club.

Landscaping. The Landscaping standards in Sections 3.6(5) shall not apply to The Club and shall be replaced as follows for The Club. All other provisions in Section 3.6 shall apply to The Club.

Parking Lot Landscaping - 3.6(5) Landscaping in parking areas for The Club shall include a minimum of one 15-gallon
tree for every four parking spaces. Large
planting islands every eight to 10 spaces
are encouraged.

Lighting. The Lighting Regulations in Sections 3.7 shall not apply to The Club and shall be replaced as follows for the Club. All other provisions in Section 3.7 shall apply to The Club.

Illumination (3.7(1)) All outdoor light fixtures, including but not limited to illuminated signage,
decorative building or landscape lighting,
illuminated recreational facilities, and
parking lot lighting within The Club
Property, shall be turned off between the
hours of 11:00 p.m. and 5:00 a.m., except
when used for security purposes,
illumination of roadways, sidewalks,
equipment yards and similar safety-
related application, but only for as long as
such facility is open.

Light Timing Devices (3.7(2)) Automatic timing devices shall be integrated into all new or modified
lighting systems to turn off lights during
non-operational hours at The Club,
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except as required for security or by City
Ordinance.

Signs. The Sign Regulations in Sections 3.11 and 5.7.2 shall not apply to The Club and shall be replaced as follows for The Club:

Signs for The Club. The Club may have up to one (1)
Monument sign on The Club Property
that does not exceed 70 square feet and
up to one (1) brand sign on The Club
building that does not exceed 70 square
feet. All other exterior facing signs at The
Club shall not exceed 20 square feet.

There shall be no limit on internal facing
signage.

5.1.6 The Meadow, Amphitheater and Dog Park
The Meadow is a community
recreational and entertainment facility
that will include a small grass
amphitheater, large passive grass
areas, picnicking facilities, and large
shade trees.

Located immediately east of The Club,
The Meadow will work synergistically in
support of the Event and Education
Center and the working farm. The
outdoor performance space may also be
available for use by local community members.

Also located within The Meadow is a 10,000 square foot dog park. The dog park is divided to provide separate large and small dog sections and includes shade trees, benches and a drinking fountain with dog bowls.

5.1.7 Conservation Open Space and Amenities
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Conservation Open Space at The Farm in Poway is extensive and provides a buffer between existing homes and new residences and amenities, view corridors to the greater Poway area and the surrounding mountains, large areas for community and specialty gardens, and numerous recreational opportunities. The rustic and informal landscape is drought tolerant, adaptive to the local climate and soils, and reinforces the rural character of the community. All new and existing landscaping will comply with brush management and defensible space requirements of the Poway Fire Department. Please also refer to Section 3.12:

Fire Prevention Regulations.

Conservation open space within the Specific Plan includes a variety of amenities that support the community design theme. As illustrated in Exhibit 5.3:

Conceptual Open Space Plan and Table 5.1: Conservation Open Space Summary, amenities are envisioned to include community gardens, specialty gardens, Agrifields, a tot lot, and trails, to complement the other organizational design elements of the community to create an interconnected network of active and passive recreation and a scenic backdrop for the Specific Plan area and surrounding neighborhoods.

Table 5.1: Conservation Open Space Summary
Acreage1
Community Gardens 1.20
Agrfields (plantable area only) 11.82
Tot Lot 0.26
Trails 5.62
Specialty Gardens and Landscaping 24.52
Landscape Slopes 8.10
Water Quality Basins 4.20
Total 55.72

1. Acreages may vary at final design.

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Exhibit 5.3: Conceptual Open Space Plan
Not to Scale
Ordinance No.

CONSERVATION OPEN SPACE
D Landscape
-
landscape Slope
D Water Quality Basins
D Agriculture
D Tot Lot
rn Community Gardens

RECREATIONAL OPEN SPACE
D Recreational Open Space
~ Recreational Open Space Slope
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A. Community Gardens
Community gardens are located strategically throughout open space areas, providing all residents a garden plot within easy walking distance of their home.

The community gardens provide planting beds, water and support facilities for residents to grow fruits and vegetables in a professionally operated and maintained area. Residents will sign up to use gardening plots and will be responsible for the maintenance and harvesting of their plots. The Community Association will maintain garden common areas, vacant plots and surrounding landscape. Attractive wood and wire fencing will keep out rabbits and wayward pets. Small tool sheds will store the tools and materials required to maintain a high functioning community garden. Gardens will be surrounded by drought tolerant landscapes comprised of edible plants, butterfly plants, succulents and attractive natives. Community gardens are both attractive and useful community amenities.

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B. Agrifields
The Agrifieds will consist of a
working farm, planned to
include an iconic barn for a farm
operations office and equipment
and material storage, and
terraced fields. Outdoor
educational amenities may also
be provided to engage
residents and the community
through volunteer opportunities,
educational experiences, field
trips, internships and more. The Agrifields will be a professionally managed and may include a community supported agricultural amenity. Potential crops for the fields include vegetables, herbs, botanicals, vineyards, flowers, and florist’s foliage. The Agrifields may also host temporary events such as harvesting festivals or pick-your-own events, where residents and neighbors can assist in harvesting crops and/or pick crops to take home.

The design and operation of the Agrifields will minimize potential impacts on existing residences and proposed new residences. Uses shall be limited to agriculture and horticulture purposes including the cultivation and harvesting of ornamental plants, flowers and vegetation, herbs, medicinal plants, and other food producing crops as described in Section 3.2.3.A. The Agrifields will be separated from residences by a minimum 10-foot wide landscape buffer and operational buildings such as offices, equipment storage areas, barns, greenhouses, and other accessory structures will be at least 50 feet from existing adjacent residential property surrounding The Farm in Poway. Farm operations hours will be limited and equipment will meet noise guidelines as regulated by the City. Refer to Chapter 3 for a full list of permitted uses, regulations, and conditions.

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C. Tot Lot
A tot lot that is strategically located near
many residences in the Specific Plan
area to provide a space for younger
children to play and families to gather.

D. Trails
An extensive trail system provides
walkers, hikers, bicyclists and
equestrians 3.8 miles of trails and access
to surrounding communities. Numerous trail “respite” areas provide seating, shade and a chance for users to relax and enjoy the outdoors. Trails are described in greater detail in Chapter 4: Mobility.

E. Specialty Gardens and Landscaping
The balance of conservation open space will consist of water quality basins and features and landscaped areas. Many new communities are landscaped with standard drought tolerant, adaptive and native plants. While these plants will be a part of The Farm in Poway’s conservation open space landscape palette, it will also include specialty gardens, which enrich and educate the community.

Butterfly gardens provide plants that attract pollinators such as butterflies and hummingbirds. Plants may include Bishop’s lace, milkweed, mallow, lantana, monkeyflower, lupine, yarrow, buddleja and sages.

Succulent gardens include sculptural, low water use plants such as agave, aloe, yucca, echeveria, aeonium and euphorbias. Edible landscapes include ornamental landscape plantings that can be eaten or used as herbs or for medicinal purposes. The edible landscape may include sweet bay, lavenders, oregano, mint thyme, elderberry and currant.

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5.2 Parkland Requirements
Parks, trails, and recreational facilities play a key role in supporting the vision for The Farm in Poway by offering opportunities to be active and interact with family and the community. In accordance with the PMC, “A ratio of five park acres to 1,000 population, in accordance with the adopted park and recreation element of the City’s general plan shall be used to compute the amount of land to be dedicated.” Based on Poway’s average household size from the 2010 Census, The Department of Finance estimates that Poway’s household size in 2019 is approximately 3.12 persons per household (E-5 estimates dated 1/1/2019).

Table 5.2: Park Land Requirement illustrates how the total number of park space required is calculated, resulting in a total of approximately 2.5 acres.

Table 5.2: Park Land Requirement
Household
Type
Number of
Units
Population
(Pop.) per
Household
Total
Pop.

Required Park
Ratio
Total Park
Acreage
Required
Total
Homes
160 3.12 500 5 acres per
1000 pop.

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Park requirements within the Specific Plan area are fulfilled by the multitude of recreational amenities provided in both the Recreational Open Space and Conservation Open Space. Although these amenities are privately owned and maintained, the PMC allows 50 percent of private recreation facilities to be counted towards the required amount of park acreage (Credit Acreage).

Furthermore, these facilities will be open to the public, thereby meeting park and recreational demands. As demonstrated in Table 5.3: Park Land Provided, recreational and trail facilities in the Specific Plan provide 9.64 acres of parkland, exceeding the minimum park area required by 7.14 acres.

Table 5.3: Park Land Provided
Recreation Facility
Facility Name Acreage Credit Acreage
OSR-1 Event Barn 0.87 0.44
OSR-2 Vivarium 0.70 0.35
OSR-3 Greenhouse 0.72 0.36
OSR-4 TBD 0.20 0.10
OSR-5 Classroom 0.41 0.21
OSR-6 The Social 1.78 0.89
OSR-7 The Club 6.85 3.43
OSR-8 The Meadow and Dog Park 3.13 1.57
Tot Lot 0.26 0.13
Recreational Facility Subtotal 14.92 7.48
Trails
Trail Type Total Length
(LF) Acreage Credit Acreage
9' D.G. Trail 2,030 0.42 0.21
10' D.G. or Earth Trail 13,776 3.16 1.58
6-15’ D.G. Access Trail 1,990 0.46 0.23
Combined SDCWA
Road/Trail (Trail portion only)

2,515

1.29 0.14
Trails Subtotal 20,311 5.33 2.16
Total Park Acreage Provided 9.64
Total Park Acreage Required 2.5
Surplus Provided 7.14

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5.3 Landscaping and Plant Palettes
In support of a consistent community theme and
reinforcement of the rural character of the area, the
following plant palette provides a unified list of trees, shrubs, succulents, and ground covers for use in
public or publicly viewable spaces. Refer to Exhibit

5.4. Landscape Concept Plan, and the following
Landscape Palettes for a detailed listing of proposed
plants. The Landscape Palettes may be modified
with the approval of both the Director of
Development Services and the Fire Chief.

Street trees are the backbone of the landscape.

Street trees are arranged in pairs, an evergreen and
a deciduous tree, and placed in an informal pattern
by street or section of street to develop a theme for
specific areas. Thematic landscape is a somewhat
refined palette of ornamental and native plants that require a little more water, a little more care, but are emblematic of a rural landscape with year- round appeal.

The open space plant palette consists of numerous native and some adaptive plants that require little water or maintenance and provide an attractive backdrop consistent with the project’s rural theme. Slopes are planted primarily with deep rooting, wide spreading shrubs and ground covers with some trees to protect the slopes from erosion. Non-slope areas are planted with an informal mix of trees, shrubs, ground covers, grasses and accents to create spaces, frame views and provide shade and a place of rest along the trails.

The basin landscape consists of two separate palettes – the basin bottom and slopes. The basin bottom palette consists primarily of grasses, perennials and forbs that adapt to periodic inundation. They help remove silt, debris and toxins from the urban runoff that is directed through the basin before the water is sent downstream through the existing storm drain system. The slope palette consists of two components – a lower slope palette of shrubs, grasses and perennials that adapt to short periods of inundation and an upper slope palette of riparian-type slope erosion control plants.

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Note that this plant list, except for plants utilized for agricultural purposes, is subject to conformance with the conformance with the Landscape and Irrigation Design Manual and the PMC. If no species are identified that conform to City standards, then species listed as appropriate in the Landscape and Irrigation Design Manual may be selected.

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Exhibit 5.4: Landscape Concept Plan
Not to Scale
Ordinance No.

Tree Legend
G Deciduous Street Tree
• Evergreen Street Tree
~ Accent Tree
• Deciduous Open Space Tree
• Evergreen Open Space Tree
(D Event Barn/ Social
0 Butterfly Education Garden
0 The Club
G) The Meadow/Arrphitheater
(D Tot Lot
® Commmity Garden
@ Trail Respite
(jJ) Dog Park
@ Existing Oak to Remain
..__,.==~ ____ ,.., @ 24' Wide D.G. Emergency/
SDCWA Access Road
(j] Working Farm Building
• Primary Monument Sign
• Secondary Monument Sign
r,'i'.:::C;,:j Active/ Passive Turf
- Thematic Landscape
- Open Space Landscape
- Slopes
ffi[J Basins
D Agriculture
- D.G.Trail
- Concrete Trail
- SDCWA Access Road
Note: Off-weetparkirg opposite
residential zora:s shall te screened wirh3'
/anctcq,ed beims.
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Ordinance No.

STREET TREES
Espola Road
PISTACIA CHINENSIS / Chinese Pistache
PLATANUSACERIFOLIA 'COLUMBIA ' / London Plane
QUERCUS ILEX / Holly Oak
Interior Streets - Evergreen Trees
ARBUTUS X 'MARINA'/ Marina Strawberry Tree
CASSIA LEPTOPHYLA / Gold Medallion Tree
LOPHOSTEMON CONFERTUS / Brisbane Box
MAGNOLIA GRANDI FLORA 'RUSSET'/ Russet Southern Magnolia QUERCUS ILEX / Holly Oak
RHUS LANCEA / African Sumac
Interior Streets - Deciduous Trees
HANDROANTHUS IMPETIGINOSUS / Pink Trumpet Tree
JACARANDA MIMOSIFOLIA / Jacaranda
KOELREUTERIA BIPI NNATA / Chinese Flame Tree
PISTACIA CHINENSIS / Chinese Pistache
ULMUS PARVIFOLIA 'TRUE GREEN' /True Green Elm
Accent Trees
BAU HI NIA VARIEGATA / Purple O rchid Tree
CERCIS CANADENSIS 'FOREST PANSY' / Forest Pansy Redbud
LAGERSTROEMIA HYBRID/ Crape Myrtle
Garden Home Motor Court Trees
LAGERSTROEMIA HYBRID/ Crape Myrtle
MAGNOLIA 'LITTLE GEM' / Little Gem Magnolia
OLEA EUROPEA 'SWAN HILL' / Fruitless Olive
RHAPHIOLEPIS 'MAJESTIC BEAUTY' / Indian Hawthron

THEMATIC INTERIOR AND PARK PLANTING
Evergreen Trees
CINNAMOMUM CAMPHORA / Camphor Tree
HYMENOSPORUM FLAVUM / Sweetshade
LOPHOSTEMON CONFERTUS / Brisbane Box
MAGNOLIA GRANDI FLORA 'RUSSET'/ Russett Southern Magnolia QUERCUSAGRIFOLIA/ Coast Live Oak
ULM US PARVIFOLIA 'DYNASTY' I Chinese Evergreen Elm
PLATANU S RACEMOSA­
California Sycamore

PISTACIA C HIN ESIS -
C hinese Plstache

A RBUT US X 'MARINA' -
A rbut us

MAGNO LIA 'RUSSET -
Russett Sout hern Magnolia
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Ordinance No.

