May 20, 2025, Item #6
DATE:
TO:
FROM:
CONTACT:
SUBJECT:
Summary:
AGENDA RE PQ RT City of Poway
May 20, 2025
Honorable Mayor and Members of the City Council
Julie Procopio, Director of Development Services~
Chris X. Velasco, Assistant Planner
(858) 668-4618 or [email protected]
CITY COUNCIL
Conditional Use Permit 24-0003, a Request to Expand an Existing Residential Care Facility for the Elderly from Five to 11 Bedrooms at 14203 Midland Road (APN 314-193- 47-00)
Conditional Use Permit (CUP) 24-0003 is a request to increase the capacity of an existing 3,054 square foot Residential Care Facility for the Elderly (RCFE) from five bedrooms to 11 bedrooms. To accommodate the increase in bedrooms, the request includes a 1,299 square foot addition and a 792 square foot garage conversion which will increase the existing garage roof height by two feet. The project includes improvements to the parking lot, landscaping and exterior lighting. The project site is located at 14203 Midland Road within the Residential Single-Family 2 (RS-2) and Rural Residential C (RR-C) zone in the Old Poway Specific Plan (OPSP) area. The garage conversion and residential addition are both occurring within the RS-2 zone. An RCFE serving up to 15 residents is allowed in the RS-2 zone with the approval of a CUP.
Recommended Action:
It is recommended the City Council take public input, close the public hearing and adopt the attached Resolution (Attachment A) approving CUP 24-0003.
Discussion:
Background
The applicant and property owner is Terry A. Wery, Administrator of Parkview Gardens Assisted Living (Applicant). The subject property is located at 14203 Midland Road, within RS-2 and a small portion of the RR-C zone. A zoning map is included as Attachment B, and a location map is included as Attachment C. The existing facility was converted from a single-family dwelling to a RCFE with five bedrooms in 2011. The existing facility contains 3,054 square feet of habitable space and a 792 square foot attached three-car garage. The facility has five bedrooms, one kitchen, one administrative office and three bathrooms. The current facility contains an unmarked gravel parking lot, and concrete which leads to the attached garage. The facility has an open-air courtyard along the southeasterly 1 of 25
May 20, 2025, Item #6
corner
of
the
property
. Landscaping
provides
some
shade
and
privacy
for
the
courtyard.
Access
to
the
RCFE
is
available
via
a gated
walkway
along
Midland
Road
and
from
the
eastern
parking
lot
via
Aubrey
Street.
Figure
1 below
shows
the
split
zoned
parcel
:
Figure
1 -
Zoning
Map
(RR-C
and
RS-2)
Development
Requirement
of
the
Underlying
Subdivision
Map
The
underlying
Subdivision
Map
No.
15602
requires
the
placement
and
design
of
future
homes
and
landscaping
on
lots
within
the
subdivision
to
minimize
the
obstruction
of
views
from
Midland
Road
of
the
historic
Victorian
house
at
13624
Aubrey
Street,
known
as
the
Plaisted
House.
In
November
2009,
the
City
Council
approved
Minor
Development
Review
Application
(MORA)
09-019
which
identifies
the
limits
of
the
view
corridor
over
portions
of
lots
3,
4,
and
5 from
the
intersection
of
Midland
Road
and
Aubrey
Street
to
the
Plaisted
House.
The
existing
RCFE
and
the
proposed
addition
do
not
encroach
into
the
established
view
corridor
as
shown
on
the
proposed
site
plan
(Attachment
A,
Exhibit
A).
The
proposed
development
is
consistent
with
all
OPSP
development
standards,
including
the
underlying
subdivision
map
requirements
and
the
established
view
corridor.
Authority Pursuant
to
Section
17.08.100
of
the
Poway
Municipal
Code
(PMC),
an
RCFE
licensed
by
the
State
of
California
for
seven
to
15 residents
is
permitted
within
the
RS-2
zone
with
the
approval
of
a CUP.
