M EM ORAN DLJ M City of Poway
ADDITIONAL MATERIALS
(Agenda Related Writings/Documents provided to City Council or Staff after distribution of the Agenda Packet for the November 19, 2024 Council Meeting) DATE:
TO:
FROM:
CONTACT:
SUBJECT:
November 19, 2024
Honorable Mayor and Members of the City Council
Carrie Gallagher, City Clerk
(858) 668-4535 or [email protected]
Item 13 - Pre-Development Conference 24-0002, a Proposal for Specific Plan Amendment to Reduce Commercial Space Obligation for a Proposed 47-Townhomes Mixed Use Development within the Town Center Land Use District of the Poway Road Specific Plan, APNs 317-101-04 and 317-101-05
Attached please find correspondence received after the agenda posting deadline.
Reviewed/Approved By:
Wencl serman
Assistant City Manager
1 of 14
Reviewed By:
Alan Fenstermacher
City Attorney
Approved By:
City Manager
November 19, 2024, Item #13
Nov18, 2024
To: Mayor Vaus and Council Members
From : Chris Cruse, Poway Voices
Re: Poway Council Meeting, Nov 19,2024 Item #13
Below are comments from Poway Voices Facebook Group about the proposed Poway Rd Specific Plan Amendment.
Item #13 on the 11 /19/24 agenda is a pre-development conference for a project with a proposed SPA (specific plan amendment). Just as with the Measure H, The Farm in Poway Specific Plan Amendment, public input is required for this Poway Road Specific Plan Amendment. However, because the zoning/land use is not open space or rural residential, there will be no public vote on this proposed SPA. But you can still make your voice heard, in support or opposition to the proposed Specific Plan Amendment.
Specific Plan)'s "Vision Framework" statement and objectives, and a screen shot of the proposed specific plan amendments .. The first comment under each picture will explain what the picture is. For reference, here is the Vision Framework statement from the Poway Road Corridor Study:
The Poway Road Corridor is envisioned as an economically vibrant, family- oriented, social, and cultural center for Poway, a unique destination that serves the community through thoughtful design, unique shopping and dining experiences, lively activities, and a mix of housing types. Its distinct "city-in-the-country" character creates the corridor as a place where residents, workers, visitors, and tourists are drawn to gather, enjoy, live, and celebrate the community.
2 of14 November 19, 2024, Item #13
The two parcels that are the subject of the pre-development conference are identified in the Poway Road Specific Plan as a "catalytic site". Catalytic sites are ones that are supposed to "spark reinvestment" along Poway Rd.
Note that in the conceptual plan, the site that includes the parcel where the yellow senior housing building is, is included.
Also note that the conceptual plan has a car entry on Tarascan, and no cars entering the site on Poway Rd. Instead, there is a pedestrian square at the entrance on Poway Rd, emphasizing pedestrian orientation.
With the decrease of commercial space from 6000 sq ft to 860 sq ft, and 600 sq ft of "home offices", and zero commercial sq footage in the senior housing building, will this parcel fulfill it's role as a catalyst ?
3 of14 November 19, 2024, Item #13
#"2.
a. Creating a Distinct and Vibrant Town Center
Between Carriage Road and Community Road, Poway Road will be a vibrant, family-oriented, pedestrian-friendly "Main Street'' environment with a mix of commercial and residential uses supported by a thriving civic district. Orientation toward auto-accessible uses will be de emphasized in favor of a pedestrian-focused, linked network of enhanced streetscapes, inviting storefronts, restaurants with outdoor seating, unique dining and entertainment destinations, inclusive and accessible civic uses, community gathering spaces, smaller-scale retail stores, and a mix of housing types. This pedestrian-scale shopping, dining, and living district will be the Town Center that distinguishes Poway as a premier location for residents and visitors.
Achieving this vision for the Town Center will require public and private investment and the commitment of developers, merchants, landlords, and property owners. Overall, public improvements associated with this strategy will occur in phases and will require close coordination with regional funding agencies.
Will the SPA allowing a decrease in commercial use fit the Specific Plan? Is it vibrant enough? How about the pedestrian element? The pedestrian square is missing and the car entrance that replaced it is more car-centric. There are some internal sidewalks, which is nice, but they connect to Poway Rd over a heavy car-centric driveway. But at least it is better than WestVillage apartments where the sidewalk on Poway Rd disappears altogether at the driveway entrance.
Is there anything in this proposed project that enhances bicycle modality? living in Poway.