THEMATIC INTERIOR AND PARK PLANTING
(CONTINUED)
Deciduous Trees
JACARANDA MIMOSIFOLIA / Jacaranda
PLATANUS RACEMOSA / California Sycamore
TIPUANATIPU /TipuTree
X CHITALPA TASHKENTENSIS / Chitalpa
ZELKOVA SERRATA 'VILLAGE GREEN' / Sawleaf Zelkova
Accent Trees
ALBIZIA JULIBRISSIN / Mimosa Tree
CHILOPSIS LINEARIS CULT./ Desert Willow Cultivars
HANDROANTHUS IMPETIGINOSUS / Pink Trumpet Tree
LAGERSTROEMIA HYBRID/ Crape Myrtle
Shrubs
ABELIA X GRANDI FLORA 'SHERWOODII ' / Dwarf Abelia
ACHILLEA 'MOONSHINE ' /Yarrow
AGAVE SP./ Agave Species ALOE SP. / Various Aloe Species ANIGOZANTHOS SP./ Kangaroo Paws
BUDDLEJA SP./ Butterfly Bush
CEANOTHUS SP./ Coast Lilac Species
CISTANTHE GRANDI FLORA/ Rock Purslane
CISTUS SP./ Rockrose
CRASSULA OVATA / Jade Plant
DIETES 'LEMON DROP' / Fortnight Lily
ESCHSCHOLZIA CALIFORNICA / California Poppy
FESTUCA MAIREI / Atlas Fescue
GALVEZIA SPECIOSA / Island Bush Snapdragon
HESPERALOE PARVIFLORA / Red Yucca
KNIPHOFIA UVARIA / Red Hot Poker
LAVAN DULA SP./ Lavender Species
LEUCOPHYLLUMVAR. /Texas RangerVarieties
MUHLENBERGIA RIG ENS/ Deer Grass
MYRTUS COMMUN IS 'COMPACTA ' I Dwarf Myrtle
PHORMIUMTENAXVAR./ New Zealand Flax
RHAMNUS CALIFORNICA 'LITTLE SUR'/ Little Sur Coffeeberry RHAPHIOLEPIS INDICA VAR. / Indian Hawthorn Varieties

JACARANDA MIMOSIFOLIA /
Jacaranda

LAGERSTROEMIA HYBRID -
Crape Myrtle
CEANOTHUS SP.­
Coast Lilac Species
Photo Ray Hartman

RHAPHIOLEPIS INDICA
VAR.-
indian Hawthorn Varieties
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5-24 The Farm in Poway Specific Plan, June 16, 2020

Ordinance No.

THEMATIC INTERIOR AND PARK

PLANTING (CONTINUED)
Groundcovers
BACCHARIS P. 'PIGEON POINT'/ Dwarf Coyote Bush
CARISSA M. 'GREEN CARPET' / Green Carpet Natal Plum
CEANOTHUS SP./ Coast Lilac Species
COPROSMA 'KIRKII' / Creeping Mirror Plant
CRASSULA MULTICAVA / Fairy Crassula
DYMONDIA MARGARETAE / Dymondia
ERIGERON KARVINSKIANUS / Santa Barbara Daisy
FRAGARIA CHILOENSIS / Ornamental Strawberry
GREVILLEA LANIGERA VAR/ Grevillea Varieties
MYOPORUM PARVIFOLIUM 'PINK' / Pink Myoporum
MYOPROUM X 'PACIFICA' /Trailing Myoporum
ROSMARINUS O.VAR / Rosemary Varieties
SATUREJA DOUGLASII / Yerba Buena
SENECIO SP./ Blue Chalksticks
THYMUS SP. /Thyme
Vines
DISTICTUS SP. /Trumpet Vine
JASMINUM SP./ Jasmine
LONICERA SP./ Honeysuckle
TRACHELOSPERMUM JASMINOIDES / Star Jasmine
WISTERIA SINENSIS /Wiste ria
Shade Tolerant Plants
BUXUS X 'CHICAGOLAND GREEN' / Glencoe Boxwood
COPROSMA REPENS / Mirror Plant
CYRTOMIUM FALCATUM / Holly Fern
DIANELLA CULTIVARS / Flax Lily Cultivars
HEUCHERA SP./ Coral Bells
MAHONIA E. 'SOFT CARESS' / Soft Caress Mahonia
MYRICA CALI FORNI CA/ Pacific Wax Myrtle
NANDINA D.VAR./ Heavenly Bamboo Varieties
PITTOSPORUM CRASSIFOLIUM / Karo
POLYSTICHUM MUNITUM /Western Sword Fern
RIBESVIBURNIFOLIUM / Catalina Currant
SYMPHORICARPOS ALBA/ Snowberry
BACCHARIS P.
'PIGEON POINT' -
Dwari Coyote Bush
CRASSULA MULTIC AVA ­
Fairy C rassu la

W ISTERIA SINENSIS -
Wisteria
HEUCHERA SP. -
Coral Bells
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The Farm in Poway Specific Plan, June 16, 2020 5-25

Ordinance No.

OPEN SPACE AND SLOPE PLANTING
Trees
CERATONIA SILIQUA / Carob Tree
CHILOPSIS LINEARIS CULT./ Desert Willow Cultivars
LAGERSTROEMIA HYBRID/ Crape Myrtle
PLATANUS RACEMOSA / California Sycamore
PROSOPIS GLANDULOSA 'MAVERICK' /Thornless Mesquite
PRUNUS ILICIFOLIA LYONII / Catalina Cherry
QUERCUS AGRIFOLIA / Coast Live Oak
QUERCUS ILEX / Holly Oak
QUERCUS SUBER/ Cork Oak
RHUS LANCEA / African Sumac
X CHITALPA TASHKENTENSIS / Chitalpa
Shrubs
ABELIA X GRANDI FLORA 'SHERWOODII' / Dwarf Abelia
AGAVE SP. / Agave Species
ALOE SP. /Various Aloe Species
ALOE STRIATA / Coral Aloe
ANIGOZANTHOS SP./ Kangaroo Paws
ATRIPLEX LENTIFORMIS BREWERII / Quail Bush
BUDDLEJA SP./ Butterfly Bush
CAESAPLINIA GILLIESII / Bird of Paradise Bush
CALLIANDRA CALIFORNICA / Baja Fairy Duster
CEANOTHUS SP./ Coast Lilac Species
CISTUS SP./ Rockrose Species
DIETES 'LEMON DROP'/ Fortnight Lily
EPILOBIUM CANUM / California Fuchsia
FESTUCA MAIRE! / Atlas Fescue
GALVEZIA SPECIOSA / Island Bush Snapdragon
GREVILLEA SP./ Grevillea Species
HESPERALOE PARVIFLORA / Red Yucca
KNIPHOFIA UVARIA / Red Hot Poker
LANTANA SP./ Lantana Species
LAVANDULA SP./ Lavender Species
LEUCOPHYLLUM SP./ Texas Ranger Species
MUHLENBERGIA RI GENS/ Deer Grass
PHORMIUMTENAXVAR./ New Zealand Flax
RHAMNUS CALI FORNI CA 'LITTLE SUR'/ Little Sur Coffeeberry SALVIA SP./ Salvia Species

CHILOPSIS LINEARIS
CULT. -
Desert Willow Cu ltivars

QUERCUS AGRIFOLIA -
Coast Live Oak

HESPERALOE PARVIFLORA -
Red Yucca
SALVIA SP. -
Salvia Species
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Ordinance No.

Fuel Modification Zones

SLOPE PLANTING (CONTINUED)
Zone B Shrubs and Perennials (under 24" high)
ACHILLEA 'MOONSHINE'/ FernleafYarrow
AGAVE SP. / Agave Species
ARCTOSTAPHYLOS 'PACIFIC MIST'/ Pacific Mist Manzanita
CEANOTHUS G. H.'YANKEE POINT'/ Coast Lilac
CISTANTHE GRANDI FLORA/ Rock Purslane
CISTUS SALVIIFOLIUS 'PROSTRATUS' / Sageleaf Rockrose
ESCHSCHOLZIA CALIFORNICA / California Poppy
IVA HAYESIANA / San Diego Poverty Weed
LOTUS SCOPARIUS / Deerweed
MIMULUS AURANTIACUS / Monkey Flower
PENSTEMON SPECTABILIS / Showy Penstemon
SANTOLI NA CHAMAECYPARISSUS / Lavender Cotton
SALVIA SONOMENSIS / Creeping Sage
Groundcovers
ARCTOSTAPHYLOS UVA-URSI 'GREEN SUPREME' / Manzanita
BACCHARIS P. 'PIGEON POINT'/ Dwarf Coyote Bush
CEANOTHUS 'CENTENNIAL' / Centennial Coast Lilac
CEANOTHUS G. 'HEART'S DESIRE' / Pt. Reyes Ceanothis
COTONEASTER DAMMERI 'LOWFAST' / Lowfast Bearberry
CRASSULA MUL TICAVA I Fairy Crassula
ERIGERON KARVINSKIANUS / Santa Barbara Daisy
FRAGARIA CHILOENSIS / Ornamental Strawber ry
LANTANA MONTEVIDENS IS / Purple Trailing Lantana
MYOPORUM PARVIFOLIUM 'PINK' / Pink Myoporum
MYOPROUM X 'PACIFICA' /Trailing Myoporum
SALVIA SONOMENSIS / Creeping Sage

ACHILLEA 'MOONSHINE' -
Fern leaf Yar row

LOTU S SCOPARIUS -
Deerweed

CEANOTHUS
'CENTENNI A L' -
Centennial Coast Lilac
Photo Monrovia

MYOPO RUM PA RVIFOLIUM
' PINK'-
Pink Myopo rum
Photo Village Nurseries
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The Farm in Poway Specific Plan, June 16, 2020 5-27

Ordinance No.

AGRICULTURE /COMMUNITY GARDEN/

EDIBLE PLANTS
In addition to standard vegetables and herbs, the following may be grown:

Trees
CITRUS RETICULATA 'GOLD NUGGET'/ Mandarin Orange
CITRUS X AURANTIIFOLIA 'BEARSS SEEDLESS' / Seedless Lime CITRUS 'IMPROVED MEYER'/ Meyer Lemon
ERIOBOTRYAJAPONICA / Loquat
FEIJOA SELLOWIANA / Pineapple Guava
FICUS CARI CA 'MISSION' / Mission Fig
JUGLANS CALIFORNICA / California Walnut
LAURUS NOBILIS / Sweet Bay
MALUS DOMESTICA 'HONEYCRISP' / HoneycrispApple
PUNICA GRANATUM 'WONDERFUL' / Pomegranate
PRU NUS PERSICA 'SANTA BARBARA' / Santa Barbara Peach
Shrubs / Perennials
ARBUTUS UNEDO 'COMPACTA' I Dwarf Strawberry Tree
ALLIUM SCHOENOPRASUM / Chives
ALOYSIA TRIPHYLLA / Lemon Verbena
CAPSICUM ANNUUM 'CHILLY CHILI' / Ornamental Chili
CARISSA MACROCARPA 'TOMLINSON' / Natal Plum
CYMBOPOGON CITRATUS / Lemon Grass
CYNARA SCOLYMUS 'IMPROVED GREEN GLOBE' / Arti choke
EUCALYPTUS 'MOON LAGOON ' / Florist 's Malee
HAMAMELIS VIRGINIANA / Witc h Hazel
LAVANDULA DENTATA / French Lavender
LAVANDULA STOECHAS / Spanish Lavender
RIBES RUBRUM 'RED LAKE' / Red Lake Current
ROSA DAMASCENA / Otto Rose
SAMBUCUS CANADENSIS 'ADAMS' I Elderberry
SAMBUCUS NIGRA / Elderberry
SIMMONDSIA CHINENSIS / Jojoba
THYMUS VULGARIS / English Thyme
VACCINIUM CORYMBOSUM VAR./ Blueberry

CITRUS RETICULATA
'GOLD NUGGET ' -
Mandarin Orange
Photo Citrus ID

FICUS CA RICA 'MISSIO N' -
Mission Fig
Photo Monrovia
LAVANDU LA DENTATA­
French Lavender

SIMMONDSIA CHINENSIS -
Jojoba
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5-28 The Farm in Poway Specific Plan, June 16, 2020

Ordinance No.

AGRICULTURE /COMMUNITY GARDEN/

EDIBLE PLANTS (CONTINUED)
Groundcovers
ACHILLEA MILLEFOLIUM /Yarrow
ARNI CA CHAMISSONIS / Meadow Arnica
FRAGARIA X ANANASSA VAR./ Strawberry
CHAMAEMELUM NOBILE/ Roman Chamomile
HELICHRYSUM ITALICUM / Curry Plant
MENTHA PIPERITA / Pepperming
ORIGANUM VULGARE / Italian Oregano
TARAXACUM OFFICINALE / Dandelion
THYMUS X CITRIODORUS 'AUREUS' / Golden Lemon Thyme
THYMUS SERPYLLUM 'MAGIC CARPET'/ Creeping Thyme

FRAGA RIA X ANANAS SA
VAR. -
Strawberry

THYMU S SERPYLLUM
'MAGIC CARPET' -
Creeping Thyme
Phot Monrovia
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The Farm in Poway Specific Plan, June 16, 2020 5-29

5.4 Street Furniture and Lighting
Street furniture helps set the community theme, provides locations for rest and reflection, and encourages walking and other recreational activities. In keeping with the community architectural style, site furnishings are modern renditions of classic designs. Benches are a clean, modern take on the classic park bench.

Tables include simple plank style tops and seats that are attractive and rugged.

Trash and recycle receptacles will match the benches and tables.

Modern renditions of classic designs also include site
lighting utilizing modern LED and light shielding
technology to illuminate the streets. The modern
lighting technology will promote dark skies while
providing the illumination for safety. Please refer to
Exhibit 5.5. Conceptual Lighting Plan.

Ordinance No.

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Exhibit 5.5: Conceptual Lighting Plan
Not to Scale
Ordinance No.