While
the
current
municipal
code
requires
a
CUP,
per
the
City
of
Poway
Housing
Element,
adopted
in
April
2024,
the
city
will
be
updating
the
code
to
require
a
Development
Review
permit
rather
than
a CUP
to
comply
with
State
law.
Proposal Approval
of
this
CUP
will
authorize
the
Applicant
to
pursue
state
licensing
and
increased
capacity
for
the
existing
RCFE
to
11 bedrooms,
a 792
square
foot
garage
conversion
to
habitable
space
and
a 1,299
square
foot
residential
addition.
The
floor
plan
and
demolition
plan
are
shown
in
Attachment
D.
The
facility
will
provide
24-hour
basic
needs
assistance
for
the
elderly
including
meal
preparation,
bathing,
dressing,
grooming,
monitoring
of
medications
and
laundry.
Eleven
bedrooms
are
proposed
with
four
bedrooms
designed
to
accommodate
two
residents.
A
total
of
15 will
be
served
. Staffing
for
the
facility
will
be
provided
on
a
rotating
shift
basis,
with
a
maximum
of
two
employees
scheduled
during
peak
work
hours.
The
proposed
facility
will
include
11 bedrooms
and
seven
bathrooms
. The
proposal
also
2 of
25 May 20, 2025, Item #6
includes enlargements to the existing kitchen and communal living areas. The proposal includes a new entryway and a private outdoor courtyard area for the residents. The proposed facility expansion is compatible with all applicable development standards established in both the OPSP and PMC.
The project is located on the east side of Midland Road and north of Aubrey Street. The proposed RCFE expansion will be compatible with the surrounding land uses, which include three other RCFEs to the east and to the north of the development site. CUPs for two neighboring properties were approved by the City Council for 15 resident RCFE capacities in 2017. The existing RCFE and neighboring RCFEs have been in operation for several years and no complaints concerning the uses have been expressed or presented. Table 1 below describes adjacent and neighboring land uses:
Table 1 -Surrounding Uses
Direction Land Use Designation Current Land Use
1 North
1 East
/south-
West
RS-2
, RS-2
----·--
Commercial General --
Open Space-
Recreational
Poway Municipal Code Development Standards
Senior Living Facility_
T~o Assisted Living ~a_cilitie~ _
Animal Clinic
Old Poway Train Barn
The subject property contains split zoning. The majority of the property is zoned RS-2, with a small portion of the parcel zoned RR-C. The PMC allows Residential Care Facilities in all Residential Single Family (RS) zones. Pursuant to PMC 17.08.160, the existing facility, the addition and the garage conversion are in compliance with the RS-2 development standards.
Table 2 -Development Standards
Development Standard Required Existing Proposed Conforms RS-2
Front Yard Setback 30.0 feet 82.5 feet 82.5 feet I Yes
Side Yard Setback 15.0 feet 15.0 feet 15.0 feet I Yes
Street Side Yard Setback 15.0 feet 20.0 feet 20.0 feet Yes Rear Yard Setback I 40.0 feet 123.8 feet 108.8 feet Yes - RR-C
I I Front Yard Setback I 40.0 feet 82.5 feet 82.5 feet 1 Yes ---!_
Maximum Height I
RS-2 and RR-C I 35.0 feet 21.0 feet 17.8 feet , Yes
I
---
Maximum Lot Area r-I
Cover~ge 35% 18.2% 24.3%
1 Yes --
Pa!ki~g Spaces Required I 5 spaces .l 3 spaces 8 spaces Yes The PMC does not have a parking standard for a RCFE. A convalescent home is a use classification similar to a RCFE. The parking standard for a convalescent home per PMC 17.42.030 is one space per four beds and parking to accommodate staff members during the peak operations. Based on the proposed eleven bed maximum and two employees during peak operations, five parking spots are required. The project includes eight parking spots along the eastern property line. Therefore, the proposed use is in compliance with PMC parking requirements. 3 of 25
May 20, 2025, Item #6
Table 3 -PMC 17.42.030 Parking Requirement for Convalescent Home PMC Required Parking Proposed Variables Required Parking 1 Parking Space Per 4 Beds
!--I --i
11 Beds
1 Parking Space Per Staff Member I 2 Staff
Total Required Parking
Proposed Parking
Old Poway Specific Plan
3 Parking Spaces
2 Parking Spaces
5 Parking Spaces
8 Parking Spaces
The subject property is located within the Old Poway Specific Plan (OPSP) area, where special architectural design standards reminiscent of the late 19th and early 20th century are mandatory. The OPSP requires buildings be designed to be consistent with one of three architectural styles: Stick Victorian, Pioneer Farmhouse or Craftsman Bungalow. The proposed RCFE has been designated to be consistent with Pioneer Farmhouse style architecture (Attachment E). The existing facility utilizes siding, decorative roof features with window facades and a wraparound covered patio (Attachment F). All exterior materials simulate wooden features, painted a light yellow with white trim, green fascia and dark grey asphalt shingles. The proposed expansion will increase patio space along the southern exterior of the structure and match the existing materials and design.