:f:t-3
b. Increasing the Mix of Uses along the Poway Road Corridor The Poway Road Corridor will support a broader mix of uses. While the east end will continue to provide locations for large-scale retail and auto sales and service businesses, the balance of the corridor will include development consisting of retail, office, and residential uses either in the same building or in a coordinated manner on the same site. Infill development will create a tighter mix of compatible and complementary uses. The inclusion of new multifamily condominiums and town homes will provide home-buying options for people looking to ""''"""""'"""'' establish roots in the community or for current residents who want to downsize and continue Condos and apartments . All market rate. The projJct does include office space, but the spaces are small and one wonders if they won't be converted to AD Us. Even AD Us might provide a greater mix of housing. This site is identified on Poway's housing element as providing a space for 50 low and very low affordable units. If this project is approved, the city will have to rezone additional land to make up for the 50 unit loss from the housing element. Poway's housing element will once again be out of compliance, and a developer could force a builder's remedy project, if the city does not rezone more land. Why does the city allow an extra story as incentive, but not require inclusionary affordable housing in return for a 3rd story?
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,:+t;le~ eL ng Complete Streets
Poway Road will be repurposed as a "complete street'' to improve multimodal access to businesses, residences, and civic places. Improvements will include enhanced bicycle lanes, more street trees, new pedestrian crossings, pedestrian-scale lighting, gateway features, and way-finding signage. The City will implement similar improvements to select north-south streets.
Is there anything about this project that contributes to a "complete" street scenario? I think there is a tiny bus bench an arms length from the adjacent senior building, so a bus stop or bus stop cutout is not needed here. Are there any pedestrian paths to the bus stop from this project? Anything else that is not car-centric? Will there be sufficient parking spaces or will cars generated from this project park in nearby developments? #5
d. Facilitating and lncentivizing the Right Kind of Development The City will provide a suite of incentives to attract high-quality projects and to generate aesthetic improvements and renovations for existing businesses, all toward the goal of attracting new development to improve the retail tax base and complement established businesses. New development should prime the market for new investment, including potential for projects on key infill sites that are either vacant, underutilized, or publicly owned.
Is a ton of market rate condos the "right kind of development?" Should there be more ? Are the incentives- ann extra story for combining two parcels owned by the same people appropriate to achieve the goals of the PRSP?
y, l.t ng ng the Poway Road Corridor
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Linkages between existing and future commercial and retail development, civic uses, open spaces, and residential neighborhoods will be enhanced. The Specific Plan provides for strong connectivity, access, and circulation for pedestrians, bicyclists, transit, and automobiles.
Connections include a multimodal path between Hilleary Park and Poway Community Park, an improved intersection at Bowron Road and Poway Road, enhanced streetscapes, painted bicycle lanes, an improved Poway Creek Trail, and a crosswalk across Community Road at the Poway Creek Trail.
I don't see any linkages . How about you? Where will people be coming from (and buy what modality) to shop at whatever is in those 100 sq ft or so commercial businesses? 5 of 14 November 19, 2024, Item #13
g:t;siZ g Housing
Residential uses along the corridor will consist of a mix of unique housing types for all income levels. This includes high-quality multifamily housing, mixed-use residential, lofts, and townhomes. Residential development will create a more inclusive and accessible Specific Plan area, with residential uses conveniently located in proximity to civic, retail, and service uses.
In addition, retail and shopping uses will be well supported by this strong residential base.
The residential base needs diversifying. There should be housing for moderate, and below moderate income households.
=Ft=- 8 Table 3-Town Cente, Development Standards --~-
Density (lot consolid ation bonus) 30 du/ acre 21 du/acre Yes 47 units/2.26 net acres
Minimum Setbacks:
Front (Ground floor retail/commercial) 5 feet 5 feet Yes Front (Ground floo r residentia l)
~
S feet No
Rear (Adjacent residential) 32 feet -5 eet Yes
Interior Side (Ground floor residentia l) 10 feet 1 O feet Yes Height (lot consolidation bonus) 3-stories/ 38 feet 3-stories/ 36.7 feet Yes Ma:<imum Lot Area Coverage 55% 39% Yes
Minimum Landscaped Area (Requir ed 10% of net 10,387 SF Yes setbacks excluded) developable site
Parking Spaces Required 118 spaces 118 spaces Yes
Table 4-TC-PRSP Ground Floor Commercial Space Evaluation % Commercial Frontage 75% comm ercial ~ J ~~ ~~W Wil~~irl I .J:il,Q.. 62% home office
Depth 40' 13'-6" ,l;i,la.