Legend
• Private Street Light
EB Street Signal with Street Light
Note: Lighting design is conceptual and subject to
change and approval by the Director of Development
Service.
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The Farm in Poway Specific Plan, June 16, 2020 5-31

5.5 Wall and Fence Design
Walls and fencing provide safety, privacy and contribute to the community style and theme. Refer to Exhibit 5.6: Wall and Fencing Concept Plan for proposed wall and fence locations. At The Farm in Poway, walls are slump block masonry with a light plaster finish. Decorative caps and pilasters provide a rustic elegance for the walls and narrow planters at the wall base allow for ornamental planting to soften the walls. Where parking lots are located near residences, masonry walls block the noise and light generated in the parking lot. Masonry back and side yard fencing is also recommended for residences adjacent to primary streets.

Combination masonry and glass view walls provide noise attenuation while allowing distant views.

Masonry Wall Masonry and Glass View Wall

Where higher elevation lots can take advantage of the spectacular views, tubular steel or wrought iron view fencing provides security while allowing open views of the distant landscape. Wood privacy fencing has a classic look that complements the rustic country feel of the community. Where wood fences are located in a high fire area or within five feet of a structure, the wood fencing will be constructed with fire resistive treated lumber.

Ordinance No.

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5-32 The Farm in Poway Specific Plan, June 16, 2020
View Fence Privacy Fence
Ordinance No.

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The Farm in Poway Specific Plan, June 16, 2020 5-33

Exhibit 5.6 Wall and Fencing Concept Plan

Not to Scale
Ordinance No.

6' High Stone and Glass
Sound W all
6' High Wood Privacy
Fence Per Section 3.8 ( I)
6' High Slump Block and ♦
Glass Sound Wall
Trash Enclosure -
Screened with 6' High
Masonry Wall
6' High Slump Block
W all
5' High Tubular Steel
View Fence
6' High Two-Rail Trail
Fence Along Espola
4' High Two-Rail Trail
Safety Fence, O ne Side
+ Equipment A rea -
Screened with 6' High
W ood Lattice Fence
orCMUwall
* 4' High Decorative
W ood and Wire Mesh
Fencing to Protect
Community Gardens
from W ildlife and Pets
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5-34 The Farm i
n Poway Specific Plan, June 16, 2020
Peeler pole fencing is rustic, durable, and keeps pedestrians, bicyclists and equestrians on developed trails and out of sensitive or unsafe areas. Peeler pole fencing is used along trails and in open space areas where fencing is necessary for fall protection and parallel to Espola Road.

Stacked stone walls provide a rustic screening or sound wall that separate public event areas from streets and are also used as thematic devices to tie disparate parts of the planning area together.

Peeler Pole Fenc
e Stacked Stone Wall

5.6 Par
king Lot Design
Proper parking lot design provides safe and
accessible parking for vehicles, clear paths for
pedestrians, shade to minimize heat island
effects, and screening to reduce visual clutter.

Parking lots have a minimum of ten percent of
the parking lot landscaped and designed in
accordance with Section 3.5 for Parking
Regulations and Section 3.6 for Landscaping
Regulations. Where appropriate some smaller
lots may be paved with decomposed granite,
provided the aisles are paved. Permeable pavers may also be utilized.

Ordinance No.

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The Farm in P
oway Specific Plan, June 16, 2020 5-35

5.7 Secondary Signage

5.7.1 Secondary Community Entry
As depicted in the previous Exhibit 5.1: Community Design Framework Plan, secondary community entries are located at the intersection of Street “A” with Tam O’Shanter Drive and Street “E” with Boca Raton Lane. These entry signs will be smaller versions of the sign wall portion of the primary entry, shown in Exhibit 5.7.: Secondary Community Entry. The board and batten sign wall are set on a stone base, all to tie back to the primary entry and the Event Barn and Social.

Exhibit 5.7: Secondary Community Entry
Not to Scale
Ordinance No.

BOARD & BATTE

MONUMENT SIGN
BACKLIT BLACK--- ~ ~;;r- 7"1'

STEEL LETTERING
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5-36 The Farm i
n Poway Specific Plan, June 16, 2020

5.7.2 I dentification and Wayfinding Signage
Internal signage and wayfinding will direct visitors and residents to key site amenities such as the Event Barn, Butterfly Education Center, The Club, and the Working Farm. Exhibit 5.8: Identification and Wayfinding Signage, depicts board and batten sign panels with a stone base that reflects the style of the primary and secondary entry signage. Simple post markers provide trail users with directional information to site amenities and off-site trail connections, as well as mileage markers for users tracking distances traveled. Signage not described herein shall conform the to the City of Poway’s Comprehensive Sign Regulations.

Exhi
bit 5.8: Identification and Wayfinding Signage
Not to Scale
Ordinance No.

BACKLIT BLACK

BOARD & BATTE

MONUMENT SIGN
BACKLIT BLACK---- ---i;;qj"'

STEEL LETTERING
5'-6''
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July 16, 2024, Item #18
RESOLUTION NO. 24-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

POWAY, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT (CUP) 22-0004 AND DEVELOPMENT REVIEW (DR) 22-
0002, A MODIFICATION OF CUP 19 -005 AND DR 19 -001, TO

ALLOW THE CONSTRUCTION OF A RECREATIONAL FITNESS
CLUB ON A 6.87-ACRES SITE; ASSESSOR’S PARCEL NUMBER
273-932-25-00
WHEREAS, on June 16, 2020, the City Council of the City of Poway considered approval of The Farm in Poway Specific Plan (SPP) 18 -001 and associated entitlements General Plan Amendment (GPA) 19-001, Zone Change (ZC) 19-001, Zoning Ordinance Amendment (ZOA) 20- 001 as well as the certification of a Final Environmental Impact Report (FEIR) (EA 19- 001), a request to adopt a specific plan, subdivide 117 acres of land, and construct 160 homes with recreational, agricultural, and commercial amenities with related site and public street improvements at the decommissioned StoneRidge Country Club; WHEREAS, on July 16, 2024, the City Council considered Conditional Use Permit (CUP) 22-0004 and Development Review (DR) 22 -0002; a modification of the approved CUP 19-005 and DR 19-001, a request to allow the use and construction of a 30,500 square-foot recreational club and amenities, and thereby modify certain conditions of CUP 19 -005 in the Open Space - Recreation (OS-R) land use district of The Farm In Poway Specific Plan ( TFIPSP) and the associated DR 19-001 for The Club;
WHEREAS, on July 16, 2024, the City Council held a duly advertised public meeting to solicit comments from the public, both for and against, relative to this application (Project); WHEREAS, Section 17.48.070 of the Poway Municipal Code (PMC) establishes findings required for granting a CUP and Section 17.52.010 establishes findings for granting a DR; WHEREAS, the City Council has read and considered the agenda report for the proposed Project, including the attachments, and has considered all other evidence presented at the public hearing; and
WHEREAS, the previously approved CUP and DR plans and documents are available on file in the Development Services Department, also known as the site and conceptual landscape plans and the architectural and civil drawings.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows:

SECTION 1: The above rec itals are true and correct.

SECTION 2: Purs uant to the CEQA Guidelines Section 15164, an Addendum has been prepared to the FEIR (EA19- 001) (State Clearing house Number 2019059048) for the T FIPSP project, which was previously certified by the City Council on June 16, 2020. The analysis from the FEIR, together with the analysis in the Addendum, support the conclusion that the addition of the recreational club and associated amenities will not result in any new or increased significant impacts that would be more severe than those already analyzed in, and further covered by, the TFIPSP, FEIR, nor are any other circumstances set forth in CEQA guidelines Section 15162(a)

ATTACHMENT C
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present that would allow or necessitate the preparation of a subsequent or supplemental EIR.

Pursuant to CEQA Guidelines Section 15164(a), the City may rely on the FEIR updated with the Addendum, for documentation of the effects of the Project on the environment, as all of the proposed project’s significant impacts were fully disclosed, analyzed, and mitigated in the FEIR, to the extent feasible, for all reasons set forth in the Addendum and the remainder of the administrative record.

SECTION 3: The f indings, in accordance with Section 17.48.070 of the PMC, to approve CUP 22-0004 are made as follows:

A. Condi
tions of Approval, previously approved in CUP 19-005 and DR 19- 002 are considered to be active and run with The Club uses.

B. The proposed location, size, design, and operating characteristics of the proposed Project as outlined in this resolution and in accordance with TFIPSP Section 3.2.3.B are in accord with the purpose and the development policies and standards of TFIPSP and the General Plan, in that the proposed facilities are compatible and have unifying architectural elements consistent with the topography and design of existing structures within the immediate vicinity.

C. The proposed uses are compatible with the location, size, design and operating characteristics of the surrounding residential neighborhoods. The p roposed uses allow pedestrian and vehicular access to recreational, fitness, and commercial uses and will not adversely affect or be materially detrimental to adjacent uses, buildings, structures, or natural resources.

D. There are public facilities, services, and utilities available to the site to serve the proposed uses.

E. There are no harmful effects upon desirable neighborhood characteristics since there are landscape buffers and public amenities provided as a part of the proposed uses.

F. The increased traffic associated with the p roposed uses will be mitigated with the installation of street improvements including bike and pedestrian improvements , and adaptive signal improvements that will increase level of service within the surrounding streets, as approved in CUP 19-005. The traffic will not adversely impact the capacity and physical character of surrounding streets and/or the circulation element of the General Plan.

G. The site is suitable for proposed uses since they provide low density recreational and commercial uses.

H. The proposed uses involve no significant harmful effects upon environmental quality and natural resources.

I. There are no other relevant negative impacts associated with the proposed uses that are not mitigated.

J. The impacts, as described above, with the location, size, design and operating characteristics of the proposed uses and the conditions under which they operate or are maintained, will not be detrimental to the public health, safety or welfare, or materially 121 of 177
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Resolution No. 24-

injurious to properties or improvements in the vicinity, nor be contrary to the General Plan.

K. The proposed uses will comply with each of the applicable provisions of PMC Title 17, except as otherwise described in TFIPSP.

SECTION 4: The findings for DR 22 -0002, in accordance with the PMC Section

17.52.010, Purpose of DR, are made as follows:

A. The pr
oposed Project has been designed to be architecturally compatible with surrounding development and conforms to TFIPSP development standards and design guidelines.

There are varying building types and varying architectural styles, colors, and materials with the same or similar styles, colors, and materials in the surrounding area with unifying elements with the existing location. The proposed development complies with grading limitations of the General Plan. The development respects the interdependence of land values and aesthetics to the benefit of the City and surrounding area and provides a landscape buffer around the majority of the proposed project area.

B. The proposed P roject has been designed to minimize impacts on surrounding development by utilizing a compatible architectural design consistent with TFIPSP.

Therefore, the proposed development respects the public concerns for the aesthetics of development and encourages the orderly and harmonious appearance of structures and property within the City.

C. The proposed development will maintain the public health, safety , and general welfare within the City and will meet City grading, building, and stormwater quality requirements to comply with City standards for development within the Very High Fire Hazard Areas.

D. The granting of the DR would be cognizant of the public concerns for aesthetic development in that the development will consist of buildings and landscaping that will blend in with the natural setting in colors and design and will not distract from the existing natural land forms.

E. The proposed Project will not have an adverse aesthetic, health, safety or architecturally related impact upon adjoining properties or the City in general, in that the proposed project will be similar to other development in the area, will comply with City design standards , and meet City grading, building and stormwater quality requirements.

F. The proposed project generally complies with the vision and the provisions of the Zoning Ordinance and the General Plan.

G. Since the site was previously disturbed and developed as a golf course country club, the City Council finds that the proposed project area does not meet the definition of “Hillside” as defined by PMC Section 16.101.050 since the “natural” gradients have been previously disturbed. As such, the proposed project is exempt from policies and regulations related to Hillside developments, specifically City Council Resolution No. 05- 072 requiring limits to graded areas.

H. The proposed Project plans indicate walls and/or fences to exceed maximum allowable wall heights. The City Council approves the wall heights for noise abatement, screening, and buffering to adjacent residences.

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SECTION 5: The findings, in accordance with Government Code Section 66020 for the public improvements needed as a result of the proposed development to protect the public health, safety, and welfare are made as follows:

A. The desi
gn and improvements of the proposed Project are consistent with all elements of the Poway General Plan, as well as City Ordinances, because common facilities will be available to serve this proposed project and the general public.

B. The construction of public improvements is needed as a result of the proposed to protect the public health, safety and welfare as further described in the conditions of approval.

C. In accordance with the Poway General Plan, the proposed Project requires the payment of development impact fees, which are assessed on a pro- rata basis to finance public infrastructure improvements, which promote a safe and healthy environment for the residents of the City and public street improvements are proposed to mitigate impacts to below a level of significance.

SECTION 6:

The City Council finds that this CUP and DR are consistent with the General Plan and TFIPSP, and the previously approved SPP 18-001, GPA 19-001, ZOA 20-001, ZC19- 001, and the proposed SPA 22-0001, which maintains land use compatibility with the surrounding properties. All conditions of the original project remain in full force and effect, except as modified for The Club only.

SECTION 7:

The City Council hereby approves and CUP 22-0004 and DR 22 -0002 including the Proposed Uses as shown on the approved plans dated July 16, 2024 on file in the Development Services Department, except as noted herein and subject to the following conditions:

A. M
odifications CUP 19-005 (applicable to The Club project only):

1. A mend Condition (8)(I)(29) to CUP 19-005 as follows:

a. A swimming pool, fitness equipment, recreation courts, and exercise classes shall be provided at the fitness club.

2. Amend the proposed plan and project details to CUP 19-005 dated June 16, 2020 on file in the Development Services Department for The Club to reflect updated Site Plan for The Club.

3. Amend Condition K(12)(f) as follows:

a. A minimum of one 15-gallon tree, per City specification, shall be provided for every three parking spaces.

b. Said trees shall be located to provide shade cover for the vehicles where practical.

c. For The Club, a minimum of one 15 -gallon tree, per City specification, shall be provided for every four parking spaces.

4. Operating hours for The Club’s indoor activities shall be between 5 a.m. to 10 p.m. 123 of 177
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5. Operating hours for The Club’s outdoor activities shall be between 7 a.m. to 10 p.m.

6. The use of recreational courts shall be limited to between the hours of 7 a.m. to 10 p.m.

a. No public recreational court tournaments shall be allowed.

7. The applicant shall provide an operational plan detailing all operations for The Club to the satisfaction of the Director of Development Services.

a. The Club employees shall be trained on the importance of being sensitive to surrounding residential areas with activities and noise.

8. Noise:

a. The Applicant shall comply with the PMC and TFIPSP noise restrictions, making ongoing operational adjustments to ensure compliance.

b. The operator shall put measures in place to control noise, particularly between 5 a.m. to 7 a.m. and after 9 p.m.

c. The noise level for The Club shall comply with Section 3.2.3(6) of the Specific Plan.