Neighborhood Meeting
A neighborhood meeting was held on January 9, 2025 to share details about the proposed project.
Notices were mailed to 168 property owners and tenants withing 500 feet of the project area. Four neighboring property owners attended the meeting and discussed the proposal. One property owner voiced concern regarding the two-foot increase to the garage conversion. Current zoning standards in RS-2 and RR-Callow a 35-foot maximum building height. The existing facility height is 21.0 feet and the attached garage is 15.9 feet. The proposed height for the garage conversion is 17.8 feet and 15.3 feet for the addition.
Environmental Review:
The project is Categorically Exempt pursuant to Section 15303 (Class 3) of the California Environmental Quality Act (CEQA) Guidelines in that the project consists of 1,299 square foot residential addition and a 792 square foot remodel of an existing garage to habitable space.
Fiscal Impact
There is no direct fiscal impact associated with the recommended action. Once the addition and garage conversion are completed, the associated property will add unspecified new property tax revenue for Poway's share of this revenue to be deposited into the City's General Fund.
Public Notification:
A public notice was published in the May 9, 2025 edition of the San Diego Union-Tribune and notice of public hearing letters were mailed to 128 property owners and occupants located within 500 feet of the project site.
4 of 25
May 20, 2025, Item #6
Attachments: A.
Resolution
B.
Zoning
Map
C.
Location
Map
D.
Proposed
Floor
Plan
E.
Proposed
Elevations
&
Architecture
F.
Existing
Elevation
G.
Plaisted
House
Photograph
Reviewed/Approved
By:
Wendy
Kaserman
Assistant
City
Manager
5 of
25 Reviewed
By:
Alan
Fenstermacher
City
Attorney
May 20, 2025, Item #6
RESOLUTION NO. 25-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
POWAY, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT (CUP) 24-0003, ASSESSOR'S PARCEL NUMBER 314-
193-47-00
WHEREAS, an application was submitted by Terry A Wery to expand the use of an existing Residential Care Facility for the Elderly (RCFE) from five bedrooms to 11 bedrooms by converting a 792 square-foot garage to habitable space and adding 1,299 square feet of habitable space on a 0.59-acre property located at 14203 Midland Road within the Residential Single Family 2 (RS-2) and Rural Residential-C (RR-C) zones;
WHEREAS, on January 9, 2025, the applicant held a neighborhood meeting to receive feedback and comments from the public, both for and against, relative to this application; and WHEREAS, on May 20, 2025, the City Council held a duly advertised public hearing to solicit comments from the public, both for and against, relative to this application; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows:
SECTION 1: The proposed project is Categorically Exempt as a Class 3 Categorical Exemption from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines, in that the project consists of a 1,299 square foot residential addition and a 792 square foot remodel of an existing garage to habitable space.
SECTION 2: The findings, in accordance with Section 17.48.070 of the Poway Municipal Code (PMC), for CUP 24-0003 are made as follows:
A The location, size, design and operating characteristics of the proposed use are in accord with the title and purpose of PMC Chapter 17.48 (Conditional Use Permits Regulations), the General Plan and the development policies and standards of the City in that a RCFE for seven to 15 residents is permitted in the RS-2 zone with the approval of a CUP.