Width 75' max for one store front 33' Yes
Ceiling Heights 14' ceta!I ~· ~!iHlHll~t~i'1 1 ~
12· office 9• office
Anticipated Comm ercial 6,360 SF"· comm ercial ~~~ ~~ ~~ww1miil C:!L Square Footage (SF) 660 SF home office
* Calculated based on 75% of frontage x 10' depch
The 5 ft front setback is completely unacceptable . I see these home offices and small commercial spaces being converted to ADUs and rented out. That might not be a bad idea, 6 of 14 November 19, 2024, Item #13
as there is very little housing for less than a million dollars on Poway Rd, but if we are just going to have residential built on Poway Rd, we need a lot more parks, and public transportation improvements. What do you think about the SPA for less commercial space? 7 of14 November 19, 2024, Item #13
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Ryan Ream
there is no need to create more gross, 3 story buildings directly on poway road! it has grown so congested just driving on a normal day, that driving down that corridor has actually done the opposite of what was intended ; we avoid the central part of poway road like the plague! we no longer patronize any business west of community as it's such a headache to get to them, and adding more to the already dense population in that area is absolutely ridiculous!
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Steph Anie
I have to question the need tor full market price apartments and condos and additional business spaces. We currently have brand new apartment buildings built less than a mile away from the proposed site that do not have renters/buyers. Are the building spaces s'lotted for business in high demand? There are, again less than a mile down the road, brand n,ew business spaces that are not being populated. Is the business park just a few miles away from the proposed site full and in overwhelming demand that this site is necessary? No. The answer is no. While as a community we understand that growth is inevitable , when we can't populate the spaces we already have the answer is not to build more. 3d Like Reply Slla re
Marie Doerner
We moved to Poway because of the good schools and the friendly community. We really liked the "City in the Country." The newest buildings along Poway Road give the feel of the City in the City. The buildings are too close to the road. I am not in favor of having more three story buildings that change the look and feel of Poway.
All new developments need to include low income housing. 3d Like Reply Sl1are Edite d
Christine Wright
This is not what residents had envisioned when voting to make Poway a city.
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Rebecca Narog Lindsay Q Top contributor
I'm still of the mind of why have a general plan if you are going to regularly erode it with specific plan amendments.
The original plan appears more aesthetically pleasing, more functional and more in keeping with the general plan.
2d Like Reply Share Ecfited
Christine Stamos Vickers 't Rising contributor
This was sent to me. Seems to me it's always the same players. https://1.fa cebook .corn/l.php ...
SAN DIEGOUN IONTR IBUt·~E.COM
Council unanimously approves Poway Road study
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November 19, 2024, Item #13
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Rebecca Narog Lindsay Q Top contri butor
Chris Cruse I was talking with a neighbor yesterday about the walkability of downtown Vista. Perhaps the City of Poway needs to take some field trips to surrounding cities to see how they've addressed walkable "downtown" areas.
Is there some thought that old Poway park is enough in that category? 1d Like Reply Share
Rebecca Narog Lindsay Q Top contributor
Chris Cruse I was talking with a neighbor yesterday about the walkability of downtown Vista. Perhaps the City of Poway needs to take some field trips to surrounding cities to see how they've addressed walkable ''downtown" areas.
Is there some thought that old Poway park is enough in that category? 1d Like Reply Share
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( Sharon Singer 't Rising contributor
9 of 14
I drive over to Carmel Mountain to do most of my shopping. Probably lots of other people do as well. Doesn't this reduce tax revenue for Poway? 1d Like Reply Share
1, Chris Cruse Author Acl 1111 + 1
Sharon Singer yes, although shopping in CMR probably increases business for car repaair shops in Poway, which provides some tax revenue to the city. 1d Like Reply Share Edited
Sharon Singer 't Rising contribu tor
Chris Cruse I guess. It's just too hard to get to businesses on Poway Road. It's also a waste of time and gas to sit there in traffic. 1d Like Repl~1 Share
Ann Gossman
Thank you for posting this. I read it but didn't see any parking designated for the commercial use? Did I miss that part?
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0 November 19, 2024, Item #13
Pete Neild l . • No vem ber 15 at 10 :4 4 AM •~:;
With regards to Item 13-PDC 24-0002 Proposal for SPA; I work my way down to one issue.
Resident Parking. The original layout for the northwest corner of Tarascan and Poway Road has evolved. With this post focusing on my concern. The original layout addressed it - this proposal is a gross exaggeration ot the issue. Insufficient parking for future residents by design. Two garage locations are offered for a potential of six drivers per condo. I have colored the garage locations and bedroom pillows red and blue to illustrate my issue.