Compliance with the PMC noise restrictions, including ongoing operational adjustments to ensure compliance. If complaints occur, the operator agrees to conduct noise monitoring at the request of City to demonstrate compliance and/or to adjust noise control measures.

9. Sale of alcohol to be limited to consumption on site in designated areas.

10. Childcare:

a. Shall only be available for members only during use of The Club, or as a part of a licensed day camp.

b. Day camp operation shall be limited to the hours of 7 a.m. to 8 p.m.

c. Day camps shall include no more than 50 participants.

d. Childcare participants shall be accompanied by an adult while walking into and out of The Club during drop off and pick up and no vehicular drop off queue shall be allowed.

11. Parking lot:

a. Signage shall be included to remind members and employees to remain quiet.

b. An area of the parking lot shall be designated for early arriving members and employees to park.

12. Outdoor illumination:
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a. The use of outdoor illumination shall be limited to the hours of 7 a.m. and 11 p.m., except lighting required for security purposes, illumination of roadways, sidewalks, equipment yards, and similar safety-related application.

b. All lighting on the premises shall comply with TFIPSP and the PMC.

B. This approval is subject to adoption by City of Poway voters at the November 2024 General Election.

C. The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including reasonable attorney's fees, collectively the “Claims” against the City or its agents, officers, or employees, relating to the issuance of any aspect of the proposed Project approval set for in this resolution, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval (including but not limited to SPA 22 -0001, DR 22-0 002, and CUP 22 -0004) and any environmental document or decision made pursuant to CEQA, and any portion of the ballot materials, ballot question, impartial analysis, arguments and rebuttals in favor of the project, and any other challenge related in any way to the November 5, 2024 ballot measure concerning The Farm in Poway project approved by this resolution. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation-related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by applicant. Notwithstanding the foregoing, no indemnity shall be required for claims resulting from the exclusive gross negligence or willful misconduct of the City.

D. This approval is based on the existing site conditions and proposed project details represented on the approved plans on file with the Development Services Department.

Any substantial changes to the approved plans must be approved by the Director of Development Services and may require approval of the City Council if the Director of Development Services finds that the proposed changes do not substantially conform to approved plans.

E. In accordance with PMC Section 16.50.020(F), any grading plan which proposes fill slopes having a vertical height of 30 feet or greater are subject to the review and approval of the City Council prior to permit issuance. Any adjacent retaining wall or crib wall height shall not be included in slope height calculations. The City Council hereby approves slopes with a vertical height of 30 feet or greater as shown on Sheet 7 of the civil drawings.

F. Prior to issuance of any permit, the applicant shall (1) submit in writing that all conditions of approval have been read and understood; and (2) the property owner shall execute a Covenant Regarding Real Property notarizing and recording said document. In order for the City to prepare the Covenant the applicant must first submit a legal description of the subject site.

G. The proposed Project shall comply with all mitigation measures established under the certified FEIR as specified in the Addendum and the previously approved Mitigation 125 of 177
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Monitoring and Reporting Program (MMRP).

H. The conditions for the proposed Project shall remain in effect for the life of the subject property and shall run with the land and be binding upon future owners, successors, heirs, and transferees of the current property owner.

I. Within 90 days of voter approval, unless other timing is indicated, compliance is required with all applicable conditions.

J. Prior to Grading Permit issuance, unless other timing is indicated, the following conditions shall be met:

(Engineering) (as approved as a part of The Farm approval from June 2020)

1. The public improvement plan shall be approved and the Applicant shall enter into a Standard Agreement for public improvements for the work to be done as part of the Public Improvement plan. The A pplicant will be responsible for posting securities for monumentation and public improvements.

2. The applicant shall provide written permission stating approval or granted easements from adjacent properties owners for any proposed work on adjacent properties.

3. The proposed slopes, terraces, and terrace ditches shall follow PMC Section

16.50.120, except where otherwise determined by the City Engineer and the Director of Development Services.

4. This project is subject to the Trash Amendment, as defined by the San Diego Regional Water Quality Control Board Permit Order Number R9-2017-0077. This requires trash treatment control devices to be installed, the preparation of a recorded Storm Water Trash Treatment Facilities Maintenance Agreement, perpetual maintenance of facilities and an easement granted to the City. The applicant will be required to install trash treatment control devices inside all existing and proposed storm drain inlet structures onsite and downstream of any new development offsite. Please call out the devices on the plans and include the necessary information the SWQMP. Please see the complete list of approved trash treatment control devices at:
https://poway.org/963/Stormwater-Forms

(Planning)

5. The conditions of approval of CUP 19-005 and DR 19-001 and this modification, CUP 22-0004 and DR 22-0002, shall remain in effect for the life of the subject use and shall run with the land and be binding upon future owners, successors, heirs and transferees of the current property owner.

6. CUP 22-0004 and DR 22-0002 may be subject to annual review, as determined by the Director of Development Services for compliance with these conditions of approval and to address unresolved operational concerns that may have been raised during the prior year.

7. Prior to opening of business, the Applicant shall obtain a Business Certificate through the Customer Services Department with the City . P rior to the B usiness Certificate 126 of 177
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issuance, the Applicant shall comply with the following:

a. The site shall be developed in accordance with the approved plans on file in the Development Services Department and the conditions contained herein. A final inspection from the appropriate city department will be required.

8. The proposed Project shall comply with all mitigation measures established under the certified FEIR as specified in the MMRP.

9. Stamped and stained decorative concrete paving is required at all pedestrian crossings and is encouraged in parking areas in direct traffic flow to delineate pedestrian areas and provide visual relief from large areas of asphalt. Parking stalls, not aisles or accessways, shall be ADA compliant Decomposed Granite (DG).

10. Show fencing, gates, and access to refuse areas and mechanical equipment, including HVAC systems. Screening for rooftop equipment is required.

11. All refuse areas shall have a trash enclosure as applicable and provide for recycling and compost bins (SB 1383). Refuse containers for residential uses shall be stored outside the front yard setback area behind fences with gated access. An EDCO “Will- Serve” letter is required.

12. Show the location and height of all retaining walls showing changes in heights. Provide details of all engineered walls, including type of wall or fence and materials. Some walls and fences are proposed to exceed the required 6’-0” maximum height. Clearly indicate all walls. A separate wall/fence permit will be required.

13. All fencing shall be shown on the grading plans. Show all height, location and materials of fencing proposed.

14. Wherever off-street parking areas are situated across the street from property in a residential zone, a masonry wall or berm three feet in height or a portion of the proposed perimeter wall shall be erected in the landscaped area between the required landscape area and the parking area to adequately screen said parking areas from the residential properties.

15. All utility connections shall be designed to coordinate with the architectural elements of the site and to not be exposed except where necessary. Pad-mounted transformers and/or meter box locations shall be included in the site plan with any appropriate screening treatment.

16. Label and dimension all surface improvements (e.g., walkways, patios, landscape areas).

17. A Tree Removal Permit shall be obtained prior to the removal of all existing trees. If the trees are proposed to be removed during the recognized nesting season for birds (February 15 and August 15), a nesting bird survey shall be conducted by a qualified biologist and report the findings in writing to the City. Between February 15 and August 15, removal of trees containing nests shall be delayed until such time as the nest(s) have been abandoned unless the removal can be completed in accordance with California State codes and the Federal Migratory Bird Treaty Act of 1918. 127 of 177
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K. T he Applicant shall obtain approval of a Grading Permit for this project. Prior to issuance of a Building Permit, the applicant shall comply with the following:

( Engineering)

1. Submit a precise grading plan for the development of the lot prepared on a City of Poway standard sheet at a scale of 1" = 20', unless otherwise approved by the City project engineer. The plans shall use vertical datum NAVD88. Please be aware that all elevations in the Poway Benchmark list are datum NGVD 29 and will need to be converted. Submittal shall be made to the Department of Development Services online portal for review and approval. The grading design shall be 100 percent complete at the time of submittal, ready for approval and issuance of permit. Incomplete submittals will not be accepted. All technical studies as required by Chapter 16 of the PMC shall be submitted. The applicant shall pay the grading permit and plan check fee according to the latest adopted master fee schedule.

2. The applicant shall incorporate Low Impact Development (LID) design features into the site development. These shall be clearly shown and identified on the grading plan and be appropriately sized for the proposed level of development.

3. A drainage study addressing the impacts of the 100- year storm event prepared by a licensed Civil Engineer is to be submitted and approved. The study shall evaluate existing and proposed hydrologic and hydraulic conditions to the satisfaction of the City project engineer.

4. Water Quality Control – Design and Construction:

a. The project shall comply with the City and Regional Water Quality Control Board stormwater requirements. The project is considered a Priority Development Project and will be subject to all City and State requirements.

Two copies of a final Storm Water Quality Management Plan (SWQMP) prepared by a registered Civil Engineer is to be submitted and approved.

Once the final SWQMP is approved;

b. Provide two copies of an Operation & Maintenance (O&M) plan in accordance with Chapter 16.104 of the Poway Municipal Code, and a signed PDF version.

c. The property owner shall execute an approved Storm Water Trash Facilities Maintenance Agreement (SWTFMA) accepting responsibility for all structural Best Management Practices (BMPs), perpetual maintenance, repair and replacement as outlined in the Operations and Maintenance Plan. The SWTFMA requires an easement granted to the City. The Applicant shall submit

8.5 by 11 -inch exhibits of the legal description, site plan, operations and maintenance plan, easement plat , and legal (if applicable) to the project engineer for approval.

5. Water Quality Control – Construction Storm Water Management Compliance:

a. If the project proposes to disturb an area greater than 1 acre, proof of coverage under the General Permit for Discharges of Storm Water Associated with 128 of 177
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Construction Activity shall be provided to the City along with a copy of the Storm Water Pollution Prevention Plan (SWPPP).

6. Grading securities shall be posted with the City prior to grading plan approval per section 16.46.080 of the PMC . A minimum cash security of $2,000 is required in all instances.

7. The applicant shall pay the storm water pollution inspection fee according to the latest adopted master fee schedule.

8. Any existing and proposed public easements shall be depicted on the grading plans.

Any easements required to be dedicated prior to grading permit issuance shall be processed concurrently with the grading plan.

9. The easement plat and legal description for the proposed public access easement to connect the site to the existing trail at the west edge of the site shall be submitted via separate application through the Department of Development Services online portal.

The easement application shall be required to be submitted concurrently with the grading plan submittals.

10. Any private improvements within any publicly held easement or Right-of-Way (ROW) may require an encroachment agreement as determined necessary by the City Engineer. All necessary encroachment agreements shall be approved and executed prior to grading permit issuance.

11. Following approval of the grading plans, posting of securities and fees, and receipt of three copies of the approved plans, the A pplicant shall attend a pre- construction meeting at the Department of Development Services. The scheduling request shall be submitted on a City standard form found at
https://poway.org/DocumentCenter/View/10254/Preconstruction-Mee ting-Request-
Fillable?bidId= along with three copies of the approved grading plans. The Appl icant’s action plan that identifies measures to be implemented during construction to address erosion, sediment, and pollution control will be discussed. Compliance for sediment control shall be provided as directed by the project inspector.

12. Pri
or to the start of any work within a City-held easement or ROW, a ROW Permit shall be obtained from the Engineering Division of the Development Services Department.

All appropriate fees shall be paid prior to permit issuance.

13. Construction staking is to be inspected by the Engineering Inspector prior to any c
learing, grubbing, or grading. At a minimum, all protected areas as shown on the approved grading plans are to be staked under the direction of a licensed land surveyor or licensed civil engineer and delineated with lathe and ribbon. As applicable, provide two copies of a written certification, signed and sealed in accordance with the Business and Professions Code, by the engineer of record stating that all protected areas have been staked in accordance with the approved plans.

(Public Works – Recycled Water)

14. Return completed Food Service Establishment Wastewater Discharge Permit (FSEWDP) Application, Employee Training Log, and Grease Trap/Interceptor (GRE) 129 of 177
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Cleaning Log.

15. Ensure correctly sized and properly installed GRE is onsite, utilized, and maintained.

16. Submitted plans should reference correct size, type, location of i nstallation, and a ll applicable tie-ins. Schedule a site inspection prior to t he first day of b usiness by contacting (858) 668 4735.

(Public Works – Drainage)

17. All Stormwater assets will be private and the responsibility of the property owner for maintenance and repairs.

L. The appli
cant shall obtain a Building Permit. Prior to the issuance of a Building Permit, the applicant shall comply with the following:

( Engineering)

1. The site shall be developed in accordance with the approved grading plans on file in the Development Services Department and the conditions contained herein. Grading shall be in accordance with the Uniform Building Code, the City Grading Ordinance, the approved grading plan, the approved soils report, and grading practices acceptable to the City.

2. Erosion control shall be installed and maintained by the developer from October 1 to April 30. The developer shall maintain all erosion control devices throughout their intended life.

3. The Applicant shall obtain a Grading Permit and complete rough grading of the site.

The grading shall meet the approval of the Engineering Inspector and the project’s geotechnical engineer. Following completion of rough grading, please submit the following:

a. Two c
opies of certification of line and grade for the lot, prepared by the civil engineer of work.

b. Two c opies of a soil compaction report for the lot, prepared by the project’s geotechnical engineer.

c. The c
ertification and report are subject to review and approval by the City.

4. Improvement plans prepared on a City of Poway standard sheet at a scale of 1" = 20', unless otherwise approved by the City project engineer, in accordance with the submittal and content requirements listed in the PMC shall be approved. Submittal shall be made via the online portal to the Department of Development Services Engineering Division for review and approval. The improvement design shall be 100 percent complete at the time of submittal and ready for approval. The applicant shall pay the improvement plan check fees according to the latest adopted master fee schedule. The plan shall include, at a minimum, the following features:

a. The sewer main extension to serve the building/site. 130 of 177
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b. The water main extension to serve the building/site.

c. The proposed sewer and water easements for the proposed public and sewer water mains on the project site.

5. The easement plats and legal descriptions for the proposed water and sewer easements shall be submitted via separate application through the Department of Development Services online portal. The easement applications shall be required to be submitted concurrently with the improvement plan submittals.

6. The Applicant shall enter into a Standard Agreement for the work to be done as part of the Public Improvement plan. The applicant will be responsible for posting securities for public improvements in accordance with the PMC Section 16.20.

7. The Applicant shall pay all applicable development impact fees according to the latest adopted master fee schedule at time of permit issuance.