B. The location, size, design, and operating characteristics of the proposed use will be compatible with, and will not adversely affect, or be materially detrimental to, adjacent uses, people, buildings, structures, or natural resources in that it is anticipated that the RCFE will be a quiet, low traffic generating use and shall be compatible with the surrounding residential and commercial development. Adequate onsite parking will be provided to serve the use.
C. The proposed use is in harmony and consistency with the scale, bulk, coverage and density of the surrounding residential and commercial developments. The project has been designed to comply with all zoning and development standards, including setbacks, building height and lot coverage.
D. There are adequate public facilities, services and utilities available at the subject site to serve the proposed use.
E. There will be no harmful effects upon desirable neighborhood characteristics. The RCFE 6 of 25 ATTACHMENT A
May 20, 2025, Item #6
Resolution No. 25-
expansion will be a quiet, low traffic-generating use and will be compatible with the surrounding residential, park, and commercial development. The project has been designed to provide adequate onsite parking, and the architectural style of the building is consistent with the Old Poway Specific Plan (OPSP) design standards. The project shall be compatible with the surrounding development.
F. The generation of traffic will not adversely impact the capacity and physical character of the surrounding streets and/or the Circulation Element of the General Plan.
G. The site location is suitable for the type and intensity of use. The RCFE expansion will be a quiet, low traffic generating residential use and will be compatible with the surrounding residential and commercial uses. The project has been designed to provide adequate onsite parking for the proposed use and will have no impact on parking.
H. There will not be significant harmful effects upon environmental quality and natural resources in that the proposed RCFE will be located on a developed lot that has been previously graded and contains no remaining natural habitat.
I. There are no relevant negative impacts of the proposed use that cannot be mitigated.
J. That the impacts, as described in subsections A through I of this Section, and the proposed location, size, design and operating characteristics of the proposed use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity, nor be contrary to the adopted General Plan; and
K. That the proposed conditional use will comply with each of the applicable provisions of this title.
SECTION 3: The City Council hereby approves CUP 24-0003 as shown on the approved plans on file with the City, subject to the following conditions:
A. 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 attorney's fees, against the City or its agents, officers, or employees, relating to the issuance of this permit, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. 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.
B. Approval of this CUP request shall apply only to the subject project and shall not waive compliance with all sections of the Zoning Ordinance and all other applicable City Ordinances in effect at the time of Building Permit issuance.
C. Within 30 days of the date of this approval, and before the issuance of any permit: (1) the 7 of 25
May 20, 2025, Item #6
Resolution No. 25-
applicant shall 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 agree to these Conditions of Approval. The covenant shall run with the land and upon a change of ownership, the covenant shall remain in effect and valid. In order for the City to prepare the Covenant, the applicant must first submit a legal description of the subject site.
D. The use conditionally granted by this approval shall not be conducted in such a manner as to interfere with the reasonable use and enjoyment of surrounding uses.
E. The conditions of CUP 24-0003 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.
F. CUP 24-0003 may be subject to annual review, as determined by the Director of Development Services, for compliance with the conditions of approval and to address unresolved operational concerns that may have been raised during the prior year.
G. The maximum number of residents that may reside in the subject RCFE shall not exceed
15. The necessary approvals and licensing shall be obtained from the Community Care Licensing Division of the State of California prior to the establishment of use.
H. The number of bedrooms shall not exceed 11 without an approved Development Review Permit or other permit as determined by the Director of the Development Services Department.
I. The number of staff, workers or agents of the residential care facility shall not exceed two concurrent workers per shift, with allowances for transitionary periods.
J. During facility operations and while construction is on-going, emergency ingress and egress shall be maintained. An emergency ingress and egress plan shall be submitted as part of the emergency Building Plan.
K. View corridor as described in CUP 24-0003 for visibility of the historically designated Plaisted House, beginning at a point on the southwestern corner of Midland Road and Aubrey Street and terminating at the Plaisted House, shall be maintained clear and unobstructed as described in Exhibit A.
a. Landscaping and parking shall be maintained in such a manner as to observe and maintain the described view corridor.