Picture 1
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10 of 14 November 19, 2024, Item #13
Pete Neild Autho r
• Here is a picture of what I would suggest re-arranging their planned components. 11 of 14
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David Arnold
Six per condo? You expect three adult couples to live in a single condo? Is that normal nowadays?
3d
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Pete Neild Author
With the current cost of real estate - YES. My son is leasing with an option to buy a 3 bedroom house in Charlotte NC He and two of his friends (with significant others) are doing exactly that. But back east the driveways are large enough. Even here, at one point in my life, it was my wife and I with our three kids going to college from our 4 bedroom home. I had 3 cars in my driveway and two in the garage. (Note - I rarely contribu ted to ANY on street parking .) 3d Like Reply Share
• Pete Neild rep lied • 1 Reply
Jul Es ♦ Rising contributo r
0 David Arnold Even if you have a family of four in it, once those kids hit 16 years old you now have four cars. Four. Six. Both are over the amount of parking given.
2d Like Reply' Shc1re
~ Jenny Catto Maeda
It's normal in D4, esp post Covid. The street parking in my neighborhood is often full. Neighbors had kids move back in with them and there are several rental homes with each room rented out individually.
2d Lik e Re ply St12re
November 19, 2024, Item #13
Alison Park
Where will people who visit the commercial spaces park? Unfortunately the way some development changes have been rnade .. Poway rd does not look like a "walkable' 1 area to me. What I think would have been optimal would be something like downtown Palm Springs where they have shops and angled spots on the street and condos/apartments behind that are 2 story. It could have been a fun destination place that would have a rare quality in the county.
l see your flip of the plan and it makes sense. However I really believe they need to push it back to the 10ft mark from the front because I don't think Poway should look like a tunnel of tall buildings super dose to the street. I think going forward the city needs to enforce that 10ft minimum set back. They can do that. They do not need to approve a setback decrease.
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Pete Neild Autho r
Alison Park https ://youtu.b e/lCTxxEKKPLc?si=NnCOXu6Z ufo8HU6U YOUTUB E.COM
Poway Road
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2d Like Reply Sl,are 20 ~
Mike Furlano
Alison Park yes. This "
It's my biggest complaint for the stuff developed on Poway Rd. Just set it back a little more for Gods sake. It'll be SO much nicer.
2d Like Repl11 Share Eclited 4()
~ Reply as Chris Cruse Q 6'@ g
!f.. • Chris Cruse 1\dmi11 '9 All-star contr ibutor
If the SPA is approved, it will apply to all parcels in the town center, which means they can build condos, and almost all commercial is eliminated. Basically, it will be all cars and condos. It doesn't look like this development has anything like a pool or a gym or anything other than cars and condos in it.
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Pete Neild Author
• Another thought here. If you eliminate the 3rd floors. And make the "condos" studio or 1 Bedroom places, then the existing parking scheme (2/condo) starts to get more reasonable.
2c! Like Reply Share
12 of 14 November 19, 2024, Item #13
Chris Cruse Admin '2' All-star cont ributor
Here is where the extra parking spaces are. Pretty inconvenient tor people visiting the home offices or the two small commercial parcels.
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Carol Lord Heuschele
There is no way a builder would provide more than two spaces per unit even if there am more adult drivers. The price of the units would just become out of this world. I could see them having additional space for rent but not free parking. It's unfortunate but just reality.
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, ; Mary Boughton
Please include more trees!
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13 of 14 November 19, 2024, Item #13
From:
To:
Michael Yee
~
Subject: Nov 19 city council - Agenda item 13 Pre-Development Conference 24-0002 Date: Friday, November 15, 2024 4:09:48 PM
I You don't often get email from [email protected]. Learn why this is importa nt EXTi::,RrJAL E1v!AJ
Hello,
I read with interest agenda item #13 Pre-Development Conference 24-0002 for the townhouse project within the Poway Road Specific Plan.
The Poway Road Specific Plan had strong planning elements addressing transportation impacts _ with a separated bicycle lane for improved east-west bicycle flow.
Does the project address this planning approach or how are those goals being addressed with alternate approaches?
I've heard a reasoning the city does not have the right street cleaning equipment but that does not seem to be a reason to not offer and plan for alternatives.
As you know, city residents will want to know how our lives are improved through good planning and city traffic mitigation and alternate bike options.
With thanks,
Michael
Michael Yee
History Faculty - San Diego Miramar College, SDCCD
Past Chair - San Diego Chinese Historical Museum
Chair - Trustee Engagement Committee (and Nominating) - Forever Balboa Park Co-Chair - New Professional and Student Committee, National Council on Public History 14 of 14 November 19, 2024, Item #13