( Planning)

8. “Keep Clear” striping and signage shall be installed along the driveway aisle where queued cars could potentially block traffic access in and out of the parking areas and truck access to the back of the building.

9. Pursuant to the approved project site plan, the employee parking spaces shall be pai
nted with double stripes and have minimum dimensions of 8.5-feet and 18.5-feet.

10. All parking lot landscaped islands shall have a minimum dimension of four feet and shall contain a 12- inch-wide walk adjacent to parking stall and be separated from vehicular areas by a six -inch-high, six-inch-wide Portland C oncrete Cement (PCC) curbing.

11. Landscape and irrigation plans shall be submitted and shall be approved to the satisfaction of the Director of Development Services. The landscape and irrigation plans shall demonstrate compliance with the City ’s Landscape and Irrigation Design Manual, Chapter 17.41 PMC and TFIPSP and substantial conformance to the approved conceptual landscape plans, and all other applicable standards and ordinances in effect at the time of landscape and irrigation plan check submittal. To the satisfaction of the Director of Development Services, the landscape plans shall also provide the following:

a. Plant materials which shall be prohibited or restricted as described in the Fire Fuels Management Plan prepared by FireWise 2000, Inc. to the satisfaction of the Deputy Fire Marshal.

b. Noise attenuating landscaping, including one 24- inch box tree per 15 lineal feet, shall be installed along the fence of any recreational court when adjacent to open space or properties zoned for residential use to the satisfaction of the Director of Development Services.

c. Parking areas shall be screened by buildings, slopes, berms, dense 131 of 177
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landscaping, and/or similar treatments designed to adequately screen said parking areas from residential properties.

d. The landscaping plan shall incorporate a minimum of one 24-inch box tree for every 30 feet of frontage along the public ROW.

e. In accordance with TFIPSP 3.6(5), a minimum of one 15- gallon tree shall be provided for every three parking spaces. Said trees shall be located to provide shade cover for the vehicles where practical.

f. The plans shall include shrubs to provide screening of the parking areas as seen from adjacent public streets.

g. Special attention shall be given to providing landscaping that enhances the intersection corners.

h. The landscaping and site plans shall indicate any sight distance restricted areas at intersections. Add notes that no landscape materials over 30- inches in height shall be placed in sight distance restricted areas.

i. Any trees that were removed during the rough grading shall be replaced.

Mature trees that were removed shall be replaced on-site with the planting of a 36- inch box sized tree of a species , per the tree removal permit , to the satisfaction of the Director of Development Services. The trees shall be planted per the approved landscape plans for the development project or, if this project is abandoned, trees shall be replaced according to a tree replacement planting plan reviewed and approved to the satisfaction of the Director of Development Services.

j. A modification to the number or sizes of the tree replacement requirement may be approved by the Director of Development Services as part of the landscape plan review, except where otherwise specified in the FEIR. Please provide a written request to modify this requirement that outlines the reasons of the request.

k. The replacement trees shall be planted prior to obtaining occupancy or within 24 months of their removal, whichever comes first, pursuant to the approved phasing plan to the satisfaction of the Director of Development Services.

12. The landscape and irrigation plan submittal is a separate submittal from other project plan check submittals and is made directly to the Planning Division. Contact the Planning Division for copies of applicable City standards, the landscape and irrigation plan submittal checklist, and the plan review fee worksheet. Landscape and irrigation plan review fees are required and are the responsibility of the A pplicant. Any landscaped areas within the public ROW shall be permanent and fully maintained by the owner of the private property adjacent to the public ROW where the improvements are located to the satisfaction of the Director of Development Services.

13. The ratio of 15-gallon trees to 24-inch boxed trees or larger shall be four to one (4:1). `

14. A Lighting Plan shall be included within the landscape drawings showing light location, 132 of 177
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type of lighting, and areas of illumination with brightness and color limits. Include lighting for all roadways, pedestrian areas , and recreational areas. Low intensity lighting and generous landscape buffering is recommended between proposed lights and adjacent residential, particularly existing residential. Lighting shall be provided to adequately illuminate building entrances, access areas, parking areas, walkways (not including trails), and stairways.

15. The building plans shall include details for all exterior lighting to demonstrate conformance with PMC Section 17.10.150(H); including, but not limited to, reflecting light downward away from any road or street, and away from any adjoining residential development. Lighting shall be maintained in compliance with City standards by the Applicant for the life of the project.

16. All architectural details shown on the approved DR plans shall also be shown on the building plan check submittal. Any major modifications from the building and site design details not within substantial conformance to the approved plans will require a DR revision and City Council approval as determined by the Director of Development Services.

17. Signs proposed for this development shall be reviewed and approved to the satisfaction of the Director of Development Services under a separate Sign Permit.

18. The building construction drawings shall include elevations and cross -sections that show all new roof -mounted appurtenances, including, but not limited to, air conditioning and vents, screened from view from adjacent properties to the satisfaction of the Director of Development Services. Screening of utilities and mechanical equipment located on roofs is appropriate with architectural design elements such as trellises or an artistic design feature.

19. Exterior building materials and finishes shall reflect the approved elevations on file with the City and the conditions of approval, and shall be noted on the building plans, to the satisfaction of the Director of Development Services.

M. Prior to occupancy, unless other timing is indicated, the applicant shall comply with the following conditions:

( Engineering)

1. The stormwater facilities shall be complete and operational prior to occupancy.

2. The applicant shall install approved trash treatment devices per the SWTFMA to the satisfaction of the Engineering Inspector.

3. All applicable easement dedications and maintenance agreements are to be recorded prior to occupancy.

4. All existing and proposed utilities or extension of utilities required to serve the project shall be installed underground. No extension of overhead utilities shall be permitted.

5. All utility services shall be installed and completed by the property owner and inspected and approved by the Engineering Inspector. All new utility services shall be 133 of 177
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placed underground.

6. The drainage facilities, driveway, slope planting measures, and all utility services shall be installed and completed by the property owner and inspected by the Engineering Inspector for approval.

7. An adequate drainage system around the new building pad capable of handling and disposing of all surface water shall be provided to the satisfaction of the Engineering Inspector.

8. The applicant shall repair, to the satisfaction of the City Engineer, any and all damages to public improvements caused by construction activity from this project.

9. After completion of all work, record drawings signed by the engineer of work shall be submitted to Development Services for review prior to a request of occupancy, per Section 16.52.130B of the Grading Ordinance. Approval of record drawings is required prior to issuance of occupancy and release of grading securities. Initial submittal of record drawings at least three weeks prior to a request for occupancy is recommended.

10. After completion of all work, record drawings for both the grading and improvement plans, signed by the engineer of work, shall be submitted to Development Services for review prior to a request of occupancy, per Section 16.52.130B of the Grading Ordinance. Approval of all record drawings is required prior to issuance of occupancy and release of grading and improvement securities. Initial submittal of record drawings at least three weeks prior to a request for occupancy is recommended.

( Planning)

11. The proposed project shall comply with all mitigation measures established under the certified FEIR as specified in the MMRP.

12. A photometric analysis shall be provided after lighting installations to restrict light trespass and limit glare onto the adjacent public roads and onto existing neighboring properties to the satisfaction of the Director of Development Services. All light fixtures shall be designed, shielded, and adjusted to reflect light downward away from any road or street and away from any adjoining premises.

13. Installation of public improvements shown on the approved improvement plans shall be complete and operational.

14. Landscape, irrigation, and exterior site amenities shall be installed pursuant to the approved plan prior to building permit final (certificate of occupancy), except as otherwise determined by the Director of Development Services. All exterior amenities shall be reviewed and approved to the satisfaction of the Director of Development Services, and substantially similar or of better quality than conceptual images provided prior to building permit issuance.

15. No on-site parking spaces shall be assigned.

16. Applicable school impact fees shall be paid at the rate established at the time of 134 of 177
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Building Permit issuance. Please contact the Poway Unified School District for additional information at (858) 679-2570.

17. Signs proposed for this development shall be approved under a separate Sign Permit.

18. The building plans shall include elevations and cross -sections that show all roof - mounted appurtenances, including, but not limited to, air conditioning and vents, screened from view.

19. Exterior building materials and finishes shall reflect the approved elevations on file with the City and the conditions of approval, and shall be noted on the building plans, to the satisfaction of the Director of Development Services.

N. The following conditions shall be complied with to the satisfaction of the Fire Chief:

1. Life T ime Fitness is required to meet all applicable PMC and California Fire and Building Codes for this project.

2. An approved water supply capable of supplying the required fire flow of 1500GPM for fire protection shall be provided to all premises upon which facilities, buildings, or portions of buildings will be constructed. A new water main and fire hydrant shall be located within 400 feet of the structure following an approved route. A water analysis shall be performed to establish the adequacy of the existing water main and all necessary system design to serve the project. Costs of the water analysis shall be the responsibility of the applicant.

3. The approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on site.

4. Fire apparatus access roads shall have an unobstructed, improved width of not less than 20 feet, except single- family residential driveways serving no more than two improved parcels containing dwelling units shall have a minimum of 16 feet of unobstructed improved width. In most cases, the City ’s construction standards for streets (Chapter 12.20 PMC) will be more restrictive. The more restrictive standard shall apply. Vertical overhead clearance shall be a minimum of 13 feet 6 inches. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus not less than 75,000 pounds unless authorized by the Fire Authority Having Jurisdiction ( FAHJ) and shall be provided with an approved paved surface as to provide all- weather driving capabilities. A paved driving surface shall mean asphalt, concrete, or permeable paving system. The turning radius of a fire apparatus access road shall be a minimum of 28 feet as measured to the inside edge of the improvement width or as approved by the fire code official. Every building shall be accessible to Fire Department apparatus by way of access roadways with an all - weather, paved driving surface of not less than 16 feet of unobstructed width, with a roadway interior turning radius of not less than 28 feet capable of supporting the imposed loads (75,000 pounds) of fire apparatus with a minimum of 13- feet 6-inches of vertical clearance.

5. The approved fire apparatus access (driveway) for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on site.

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6. Fire apparatus access roads (driveways) shall extend to within 150 feet of all portions of the exterior walls of the first story of the structure as measured by an approved route around the exterior of the building.

7. The gradient for a fire apparatus access roadway shall not exceed 20 percent. Grades exceeding 15 percent (incline or decline) shall be constructed of PCC, with a deep broom finish perpendicular to the direction of travel, or equivalent, to enhance traction.

The fire code official may require additional mitigation measures when deemed appropriate.

8. The angle of departure and the angle of approach of a fire access roadway shall not exceed seven degrees (12 percent) or as approved by the fire code official.

9. All dead-end fire access roads greater than 150 feet in length shall be provided with approved provisions that allow emergency apparatus to turn around. A cul-de-sac shall be provided in residential areas where the access roadway serves more than two structures. The minimum, unobstructed paved radius width for a cul- de-sac shall be 38 feet in residential areas. The fire code official shall establish a policy identifying acceptable turnarounds for various project types.

10. Approved numbers or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Address numbers shall contrast w ith their background and meet the City ’s standards. The address is required at the private driveway entrance. Additional address numbers may be required where deemed necessary by the fire code official.

11. All automatic gates across fire access roadways and driveways shall be equipped with approved, emergency, key-operated (Knox Gate Key Switch) switches overriding all command functions and opening gates. Dual-keyed or dual switches shall be provided to facilitate access by law enforcement.

12. The Main building and Outdoor Fitness/Laundry/Changing Room buildings are required to be equipped with an approved automatic fire sprinkler system according to PMC requirements. The fire sprinkler system shall be designed to meet California Fire Code and National Fire Protection Association (NFPA) standards and installed by a California C16 licensed fire protection contractor. All systems are required to be monitored by an Underwriters Laboratory (UL) listed central monitoring company. The Reduced Pressure Detector Assemblies (RPDA) backflow preventer valve assemblies with tamper switches shall be monitored. The City Fire Marshal shall approve the location of these fire protection devices prior to installation. Three separate plan submittals to the fire department will be required, one for the fire service underground, a second for fire sprinkler design, and a third for the fire sprinkler monitoring / fire alarm panel.

13. Fire sprinkler riser(s) shall be located inside an enclosed closet with an exterior access man door. Door shall be labeled with a sign indicating “Fire Sprinkler Riser.”

14. A metal sign with raised letters at least 1 inch (25mm) in size shall be mounted on all fire department connections serving automatic sprinklers, standpipes , or fire pump connections. Such signs shall read: “AUTOMATIC SPRINKLERS”, “STANDPIPES”, 136 of 177
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“TEST CONNECTION”, or a combination thereof as applicable.

15. The campus shall be protected by a manual fire alarm system with occupant notification in occupancies of 300 to 999 persons. The campus shall be protected by an automatic fire alarm system with voice evacuation in occupancies of 1000 or more persons. A California C10 licensed contractor shall install the fire alarm system according to the California Fire Code and NFPA 72 standards. The fire alarm system shall include 1 manual fire alarm box (pull station), duct smoke detection, waterflow detection, occupant notification, and annunciation. The system shall be completely monitored by a UL listed central station alarm company. A separate plan submittal to the fire department is required for review and approval.

16. A ‘Knox’ Security Key Box shall be required for the building at locations determined by the City Fire Marshal.

17. 2A10BC fire extinguisher(s) are required for office areas every 3,000 square feet and 75 feet of travel distance.

18. Illuminated exit signage shall be required per the California Building and Fire Codes.

19. Emergency exit lighting shall be required per the California Building and Fire Codes.

20. Panic Hardware shall be required per the California Building and Fire Codes.

21. Backflow preventers shall be Reduced Pressure Detector Assemblies (RPDA) and meet the City’s Engineered Standard Drawings, California Fire Code, and NFPA 24.

A separate plan submittal is required to the City Fire Department for review and approval.

22. Post Indicating Valves (PIV’s) are not permitted in new construction in the City.

23. Fire Department Connections (FDC’s) are required at the backflow preventers per the City’s Engineered Standard Drawings and the California Fire Code.

24. Commercial type 1 kitchen hoods with mechanical ventilation exhaust, protected by commercial kitchen fire suppression systems shall be required per the C alifornia Building and Fire Codes. Plans to be submitted directly to the fire department for review and approval.

25. Class K fire extinguishers are required per the California Building and Fire Codes.

26. An occupancy load sign is required per the California Building and Fire Codes.

27. Master keys for the fire department Knox box are required to be placed in Knox Box per the California Fire Code.

28. Fire lanes shall be provided and maintained per the California Fire Code. Fire lane markings shall first be approved by the fire marshal.

29. Electrical and mechanical rooms shall be identified by signage and maintained free of any combustible storage per the California Fire Code.
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30. Mechanical refrigeration shall comply with the California Fire Code.