L. Parking spots shall not be removed, altered or used for other purposes without approval from the Development Services Department. All parking spaces shall remain as shown in the approved CUP 24-0003 until an approved Development Review Permit or other permit, as determined by the Director of the Development Services Department, is attained.
M. Vehicle parking is intended for staff and visitors only. No vehicles owned, rented, leased or operated by any non-employee resident of the RCFE may be parked on the required parking space or anywhere else on the property.
N. The daily operations of the facility shall remain as described in the approved Operations 8 of 25
May 20, 2025, Item #6
Letter of CUP 24-0003 as shown in Exhibit B.
Resolution No. 25-
0. The property owner shall maintain all appropriate licensing and compliance standards from the State of California when operating an RCFE.
P. The applicant shall obtain a Building Permit. Prior to Building Permit issuance, the applicant shall comply with the following:
9 of 25
(Engineering)
1. Since the FEMA regulatory floodplain limit clips the corner of the structure, a Floodplain Development permit (FLO) will be required prior to issuance of building permit.
2. All spoil materials from footings and foundations shall be legally disposed of off-site or if the material is to remain onsite, the material shall be placed per the requirements of the City grading ordinance.
3. The applicant shall incorporate Low Impact Development (LID) design features into the site development. These shall be clearly shown and identified on the site plan and be appropriately sized for the proposed level of development.
4. The applicant shall pay the storm water pollution inspection fee and minimum erosion control deposit according to the latest adopted master fee schedule.
5. The applicant 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/DocumentCenterNiew/10254/Preconstruction Meeting-Request-Fillable?bidld= along with three copies of the approved site and erosion control plan. The applicant'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.
6. 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.
7. Prior to start of any work within a City-held easement or right-of-way, including but not limited to, the proposed pipe connection to the storm drain system and proposed driveway widening improvement, a Right-of-Way Permit shall be obtained from the Engineering Division of the Development Services Department. All appropriate fees shall be paid prior to permit issuance.
(Fire)
8. Structures are required to meet all applicable PMC and California Fire Code (CFC) and Building Codes (CBC).
9. Approved water supplies capable of supplying the required fire flow of 1500GPM for fire protection shall be provided to all premises upon which facilities, buildings or May 20, 2025, Item #6
10 of 25
Resolution No. 25-
portions of buildings will be constructed. A new water main and fire hydrant shall be located within 600 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.
10. The approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on site.
11. 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 of Poway 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 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, permeable paving system, or decomposed granite with a supporting geotechnical report for immediate structures driveways only. 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.
12. 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. Grades exceeding 10 percent shall be constructed of asphalt or PCC. Permeable paver systems shall not be used for grades exceeding 10 percent. Decomposed granite shall only be permitted for grades five percent and under. The fire marshal may require additional mitigation measures when deemed appropriate.
13. 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.
14. All dead-end fire access roads/driveways more 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 improved parcels containing dwelling units. 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.
15. 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.
16. 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.
May 20, 2025, Item #6
11 of 25
Resolution No. 25-
17. Residential fire sprinkler systems with a one-inch meter are required. 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 the 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.
18. Residential structures shall have approved numbers placed at an approved location.
Location shall be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Address numbers shall contrast with their background and meet the City of Poway standards.
19. All automatic gates across fire access roadways and driveways shall be equipped with approved, emergency, key-operated switches overriding all command functions and opening gates. Dual-keyed or dual switches shall be provided to facilitate access by law enforcement.
20. Smoke alarms shall be installed in all bedrooms and adjoining hallways. They shall be hard-wired, with battery backup, and interconnected.
21. Carbon monoxide alarms shall be installed in hallways adjoining bedrooms and on each separate floor. The carbon monoxide alarms shall be hard-wired, with battery backup, and interconnected.