31. Cryogenic fluids shall comply with the California Fire Code.

32. Type 1 hood cleaning schedules shall comply with the California Fire Code.

33. Kitchen fire suppression service schedules shall comply with the California Fire Code.

34. Fire extinguisher service schedules shall comply with the California Fire Code.

35. Fire sprinkler services shall comply with the California Fire Code.

36. Fire alarm system services shall comply with the California Fire Code.

37. Cooking oil storage shall comply with the California Fire Code.

SECTION 8:

The previously approved CUP 19-005 and DR 19-001 are still in effect for the duration of the approved uses. The current project approval of CUP 22-0004 and DR 22-0002 shall expire July 17, 2026, at 5:00 p.m., unless a Building Permit has been issued and construction has commenced on the property; unless, prior to the expiration, a request for a time extension is submitted to the Development Services Department and a time extension is subsequently granted by the City Council.

SECTION 9:

The parties are hereby informed that the time within which judicial review of this decision must be sought is governed by Section 1094.6 of the California Code of Civil Procedure.

PASSED,
APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Poway, California on the 16th day of July, 2024 by the following vote, to wit:

AYES:

NOES:

ABSTAINED:

ABSENT:

DISQUALIFIED:

______________________________
Steve Vaus, Mayor

ATTEST:

________________________________
Carrie Gallagher, CMC, City Clerk
138 of 177
July 16, 2024, Item #18

ATTACHMENT D
s::

VICINITY MAP
SPA22-0001, DR22-0002
and CUP 22-0004
APN 273-932-25

ESPOLA RD
)> SAGEWoo
~ ..._'D..:;:D~R.1....------.
z
("'\
0 ~
1h
139 of 177
July 16, 2024, Item #18
Lomas Verdes Dr
Edina Way
Q~ Saint Andrews
Valle
Verde Park
Jimmy Way
'--
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QJ
'--
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Espo I a Rd ----------------...J
Tam O Shanter Dr
Subject Location :

APN 273-932-25
Dean Ct
0 0dcroft
0 Espola Rd
0 0.25
-----•=====:] Miles
This map provided without warranty of any kind, either express or implied, including but not limited to, the implied warranties of merchantability and fitness for a particular purpose.