22. Chimneys used in conjunction with any fireplace shall be equipped with an approved spark arrester.
23. Smoke Barriers are required where the individual floor area exceeds 6,000 sq. ft.; the area of a single smoke compartment shall not exceed 22,500 sq. ft., and the travel distance to an exit or smoke barrier wall shall not exceed 200 feet. CBC, Sec. 425.5.1 Smoke barrier framing shall be covered with noncombustible material with a thermal barrier index of not less than 15. CBC, Sec. 425.5.2
Exception: One-story facilities housing more than six non-ambulatory elderly, where the buildings have direct exits from each dwelling unit. H & S code, Section 13131.5.(a)(#4).
24. Automatic Fire Sprinkler Protection: Fire Sprinkler System in accordance with NFPA
13. CBC Sec. 903.2.8.
25. Smoke alarms are required in each sleeping area and in the corridor or area giving access to each separate sleeping area.
Exception: Smoke alarms are not required in sleeping rooms protected by smoke detectors that are part of an automatic smoke detection system. CBC Sec. 425.7.3 and 907 .2.11.2 5.
26. Carbon monoxide Alarms are required in all new dwellings built after January 1, 2011.
CBC 420.4.1. Might be required by building or fire officials for existing dwellings after May 20, 2025, Item #6
12 of
25 July
1,
2011
. H&S
Code
17926
.
Resolution
No.
25-
Page
7 27.
A
complete
automatic
and
manual
fire
alarm
system
shall
be
provided
in
accordance
with
CBC
Section
907.2.9.3.
This
requirement
is
in
addition
to
the
smoke
alarms
required
by
CBC
Section
425.7.3.
Exception:
Buildings
housing
non-ambulatory
clients only
on
the
first
floor
and
protected
throughout
by
all
of
the
following
:
a.
An
approved
supervised
automatic
fire
sprinkler
system
installed
in
accordance
with
NFPA
#13.
Activation
of
the
sprinkler
system
shall
sound
the
building
fire
alarm
system.
b.
A
manual
fire
alarm
system.
c.
Smoke
alarms
as
required
by
CBC
Sec.
907.2.11.
b.
Strobes
shall
be
provided
in
public
areas,
common
use
areas,
sleeping
rooms
and
protective
care
facilities
housing
hearing-impaired
clients
. CBC
Section
907
.5.2.3,
907.5.2.3
.1
&
907
.5.2.3.3.
28. Exits
: Two
exits
to
the
outside
of
the
RCFE
are
required
. CBC
Sec.
425
.8.2.1.
29. Corridor
Construction:
Hallways
and
corridors
serving
seven
or
more
shall
be
1-hour
fire-resistant
with
door
openings
protected
by
20-minute
fire-rated
assemblies.
Doors
are
to
be
maintained
as
self-closing
or
automatic-closing
by
activation
of
a
smoke
detector.
Glazed
openings
to
be
labeled
¾
hour
fire-rated
assemblies.
Table
1018.1
.
Exception
: In
sprinklered
buildings,
rated
corridor
doors
to
client
rooms
do
not
require
self-closers
. (See
CBC
Sec
. 425
.8.4
.2).
30. Hallways
and
corridors
on
floors
serving
non-ambulatory
clients
shall
be
maintained
60 inches
wide
and
44 inches
on
floors
housing
only
ambulatory
clients.
CBC
Sec
.
425.8.4.2
.
31. Corridors
and
hallways
shall
not
be
interrupted
by
intervening
rooms
as
described
in
CBC
Sec.
1018.6,
except
foyers,
lobbies,
and
reception
rooms
shall
not
be
considered
intervening
rooms.
32 . Two
enclosed
exit
stairways
remotely
located
shall
be
required
if
seven
or
more
non-
ambulatory
clients
are
located
above
the
first
floor
as
described
in
CBC
Sec.
425.8.6
.1.
33. Delayed
egress
allowed
if conforming
to
requirements
of
CBC
Sec.
1008.1.9.7.
34. Exit
Signs
are
required
as
described
in
CBC
Section
1011.1.
35. Floor
Level
Exit
Signs
required
as
described
in
CBC
Section
1011.6,
except
where
exit
path
markings
are
provided.