This map has been prepared for descriptive purposes only and its accuracy cannot be guaranteed. Last Revised: 6/20/2024 140 of 177
July 16, 2024, Item #18
• - ion-Rd
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City of Poway
Zoning / Location Map
Item: SPA22-0001, DR22-0002 and CUP 22-0004
• NORTH
0 1,000
~~~-~~~~~ Feet
250 500
141 of 177
July 16, 2024, Item #18
Site Development Plan, Elevations, Wall and Fencing Plan, Conceptual Landscape Plan Also available on the City’s website at the following link:
poway.org/DocumentCenter/View/11007/Site-Development-Plan-Elevations-Wall-and- Fencing-Plan-Conceptual-Landscape-Plan

ATTACHMENT E
142 of 177
July 16, 2024, Item #18
-+-----i)d
143 of 177
July 16, 2024, Item #18
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145 of 177
July 16, 2024, Item #18
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July 16, 2024, Item #18
LIFETIME.

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July 16, 2024, Item #18
151 of 177
July 16, 2024, Item #18
-,
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July 16, 2024, Item #18
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ASSESSOR'S PARCEL NUMBER

LIFETIME'
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153 of 177
July 16, 2024, Item #18
From: TERESA SCHROEDER
To: Anita Edmondson
Subject: Lifetime Fitness
Date: Monday, July 1, 2024 1:02:26 PM
[You don't often get email from [email protected]. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ]

EXTERNAL EMAIL
I am a resident of District 2 living in Vineland Hills. The upcoming plans for Lifetime Fitness are very concerning to me. This facility is much to large for our area and is not what we all voted to accept.

A facility that was originally works for the community. The traffic has already increased with the new homes and to add commercial traffic is beyond acceptable.

Please help us with sharing this message with the city council. Our infrastructure does not support this increase in scope
Thank you
Terri Schroeder
14145 Decant Drive
Poway
Sent from my iPhone
Terri

ATTACHMENT F
154 of 177
July 16, 2024, Item #18
From: Steven Stone
To: Steve Vaus; Caylin Frank; Brian Pepin; Peter De Hoff; Anita Edmondson Cc: Carrie Gallagher
Subject: GVCA"s Opposition to the Lifetime Fitness Development Date: Tuesday, July 2, 2024 4:40:01 PM
Some people who received this message don't often get email from [email protected]. Learn why this is important

EXTERNAL EMAIL

VIA EMAIL
Poway City Council
13325 Civic Center Drive
Poway, CA 92064

Dear Mayor and Members of the Poway City Council,

The Green Valley Civic Association (GVCA) is writing to express our strong opposition to the proposed 30,500 square foot Life Time Fitness club at The Farm development in Poway. As a community leader for over 60 years, we believe this proposal does not align with the community’s long-term vision and needs. We urge you not to approve modifications to “The
Farm” Specific Plan, which currently allows for a 2,953 square foot fitness club.

The significant increase in the size of the proposed fitness club raises serious concerns, particularly regarding traffic safety. A critical issue is that Goodeve Drive, a 25mph residential street, would serve as the main access point to this commercial development. The additional traffic generated by such a large facility would pose a danger to residents, especially children playing in their yards and at the neighborhood park on Goodeve.

Moreover, our recent survey completed by over 400 local residents revealed that 80% are opposed to the Life Time proposal, with 73% preferring the originally approved 3,000 square foot fitness club. Only 38% of respondents expressed any interest in seeing other proposals for the site. These numbers clearly indicate that the majority of the community does not support
the Life Time Fitness plan and values maintaining the integrity of the Specific Plan.

I
Yes
No
No•Opinlon
CON'CER!NS
No,concems
Traffic
Noise
Visual lm,pact
Support tlhe Ufetlime
Chlb
73 ]24
7 43
349
272
242
iS.1%

80.2%

1.7%
• survey period June 12 thru J:une 25, 2024
Pr,efer ~he 3,800· sf
facillity appraoved
291 72.6%
80 20.0%
30 7.5%
Uke to See other
!Proposals
l!.4.S 38.2%
1l6.t 42.4%
74, 19.5'%
+
155 of 177
July 16, 2024, Item #18

It is crucial that any development within The Farm adheres to the originally approved Specific Plan and not be amended to accommodate a large commercial facility that would be intrusive and undermine the community’s voice.

In conclusion, the GVCA urges the Poway City Council to consider the long-term implications of approving this proposal. The Life Time Fitness club does not align with the community’s vision or needs. A smaller, community-focused fitness club, as originally envisioned in the Specific Plan, would be far more appropriate, and beneficial for the residents of The Farm, and Poway as a whole.

Thank you for your attention to this matter. We trust that you will make a decision that upholds the values and long-term vision of our community.

Green Valley Civic Association

Steven Stone, President
Steve Polito, Vice President
Vanessa Springett, Secretary
Jack Tripp, Treasurer
Wayne Hamburger, Board Member
David Rauterkus, Board Member
Tim Flood, Board Member
156 of 177
July 16, 2024, Item #18

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157 of 177
July 16, 2024, Item #18
Pat & Tom Finn
17124 Cloudcroft Dr.

Poway, CA 92064
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July 16, 2024, Item #18
From: Juzar Merchant
To: Anita Edmondson
Subject: Re: Follow up
Date: Wednesday, July 3, 2024 1:17:52 PM
Attachments: image.png
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EXTERNAL EMAIL
Anita,
Will anyone from Lifetime or associated parties be meeting privately with any or all members of the city council prior to the hearing?
If so, can the minutes of that meeting be shared publicly before the July 16th hearing? If a PRR is submitted we won’t be able to access that info in time.

Since the application is already submitted and after the city report is issued on July 9th, will any member of city council or planning or any other member of the staff be allowed to meet privately with Lifetime?
Or is there a moratorium on communication between July 9th and 16th? Also, I’ve done a thorough search in the SP for the 100,000 sq ft of programmed space, and I can’t find anything. If you happen to come across it, would you be kind enough to send me a reference?
Juzar Merchant
On Fri, Jun 28, 2024 at 10:15 Anita Edmondson <[email protected] > wrote:

Hi Juzar
I fully understand that you disagree with the traffic count methodology, and I have made note of it as part of my information intake on the Life Time proposal.

As you may already be aware, it is anticipated that the project will be presented to the City Council for public input and consideration on July 16 and staff is preparing its report to be released on July 9. If you would like to review the staff report in advance of the council meeting, you can go to the city’s website (poway.org
) and sign up to receive alerts on
council meetings and other city events/meetings here. The public will have an opportunity to speak on the agenda item after staff’s presentation at the meeting. If you plan to speak, submit a speaker slip to the clerk before the meeting begins. 159 of 177
July 16, 2024, Item #18
A side note about property taxes: property taxes are based on the assessed value of the property, not square footage of the home. Taxes are calculated, assessed, billed and collected by the San Diego County Assessor’s Office, not local municipalities. You can find more information on their website here.

BesWregards,
Anita Edmondson
Councilmember, City of Poway
858.354.2135
[email protected]
www.poway.org
From: Juzar Merchant <[email protected]>
Date: Thursday, June 27, 2024 at 3:30 PM
To: Anita Edmondson <[email protected]>
Subject: Re: Follow up

EXTERNAL EMAIL
Anita,
And to reiterate, and perhaps state in a different way….

The original specific plan leaving out the non-enclosed areas for traffic generation was an outright error. To claim “SANDAG” but to only selectively apply the SANDAG is an error that should be fixed NOW.

PCITIOFY
OWA~_.,
160 of 177
July 16, 2024, Item #18
The right thing to do is re-calculate all of The Farm trip generation indicating there was a mistake initially. Then do a comparison of the updated original vs new.

I reject the notion that just because something is coded into the specific plan, it is the “truth”. A tongue-in-cheek example…the Specific Plan could say…”everywhere you see a number 9, it is actually a 6. So if I say 29, I actually mean 26.” That doesn’t make it the truth….its just tricks that are intended to remain buried or go over the head of the less discerning reader / voter who may not have the confidence, skills, or time to challenge obfuscating information.

What if the Specific Plan stated that homeowner property tax was 0.5% instead of 1.13% and it got passed because it was buried or stated in the most obtuse manner that wasn’t detected?
The list of silly examples could go on and on.

I’m sending a detailed message to Alan about this as I don’t even understand how it could be legal to just redefine your own traffic rules. If this is allowed to pass without a challenge by Planning or City Council, you’ll most likely see applications for “outdoor” businesses rise significantly.

Heck, I may even apply for my own residential overlay district that exempts my laundry room, and any utility area from property taxes? Why can’t I do it if Lifetime is allowed? So you say city planning will get it thoroughly. Okay…this is so obvious, that if it is missed in 2020 and again in 2024, it would indicate a major systemic problem.

Maybe I’m totally missing some key detail in my attempt in understanding this application, and if so, then fine. But the more insight I gain into this, I feel more confident in my assessment.

Juzar Merchant
161 of 177
July 16, 2024, Item #18
On Tue, Jun 25, 2024 at 23:43 Juzar Merchant <[email protected]> wrote:

Anita,
Thanks for providing so much detail in your response pertaining to the PDC and Lifetime PDC - that was very helpful.

I'm copying / pasting a portion of your response that I'd like to dive into further:
"Calculating the building square footage - in the approved Specific Plan, traffic impacts are calculated based on enclosed building square footage. The San Diego Association of Governments (SANDAG) provides guidance to the region on evaluation of traffic impacts associated with a project. This guidance provides anticipated traffic generation rates for uses that are calculated based on building square footage, defined by the Institute of Traffic Engineers as the area within the outside faces of exterior walls. The building square footage is used to estimate the anticipated traffic for a particular use that is inclusive of ancillary outdoor spaces such as pools and courts."

1. "in the approved Specific Plan, traffic impacts are calculated based on enclosed building square footage". The Specific Plan does not DEFINE guidance on traffic generation - it USES the guidance provided by established guidelines such as SANDAG (NOT SO) BRIEF GUIDE OF VEHICULAR TRAFFIC GENERATION RATES FOR THE SAN DIEGO REGION. I've searched through the Specific Plan, and could not find any such definitions that only enclosed building square footage counting towards traffic - if you locate that section number, please let me know. To my understanding, SANDAG does not differentiate between enclosed and non-enclosed. For example, many beachside restaurants have a very small percentage of enclosed seating space, with their non- enclosed seating space generating most of the traffic.

2. "anticipated traffic generation rates for uses that are calculated based on building square footage, defined by the Institute of Traffic Engineers as the area within the outside faces of exterior walls.". Per Lifetime's own engineering drawing in the March 22, 2024 submission, the area within the outdoor faces of exterior walls is about 60,000 sq ft.

These "California Rooms" will have a poured foundation, supporting columns, an external facade that is indistinguishable from the rest of the building facade. Even if not called out in the application, it leaves a possibility of fully enclosing some of this space with retractable glass doors in the future, essentially making it indoors. These are the true external walls of the facility, especially for a single story facility where the columns support only the weight of the roof and not another floor above. The only way these can disappear from square footage calculations is to re-define what a "wall" means. This brings up a very, very, very, very, very important point. 162 of 177
July 16, 2024, Item #18

3. From the March 22, 2024 Lifetime application (pg. 24): "4.3 Non Enclosed Roofed- Over Area Structures: Building Area square footage shall not include Non- Enclosed Roofed-Over Area Structures at The Club. For The Club, a Non-Enclosed Roofed-Over Area Structure is defined as a structure where at least two sides of the structure remain open to the outdoors, including but not limited to a pavilion, cabana, trellis, roof, or shade structure. Openings of Non-Enclosed Roofed-Over Area shall be permitted to be enclosed with insect screening." So Lifetime is now attempting to re- define what a "building" means and what a "wall" means. These are all traffic generating floor areas. For example, the LA Fitness and 24-Hour Fitness all usually have their pools and laundry rooms enclosed - they count as traffic generators. In another indoor gym, what Lifetime calls "OUTDOOR FUNCTIONAL TRAINING" would simply be called "FUNCTIONAL TRAINING". What Lifetime calls "OUTDOOR YOGA" would be simply be called "YOGA STUDIO 2". Other than the perceived luxury, both Lifetime and their competitors serve the same basic function of health and fitness. What justification would Lifetime have to delete its square footage by simply referring to its space as "outdoors"? This attempt to re-define what a wall and building mean has ABSOLUTELY NOTHING TO DO WITH TRAFFIC ENGINEERING - if it did, Lifetime would not consider it necessary to add this section to the "Club Overlay District". This section of their application is by far the most outrageous and insults the intelligence of everyone involved. I strongly feel this section should be rejected in its entirety by City Planning and City Council.

4. "The building square footage is used to estimate the anticipated traffic for a particular use that is inclusive of ancillary outdoor spaces such as pools and courts." This statement doesn't make any sense and I don't agree with it, but let's accept that pools and courts don't count as traffic generators when part of another building. Take a look at the red- highlighlighted borders below. Those are not pools or courts, yet they're considered "outdoors" just because they're roofed over and not fully enclosed.

5. Property Taxes. If approved by City Council and voters as written, what would be the property tax basis? My home's property tax is based on square footage. I don't have a California Room, but if I did, it would count towards my property tax basis. Are Lifetime's large "roofed over" structures going to count towards that basis?

6. Re-Definition of Sunrise. The Specific Plan calls out for OS-R activities available starting sunrise. In one of the community meetings, Lifetime stated they're attempting to add "clarity" to sunrise. Now if there is one definition that DOES NOT need clarity, it is sunrise. It is around 5:30 AM this time of the year for only a couple months, and then ranges up to around 6:30 AM or so depending on season. So to add "clarity", the definition was changed from 5:30 AM (the absolute earliest) to 5:00 AM? I think 5:30 AM would be a good opening time.
163 of 177
July 16, 2024, Item #18

7. Thanks for providing the contact information of Stephanie Griffin and John Boarman.

I've already been in a few meetings with Stephanie Griffin, and submitted several questions. The responses provided were very evasive. I just e-mailed John Boarman with traffic questions - he said the team will review and respond to me.

On Tue, Jun 25, 2024 at 8:08ௗPM Anita Edmondson <[email protected]> wrote:

Hi Juzar
Thank you for reaching out again. I appreciate your continued engagement in this proposed project and desire to understand the details and the process. To give you further insights and to answer your questions, I’d like to share more with you about the process when the city receives such an application:
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164 of 177
July 16, 2024, Item #18
Pre-development conferences (PDC)
The City offers any property owner interested in developing their property the opportunity to apply for a pre-development conference. The PDC application is a high-level summary of the proposed project, it is not a formal application for the City Council to approve or deny a project.

When staff reviews the PDC application, there may be correspondence with the applicant as staff prepares an agenda report to be presented to the City Council.

However, the applicant can propose whatever they would like – City staff has no control over what is presented to the City Council.

Life Time PDC
As noted in the Life Time PDC report from March 3, 2023, as part of the PDC application the applicant acknowledges that City Council is not making a decision on the project at the PDC. Rather, it is an opportunity for the City Council to provide feedback on the proposed project.

This feedback can be incorporated by the applicant into their submission should they choose to pursue a formal application for City Council consideration.

Following City Council feedback and direction at the Life Time PDC, as well as questions and comments received from the public, staff determined the proposed project is not a minor modification and will require a formal Specific Plan Amendment that, if approved by the City Council, must be subsequently approved by a majority vote of the people to be effective.

Note: the Life Time PDC was prior to my appointment to council in August 2023; but I was vice president of the GVCA board of directors at the time, and we were following the project as it came to light and evolved.

Specific Plan Amendment Application process
Communication between the City’s Development Services staff and project applicants is part of the work staff does on a daily basis as part of their normal process of reviewing applications for projects city-wide. Staff asks applicants and their consultants questions, gets clarification on items and may request additional information if needed.

City staff evaluate how projects conform to established City standards/codes and ensures that potential impacts of a project are included in the information presented to the City Council for consideration.

Calculating the building square footage - in the approved Specific Plan, traffic impacts are calculated based on enclosed building square footage. The San Diego Association of Governments (SANDAG) provides guidance to the region on evaluation of traffic impacts associated with a project. This guidance provides anticipated traffic generation rates for uses that are calculated based on building •
•
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•
•
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•
•
165 of 177
July 16, 2024, Item #18
square footage, defined by the Institute of Traffic Engineers as the area within the outside faces of exterior walls. The building square footage is used to estimate the anticipated traffic for a particular use that is inclusive of ancillary outdoor spaces such as pools and courts.

Projects requiring City Council approval
For all development projects requiring City Council approval - following staff’s complete review of formal application materials, when all steps in the application process are completed, the item is agendized for City Council consideration, the appropriate public hearing notices are mailed out, and staff prepares the agenda report with all applicable project information, conditions of approval, and staff recommended action.

The City Council then reviews the staff report, hears the staff and applicant’s presentations and public comments at the City Council meeting, asks staff and the applicants questions, may modify the conditions of approval, and then takes action on the proposed project.

In addition to the application material available on the City’s website, your recent communication with Development Services staff, and your public records requests, I encourage you to contact the following sources directly for further information prior to the application coming before City Council:

Specific questions about the project may be directed to:

Steph Griffin, Development Manager with Life Time, [email protected] .

Specific questions about the traffic analysis may be directed to:

John A. Boarman, P.E., with Linscott, Law & Greenspan, Engineers, who prepared the traffic analysis, [email protected] .

Regarding your question about my review of the application and key takeaways, while I know this answer may be frustrating, the City Council cannot take positions on projects prior to the public City Council meeting. It is our responsibility to hear all relevant information from staff, the applicant, and the public before taking a position on a project. That said, I have and continue to review the information that is publicly available at this time and do have questions for Life Time that I plan to ask during the City Council meeting.

Let me know if you have any questions about the information here or would like additional clarification on the process.

Best regards,
Anita Edmondson
Councilmember, City of Poway
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166 of 177
July 16, 2024, Item #18
858.354.2135
[email protected]
www.poway.org Error! Filename not specified.

From: Juzar Merchant <[email protected]>
Date: Wednesday, June 19, 2024 at 11:57 PM
To: Anita Edmondson <[email protected]>
Subject: Re: Meeting Request

EXTERNAL EMAIL
Anita,
Lifetime has been communicating with the City of Poway for 2 years in pre-development meetings, yet an application was submitted for a 30,500 sq ft facilitySOMEBODY on city staff "okayed" that - common sense tells me that it would nothave been submitted if anyone on city staff indicated - "no it is not a 30,500 sq ftfacility - it is larger because these California Rooms with mosquito netting count ausable space. If you submit an application that understates the facility size, it will berejected"
Understating the size impacts not only traffic analysis, but also the property taxes thatwould be paid.

Have you now had an opportunity to review the Lifetime application? What are yourkey takeaways thus far?
Juzar Merchant
On Thu, Jun 13, 2024 at 5:19ௗPM Anita Edmondson <[email protected]>wrote:
167 of 177
July 16, 2024, Item #18
+L-X]DU
Thanks for your additional input and questions about the Lifetime proposal. Please be assured that the city takes all public records requests very seriously and dedicates a great deal of time to ensuring that they are thorough and within the scope of the request.

The Lifetime application is currently under review by staff, so they are still in the process of vetting it. They would not make a recommendation to city council at meeting without a thorough review of the application. Staff is also putting together information to answer some of the questions raised by the community. You might be hearing directly from development services with this information. And if I receive any information first-hand, I will share it with you.

Best regards,
Anita Edmondson
Councilmember, City of Poway
858.354.2135
[email protected]
www.poway.org
From: Juzar Merchant <[email protected]>
Date: Friday, June 7, 2024 at 7:58 AM
To: Anita Edmondson <[email protected]>
Subject: Re: Meeting Request

EXTERNAL EMAIL
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168 of 177
July 16, 2024, Item #18
Anita,
Thanks a lot for stopping by and taking the time to meet with me 3 weeks ago. My apologies for the delayed response, but after waiting over a month for my information records request from the City for the Lifetime application, it was finally posted to the city website. Per your suggestion, I'll contact Peter DeHoff as well, but in the mean time, feel free to forward this e-mail to him! After quickly going through this, there are now even more issues identified. For example, Lifetime wants a "Club Overlay District", which is a nebulous term they've coined for "we want our own rules written for us by us - the specific plan doesn't apply to us".