36. Exit
path
markings
are
required
as
described
in
CBC
Section
1011.7,
except
where
floor-level
exit
signs
are
provided.
May 20, 2025, Item #6
13 of 25
37. Tactile exit signs are required as per CBC Section 1011.3.
Resolution No. 25-
38. Emergency lighting is required as per CBC Section 1006.3, except in client sleeping rooms.
39. Fire Extinguishers are required as per CFC Sections 906.1.
40. Exit ramps required as per CBC Section 1003.5.
(Public Works)
41. Ensure a correctly sized and properly installed GRE Grease Trap/Interceptor is utilized and maintained. Plans should reference correct size, type, location of installation and applicable tie-ins. Please Submit Completed FSEWDP (Food Service Establishment Wastewater Discharge Permit) application and set up an initial Inspection before first day of business.
(Planning)
42. 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 departments will be required.
43. The required view corridor of the Plaisted House shall be maintained clear and unobstructed as shown on the approved project site plan.
44. All architectural details shown on the approved CUP plans shall also be shown on the building plan check submittal. Any major modifications to the building or site design details on the approved CUP plans will require resubmittal and City Council approval.
45. The building plans shall include elevations and cross sections that show all roof appurtenances, including air conditioning, architecturally integrated, screened from view and sound buffered from adjacent properties and streets to the satisfaction of the Director of Development Services.
46. The colors on the building shall be consistent with the approved colors on file in the Planning Division.
47. The building plans shall include proposed fencing, including the height, location, design, and material. Fences shall be consistent with the architectural design of Old Poway and with the associated development project to the satisfaction of the Director of Development Services.
48. The building plans shall show all required parking design features. The parking lot design shall comply with the following:
a. Parking shall comply with Title 24 and the Americans with Disabilities Act for accessible spaces, with one van accessible space.
b. Parking shall comply with the standards outlined in the City of Poway Off-Street Parking manual.
May 20, 2025, Item #6
Resolution No. 25-
c. In compliance with the PMC, one space for every four beds, plus one space per employee at peak operation, a total of eight off-street parking spaces shall be maintained on the property.
d. All parking lot landscaping shall include a minimum of one 15-gallon sized tree for every three spaces. For parking lot islands, a minimum 12-inch-wide walk adjacent to parking stalls shall be provided and be separated from vehicular areas by a six-inch-high, six-inch-wide Portland concrete cement curb. e. A minimum of 25-foot-wide emergency vehicle access shall be provided, maintained free and clear at all times during construction, in accordance with Safety Services Department requirements.
f. The site plan shall note that all parking spaces will be double-striped. The minimum dimensions for standard sized parking stalls shall be 8.5' x 18.5'. g. All two-way traffic aisles shall be a minimum of 25-feet wide.
49. Clearly show on the site plan of the building plans a trash enclosure of an adequate dimension to accommodate both trash and recycled materials containers. The trash enclosure shall be sited clear of the required view corridor of the Plaisted House.
Q. Prior to issuance of the Certificate of Occupancy:
(Engineering)
14 of 25
1. 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.
2. All utility services shall be installed and completed by the property owner and inspected and approved by the Engineering Inspector.
3. 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.
4. An adequate drainage system around the new building pad capable of handling and disposing all surface water shall be provided to the satisfaction of the Engineering Inspector.
5. 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.
6. The applicant must complete upgrades of all driveways as shown on the site plan to be Americans with Disabilities Act (ADA) compliant. The applicant must be approved for Right-of-Way permit prior to start of construction. (Planning)
7. The site shall be developed, and the building elevations shall be constructed in May 20, 2025, Item #6
Resolution No. 25-
accordance with the approved plans on file in the Development Services Department and the conditions contained herein. A final inspection from appropriate City departments will be required.
8. Landscaping shall be installed per approved CUP 24-0003. A final inspection by the Development Services Department shall be required.
R. Upon establishment of the proposed use, pursuant to CUP 24-0003, the following shall apply:
1. All landscaping onsite and within the adjacent public and private right-of-way at Midland Road and Aubrey Street shall be adequately irrigated and permanently and fully maintained by the owner at all times in accordance with the requirements of the City of Poway Landscape and Irrigation Design Manual. The trees shall be encouraged and allowed to retain a natural form. Pruning should be restricted to maintain the health of the trees and to protect the public safety. Trees should be trimmed or pruned as needed to develop strong and healthy trunk and branch systems. Tree maintenance and pruning shall be in accordance with the "American National Standard for Tree Care Operations", latest edition (ANSI A300). Trees shall not be topped, and pruning shall not remove more than 25 percent of the tree's leaf surface.
2. The parking areas, driveways, and landscape areas shall be well maintained in perpetuity.
3. All storm water related assets on property will be private and the responsibility of the update property owner for maintenance and repairs.
Section 5: The approval of CUP 24-0003 shall expire on May 20, 2027 at 5:00 p.m., unless prior to expiration, a Building Permit in compliance with the approved CUP has been issued and construction on the property commenced.
Section 6: 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.
15 of 25
II
II
II
II
II
II
II
II
May 20, 2025, Item #6
Resolution No. 25-
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Poway, California on the 20th day of May, 2025 by the following vote, to wit:
AYES:
NOES:
ABSTAINED:
ABSENT:
DISQUALIFIED:
Steve Vaus, Mayor
ATTEST:
Carrie Gallagher, CMC, City Clerk
16 of 25
May 20, 2025, Item #6
EB
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PARKV
IE
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EXPANS
ION
PROJE
CT
Concep
tual
Site
Plan
Resi
dent
ia
l Ca
re
Fac
ilit
y for
th
e
Elde
rly (
RCF)
14203
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PO
W
AY, CA
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NASRlN
A.
BARBEE
ARCHITECT
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Resolution
No
. 25-
Page
12 _
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__
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May 20, 2025, Item #6
EXHIBIT B
:J>arkview (gardef!g
Operation Plan for Parkview Gardens
Resolution No. 25-
1. We are applying for an RCFE (Residential Care Facility for the Elderly) license. It is already licensed as a 6 bed RCFE, but we plan on relicensing it as an 11 bed, 15 resident facility once the expansion is complete.
2. We will continue caring for elderly residents that are both ambulatory and non ambulatory, with and without dementia. Our residents normally have experienced a recent decline in cognitive or physical ability which requires them to get more help. They often move from home or a larger facility because they can't meet their care needs.
3. We provide personal care (bathing, incontinence, dressing, hygiene, transferring, ect ... ), housekeeping (room and bathroom cleaning, laundry, trash service, cooking and meals, ect...), medication management, and companionship (talking with.the residents, activities, ect ... ). The activities are done on premises and are customized to their abilities and needs.
4. There will be 11 rooms and a maximum of 15 residents. Sometimes we have couples that want to share a room, or we have residents that want to share a room due to financial or emotional reasons. That is why we are licensing as a 15 bed instead of an 11 bed facility.
5. There will be one to two residents per room, depending on room size and the residents needs.
6. There will be around 12 employees (6 full time and 6 part time). This will be an increase of three caregivers to what we currently have on staff.
7. We will have 2 caregivers on shift from 6am to 2pm, then 2 caregivers from 2pm to 1 0pm, then one awake, overnight caregiver. During the day the ratio will be about 1 caregiver to every 6 residents. During the night shift it will be 1 caregiver to all residents.
8. We operate 24/7/365. Our visiting hours are normally 9am-7pm.
9. We currently have 3 paved parking spaces with no marked handicap parking.
Once complete, we will have a total of 8 parking spaces, which includes one handicap space and 7 regular spaces.
10. The entire facility will be ADA accessible and compliant.
Thank you and please let us know if you have any additional questions.
Terry Wery
Owner
858-208-0346
[email protected]
14203 Midland Rd. Poway, CA 92064
18 of 25
May 20, 2025, Item #6
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May 20, 2025, Item #6
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May 20, 2025, Item #6
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25 of
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