Also, after going through the SANDAG documentation a bit further, I've now confirmed the following:

1. In order for any two commercial areas to offset each other with internal capture credits (the credits that should get subtracted from the ADT's to reduce the traffic count), the areas must be within 0.25 miles walking distance of each other. In this case, the vehicular entrances of the 2 commercial areas are more than 1,320 ft (0.25 miles), thus these cannot offset each other in any traffic calculation / credits. Now, one can get creative and possibly conjure up a distance less than 1,320 ft if the criteria of boundary-to-boundary (vs. entrance-to-entrance) is used; however, that would be extremely disingenuous because there is no practical purpose served walking from one commercial area boundary to another - door-to-door makes more sense, and if that were the case, the distance would be even greater than that shown on the map below.

2. City Planning should really vet all these things out BEFORE any proposal is put forward before the voters or even city council. Unfortunately, during the Nov 2023 sessions, when I heard Bob Manis talk about SANDAG vs. CAPCOA, he used the terminology "more conservative" and "less conservative" - not once did I hear him use the word "appropriate" or similar.

3. Emphasis is on the square footage Lifetime has used in the EIR (aka "traffic analysis"). They've classified key components to their business as accessories. For example, on their plan, a laundry is considered an "accessory" - does this pass the test for basic business ethics and decency? No, the laundry is not an attraction that draws members in, but it is not an accessory - without it, a healthclub or full service pool cannot function - that is not an accessory. It MUST be counted as square footage.

Same goes with the their restaurant - it is 175 seat restaurant - don't tell me that a restaurant this size will be reserved for members only. Do any restaurants that have planned outdoor seating (pre-covid) not count the space as traffic generators? It can go on and on for every "outdoors" area that Lifetime has proposed (other than the pool and pickleball courts).
169 of 177
July 16, 2024, Item #18

4. The most appropriate use of the SANDAG methodology is the following: 30 ADT's per 1000 sf of indoor space (that's approx 50,000 sf / 1000 * 30 = 1,500), 40 ADT's per raquetball court (this is not racquetball, but same principle, 6 courts x 40 ADT's per court = 240 trips), plus 300 ADT's per acre for all remaining square footage (I haven't run the numbers yet, but estimate it will add a couple hundred more). But at this point, there are already about 1,740 ADT's with just the first 2 items, not even including the pool. Where is City Planning in all this as a cross check? Citizens like me should not be diving so deep into these types of things - the city staff, while remaining impartial, should make the developer do the due diligence and ensure a reasonable number per the established guidelines is presented to the public. Then whether the public wants it or not - that is a different story - but at least perform the quality check on the numbers presented to the public. Again, the square footage presented for traffic analysis is so far off, that this should not even make it to city council for a vote, let alone the public.

Thanks again for your time. I know this is a lot of detail, but it is necessary to counter the whirlwind of selective data currently being presented by Lifetime.

Sincerely,
Juzar Merchant
170 of 177
July 16, 2024, Item #18
On Fri, May 17, 2024 at 1:10ௗPM Anita Edmondson <[email protected]> wrote:

Hi, Juzar
It was a pleasure meeting with you yesterday. I appreciate your hearing your thoughts on the Lifetime Fitness Center proposal, particularly as it relates to traffic and the traffic study. I am taking all input into consideration.

Again, welcome to Poway. I hope you and your family enjoy being a part of this special community.

Anita Edmondson
Councilmember, City of Poway
858.354.2135
[email protected]
www.poway.org
Error! Filename not specified.

From: Juzar Merchant <[email protected]>
Date: Thursday, May 16, 2024 at 3:40 PM
To: Anita Edmondson <[email protected]>
Subject: Re: Meeting Request

EXTERNAL EMAIL
I’ll be home by 3:45 PM
On Wed, May 15, 2024 at 15:28 Anita Edmondson <[email protected]> wrote:

Sounds great. I have a hard stop at 4:45 tomorrow, so if my meeting with Mary Ellen ends a little early, I’ll head your way. Thanks for being flexible! 171 of 177
July 16, 2024, Item #18
I look forward to meeting you.

Anita Edmondson
Councilmember, City of Poway
858.354.2135
[email protected]
www.poway.org
Error! Filename not specified.

From: Juzar Merchant <[email protected]>
Date: Wednesday, May 15, 2024 at 3:26 PM
To: Anita Edmondson <[email protected]>
Subject: Re: Meeting Request

EXTERNAL EMAIL
Anita,
My neighbor Mary Ellen can meet you at 3:00 PM, and I’ll meet you at 4:00 PM.

She confirmed this swap works for her.

So can we confirm 4 PM on Thu, 05/16 then?
Juzar Merchant
On Wed, May 15, 2024 at 14:59 Anita Edmondson <[email protected] >
wrote:
172 of 177
July 16, 2024, Item #18
Hi Juzar
I can before that, around 3:00. Would that work for you? ANita Edmondson
From: Juzar Merchant <[email protected]>
Sent: Wednesday, May 15, 2024 2:52 PM
To: Anita Edmondson <[email protected]>
Subject: Re: Meeting Request
You don't often get email from [email protected]. Learn why this is important

EXTERNAL EMAIL
Hello Anita,
I understand you’re meeting with one of my neighbors at 4:00 PM tomorrow.

My house is right next to hers (16943 Dorlyn Way). Would you be available immediately after your meeting with her?
Juzar Merchant
On Wed, May 15, 2024 at 13:04 Anita Edmondson
<[email protected]
> wrote:

Hi Juzar
Thanks for your message. I see you also sent another message to Hector, Alan Fenstermacher and council with more specific feedback and questions.

Let me know if you’re free to chat this afternoon, after 3:00pm, including the evening, or any time tomorrow. I can stop by your house if you prefer.

I
173 of 177
July 16, 2024, Item #18
Best regards,
Anita Edmondson
Councilmember, City of Poway
858.354.2135
[email protected]
www.poway.org
From: Juzar Merchant <[email protected]>
Date: Wednesday, May 1, 2024 at 4:58 PM
To: Anita Edmondson <[email protected]>
Subject: Meeting Request
You don't often get email from [email protected]. Learn why this is important

EXTERNAL EMAIL
Anita,
I’m a resident of The Farm community. Have been a Poway resident since Sept 2023 and absolutely love it thus far.

I’d like to meet to discuss some thoughts and concerns. Over the phone is fine, but in person at city hall would be better.

I
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July 16, 2024, Item #18
This is pertaining to the Lifetime Fitness application to the City of Poway, but also other issues as well.

When would be a good time to talk?
Sincerely,
Juzar Merchant
321-285-9393
175 of 177
July 16, 2024, Item #18
From: Debbie Schneider
To: City Clerk
Subject: Life Time Fitness
Date: Monday, July 8, 2024 9:05:41 AM
You don't often get email from [email protected]. Learn why this is important

EXTERNAL EMAIL
I noticed that Life Time is meeting with the City Council on July 16 about getting a 30,500 square foot recreation club approved at The Farm. We the voters approved only about 3,000 square ft and this should go back to the voters. Please advise the Council that this should be voted on.

Deborah Schneider, Voter
I
176 of 177
July 16, 2024, Item #18
From: PATRICIA ROWEAN
To: City Clerk
Subject: Lifetime Proposal
Date: Saturday, July 6, 2024 12:15:33 PM

EXTERNAL EMAIL
We live at 13540 Cloudcroft Court in Poway adjacent to The Farm Community. We as well as almost all of our neighbors are strongly opposed to the Specific Plan Amendment (SPA) 22-0001 Development Review (DR) 22- 0002 and Conditional Use Permit (CUP) 22-0004, a request to amend The Farm in Poway Specific Plan (SP 18-001) to allow construction of a 30,500 square foot recreational club with outdoor fitness uses, restaurant, alcohol sales, small supportive retail including day spa, and lighted recreational court. This is a huge commercial venue which does not belong in the middle of a high end residential area. For one thing alcohol sales should never be allowed in such a close proximity to a school as well as residences. The traffic along Espola Road during the school year is already very heavy and dangerous. Many of the children who live in these residences will be walking to Painted Rock as well as Chapparal School and that is of great concern for their safety. The fact that it will be open from 5:00 am to 10:00 pm with the parking lot lights disturbing the sky and the noise with people coming and going at those hours will be intolerable. We have lived in our house over 51 years and the noise ricochets around the surrounding hills. Ask yourselves if you would want this in your neighborhood, if the answer is no then do what you were elected to do and protect the residents who voted you in. Respectfully, Pat and Don Rowean 177 of 177
July 16, 2024, Item #18
DATE: July 16, 20
24 TO: Honorable Mayor and Members of the City Council
FROM: Alan Fenstermacher, City Attorney
Carrie Gallagher, City Clerk
CONTACT: Alan Fenstermacher, City Attorney
(858) 668-4508 or [email protected]
Carrie Gallagher, City Clerk
(858) 668-4535 or [email protected]
SUBJECT: Consideration of Placing a Measure on the November 5 , 202 4 General Municipal Election Ballot which would amend The Farm in Poway Specific Plan to allow development of a 30,500 square -foot Recreational Fitness Club with outdoor fitness uses, lighted recreational courts, two swimming pools, fitness center, café with bar, alcohol sales, a day spa, small supportive retail, and parking on 6.87 acres ; Direct the City Attorney to Prepare an Impartial Analysis; Adopt Resolutions Authorizing the City Council to file Written Arguments; and Provide for Filing of Rebuttal Arguments Summary:

The City of
Poway is scheduled to conduct the General Municipal Election on November 5, 2024, for the purpose of electing one Councilmember from District No. 2 and one Councilmember from District No. 4. Resolutions to commence the election process in conformance with the State of California' s election laws were adopted by the City Council considered for adoption at its June 18, 2024 meeting.

Life Time Fitness (“Applicant”) has submitted an application to amend The Farm in Poway Specific Plan (“Specific Plan”), as well as approve a Development Review (“DR”), Conditional Use Permit (“CUP”) and an addendum (“Addendum”) to The Farm in the Poway Environmental Impact Report (SCH# 2019059048) (“EIR”) to allow development of a 30,500 square -foot (sf) Recreational Fitness Club with outdoor fitness uses, lighted recreational courts, two swimming pools, fitness center, café with bar, alcohol sales, a day spa, small supportive retail, and parking on 6.87 acres in the area of Specific Plan contemplated as the location of “the Club” in the existing Specific Plan (“Project”).

In the event the City Council approves the Project (see Public Hearing Item No. 18 ), the Specific Plan amendment (as well as the other entitlements) will not be effective without voter approval, which will need to be placed on the ballot for the November 5 , 2024 General Municipal Election, as required by the text of the Specific Plan regarding major amend ments (and Ordinance No. 283, more commonly referred to as Proposition FF).
1 of 119
July 16, 2024, Item #19
AGENDA RE PQ RT City of Poway

CITY COUNCIL
Recommended Action:

It is recommen
ded the City Council adopt the attached resolutions (Attachments A through C) to order the placement of a measure on the ballot for the November 5, 2024 General Municipal Election to obtain voter approval of the Project; to authorize Councilmembers to file, and to establish priorities for filing written arguments; to direct the City Attorney to prepare an impartial analysis; and to approve the filing of rebuttal arguments.

Discussion:

The City of Po
way is a general law city. General Municipal Elections are governed by the California Government and Elections Codes. In addition, the Specific Plan states that “[e]xcept for Minor Modifications, Specific Plan amendments to the OS -R and the OS -C zoning districts shall require a Proposition FF city -wide vote of the people.” (Specific Plan, p. 8 -7.) Proposition FF, adopted by the voters of the City of Poway on November 8, 1988, requires voter approval of land use changes to certain property, and here, is triggered by the foregoing language in the Specific Plan.

The area where the Project is to be located is in the Specific Plan’s OS -R land use designation , the proposed Specific Plan Amendment to allow the Project does not qualify as a Minor Modification. The following modifications to the Specific Plan qualify as Minor Modifications (Specific Plan, pp. 8-9, 8-10):
(1) Additions, deletions, or modifications to Table 3.2: Permissible Open Space Uses and Table 3.5: Permissible Residential Uses which include uses similar to a use already listed and are consistent with the purpose and intent of the particular district an d the Environmental Impact Report for the Specific Plan, provided that density, intensity, and traffic, are not increased.
(2) Minor modifications to design guidelines for architectural features and materials, landscape treatments, lighting, and signage which are consistent and compatible with the surrounding area and neighborhoods.
(3) Revisions to exhibits in the Specific Plan that do not (a) substantially change the Specific Plan’s Purpose, Authority, Vision or Objectives; (b) reduce setbacks to specific plan boundaries.
(4) Modifications to the Specific Plan that are of a similar magnitude to those listed above, which are deemed minor by the Director and conform to the Purpose, Authority, Vision and Objectives of this Specific Plan.

Given the increase in maximum permitted non -residential square footage, as well as other changes to the Specific Plan, the Project does not fall under any of these categories, and a “Proposition FF city- wide vote of the people” is required. The Specific Plan Amendment (“SPA”) will be placed on the ballot, and the DR and CUP are not effective unless and until the SPA is approved by a majority vote of the people of Poway.

In accordance with Proposition FF, Section 3(C), “[i]n the event that the City Council approves a change, amendment, subdivision map, or other land use decision which must, by the terms of this Ordinance, be adopted by the voters of the City in order to become effective, the City Council shall set such matter to election by placing it on the ballot as a Council sponsored measure. No initiative petition shall be required to be filed by the proponent of such measure.” 2 of 119
July 16, 2024, Item #19

Proposition FF, Section 3(E) further states that “[t]he City Council shall set any election required by this Ordinance to the next available general municipal election at no cost to the proponent of the land use change requiring the election." According to the San Diego County Registrar of Voters Office, the total estimated cost projection of placing a ballot measure in addition to the candidate seats on the November 5, 2024 General Municipal Election would be $80,000 to $120,000 . The actual costs are likely to vary depending on how many jurisdictions participate. The figures provided are a projection based on past elections that were similar in size and scope. While not required per Proposition FF , the Project Applicant has voluntarily offered to reimburse all of the City’s costs associated with placing the Project on the November 5, 2024 ballot, for the benefit of the public and in recognition of the burden it would place on the City’s taxpayers to require the City to fund a ballot measure relating to an entirely private, for profit development project.

If the Project is approved by the City Council, the City Council is required to take certain actions with respect to placing the Project before the voters, setting the priorities for filing written arguments, directing the City Attorney to prepare an impartial analysis, and providing for the filing of rebuttal arguments for the ballot measure.

Under consideration would be the following questions:

Does the City Council wish to allow its members to submit an argument in favor or against the measure?

The law allows the City Council to authorize Councilmembers to author arguments in favor of, or against, the measure. It is not necessary to identify which Councilmembers will make such arguments, and it is not necessary that Councilmembers should be limited to one side or the other of the measure.

Regardless of the Council’s action, members of the public are able to file a written argument for or against the measure. (Elections Code § 9282 et seq.)

Does the City Council wish to allow rebuttals to the arguments in favor of or against the measure?

Whether Councilmembers are authorized to file written arguments, the City Council must also consider if rebuttal arguments are to be allowed. If so, staff recommends the Council authorize the same individual or group writing the argument in favor of or against the measure, also be authorized to write the rebuttal.

Arguments are not to exceed 300 words in length and rebuttals may not exceed 250 words in length (Elections Code §§ 9282, 9285). Arguments and rebuttals may not be signed by more than five persons.

Since the City will be consolidating the municipal election with San Diego County Registrar of Voters for the statewide General Election, the deadlines for the submittal of arguments and rebuttals will be coordinated with the deadlines as set by the Registrar of Voters and Elections Code and will be as follows:

August 14 Arguments in favor of OR against a ballot measure must be submitted to the City Clerk's Office by 5:00 pm

August 14 City Attorney Impartial Analysis is due at the City Clerk’s Office

August 15-24 Examination Period for Impartial Analysis and All Arguments Filed 3 of 119
July 16, 2024, Item #19
4 of 119
July 16, 2024, Item #19
August 19 Rebuttal arguments must be submitted to the City Clerk's Office by 5:00 pm August 20-29 Examination Period for Rebuttal Arguments
Environmental Review:

As discussed in detail in Public Hearing Item No. 18, all of the potential impacts of the Project, including placing it on the ballot, have been disclosed and analyzed in the Addendum to the previously certified The Farm in Poway Environmental Impact Report ("EIR") prepared by the City. After implementation of the mitigation measures imposed in the original EIR, the Project will not result in any significant impacts on the environment. The Addendum concludes that the addition of the Project will not result in any new significant impacts or significant impacts that would be more severe than those identified and analyzed in the EIR, nor are any other circumstances set forth in CEQA Guidelines section 15162(a) present that would allow or necessitate the preparation of a subsequent or supplemental EIR pursuant to CEQA Guidelines Section 15164(a).

Fiscal Impact:

None. The Project applicant has offered to reimburse the City for all costs associated with placing the Project on the November 5, 2024 ballot.

Public Notification:

None.

Attachments:

A. Resolution Submitting Measure to be Voted Upon at the 2024 General Municipal Election B. Resolution Setting Priorities for Written Arguments and Directing the City Attorney to Prepare an Impartial Analysis
C. Resolution Providing for the Filing of Rebuttal Arguments Reviewed/Approved By:

Wendy serman
Assistant City Manager
--.

Reviewed By:
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Alan Fenstermacher
City Attorney
Chris Hazeltine
City Manager
RESOLUTION NO. 24-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

POWAY, CALIFORNIA, ORDERING THE SUBMISSION TO THE

QUALIFIED ELECTORS OF THE CITY OF POWAY A CERTAIN

MEASURE RELATING TO THE FARM IN POWAY SPECIFIC

PLAN AMENDMENT ON THE GENERAL ELECTION TO BE HELD
ON TUESDAY, NOVEMBER 5, 2024
WHEREAS, the City Council has called a General Municipal Election on Tuesday, November 5, 2024 by Resolution No. 24- 032, adopted on June 18 , 202 4 for the purpose of electing one Councilmember from District 2 and one Councilmember from District 4 for the full term of four years;
WHEREAS, the City Council also desires to submit to the voters at the election a question relating to a proposed amendment to The Farm in Poway Specific Plan (“SPA”), which would allow development of a 30,500 square- foot recreational fitness club with outdoor fitness uses, lighted recreational courts, two swimming pools, fitness center, café with bar, alcohol sales, a day spa, small supportive retail, and parking on 6.87 acres located in the Specific Plan area; WHEREAS, the SPA also proposes additional revisions to The Farm in Poway Specific Plan, such an increasing the overall non-commercial square footage limit to allow development in other OS-R land use designations, as fully set forth in Exhibit “A” NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows:

SECTION 1: That the City Council, pursuant to its right and authority, does order submitted to the voters at the General Municipal Election the following question:
"Do you approve an amendment to The Farm in Poway
Specific Plan to allow development of 30,500 square-
foot recreational fitness club with outdoor fitness uses, lighted recreational courts, swimming pools, café with
bar, a day spa/retail, on 6.87 acres located in The Farm in Poway Specific Plan area (APN 273-932-25-00) in
the City of Poway?”
YES
NO
SECTION 2: That the proposed measure submitted to the voters is attached hereto as Exhibit “A.”
SECTION 3: That the vote requirement for the measure to pass is a majority (50 percent + 1) of the votes cast.

SECTION 4: That the ballots to be used at the election shall be in the form and content as required by law, and in all particulars not recited in this resolution, the election shall be held and conducted as provided by law for holding municipal elections.

SECTION 5: That the City Clerk is authorized, instructed and directed to coordinate with the County of San Diego Registrar of Voters to procure and furnish any and all official ballots,

ATTACHMENT A
5 of 119
July 16, 2024, Item #19
notices, printed m
atter and all supplies, equipment and paraphernalia that may be necessary in order to properly and lawfully conduct the election.

SECTION 6: That notice of the time and place of holding the election is given and the City Clerk is authorized, instructed and directed to give further or additional notice of the election, in the time, form and manner as required by law.

SECTION 7: The City Council authorizes the City Clerk to administer said election and all reasonable and actual election expenses shall be paid by the City upon presentation of a properly submitted bill.

SECTION 8: That the City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.

SECTION 9: That all of the potential impacts of the Project, including placing it on the ballot, have been disclosed and analyzed in Addendum to the previously certified The Farm in Poway Environmental Impact Report (“EIR”) prepared by the City. After implementation of the mitigation measures imposed in the original EIR, the Project will not result in any significant impacts on the environment. The Addendum concludes that the addition of the Project will not result in any new significant impacts or significant impacts that would be more severe than those identified and analyzed in the FEIR, nor are any other circumstances set forth in CEQA Guidelines section 15162(a) present that would allow or necessitate the preparation of a subsequent or supplemental EIR pursuant to CEQA Guidelines Section 15164(a).

SECTION 10: Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance or its application to any person or circumstance, is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this ordinance, or its application to any other person or circumstance. The City Council declares that it would have adopted each section subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact of any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable. //
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Resolution No. 24-