The Farm Update (Sept 2024)

This update on The Farm is based on information provided by the developer on September 23, 2024:

• Homes – Lennar has completed construction on all homes, with only one remaining for sale.

• The Barn & Social – These projects are currently on hold due to elevated construction costs, rising interest rates, and current lending market conditions.

• The Club (LifeTime Fitness) – A public vote on proposed changes to the Specific Plan will be held in November. If approved, construction is expected to commence in 2025, with an opening slated for 2026.

• Dog Park/Meadow Amphitheater – Completion is targeted for Spring 2025.

• Butterfly Farm – Progress is ongoing, with engineering finalized and building plans to be submitted to the City of Poway by October. Construction is anticipated to begin in Spring 2025.

• Flower Fields – Irrigation is currently underway, and planting will begin in the fall as the weather cools.

GVCA Opposes the LifeTime Fitness Club proposed for The Farm in Poway

The Green Valley Civic Association (GVCA) opposes 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 have urged Poway City Council NOT to approve modifications to “The Farm” Specific Plan, which currently allows for a 2,953 square foot fitness club.

Why we Oppose the LifeTime Club

The significant 10x increase in the size of the proposed LifeTime 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 440 local residents revealed that nearly 80% are opposed to the Life Time proposal, with 72% preferring the originally approved 3,000 square foot fitness club. Only 37% 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.

Survey Results

We believe, 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.

City Council Hearing

The City Council of Poway will hold a meeting on Tuesday, July 16th at 7 pm at Poway City Hall, located at 13325 Civic Center Drive, Poway. The agenda includes two significant items related to LifeTime:

1. Agenda Item 18: A public hearing on the proposed Specific Plan Amendment, Development Review, and Conditional Use Permit. This proposal is for the construction of a 30,500 square foot recreation club and accessory uses. To be effective, it requires approval by at least 50% of the voters as per “Prop FF”.

2. Agenda Item 19: Staff’s report for consideration of placing the measure on the ballot for the General Municipal Election on November 5, 2024.

You can provide written comments to council prior to the meeting or speak at the meeting. You can also view the meeting online at Poway City Council Meetings.

What are Accessory Dwelling Unit (ADU) regulations in Poway?

The City of Poway has prepared this summary of general information on Accessory Dwellings Units and Junior Accessory Dwelling Units.

Looking back on 2022 and what to expect expect this year

Hello GVCA members and friends,

In retrospect, it feels like 2022 was simply a continuation of the strange new world that began with the Covid 19 pandemic almost three years ago. Locally,
if sky-high prices and recession fears were not enough, we were caught in an endless loop of jackhammers, bulldozers and saws, as development on and around the Espola Road corridor shook the north Poway communities relentlessly. Globally, a continuing raft of viruses and war in Europe have made it seem that the world will never return to “normal” again.

At GVCA, we are all Poway residents like you, and we get it. There’s plenty to grumble about. But there has also been great progress made over the past year, and if we can just remain patient, we have a lot to look forward to in 2023 and beyond.

The Farm in Poway

The conversion of the former StoneRidge Country Club property kicked into high gear in 2022. Lennar, the developer, has encountered more rock than originally anticipated, requiring modifications to the grading schedule and, unfortunately, a great deal of noise. Additional rock breaking on the site of the future fitness center location began in December. In response to resident feedback, the developer has taken steps to mitigate the noise and disruption to neighboring communities as they work to complete the project.

The developer’s latest timeline shows grading, street improvements, home construction and commercial construction expected to be completed at various dates from January 2023 through March 2024. For anticipated completion dates for the various elements of the project, visit https:// www.lennarsdbuilds.com/the-farm-in-poway. You can also register to receive construction updates at https://www.lennarsdbuilds.com.

Additionally, LifeTime Health is proposing to build and operate a 30,000 sq ft fitness center on the property. The operator will be seeking City Council approval of a conditional use permit and specific plan amendment for their proposal this spring. For more information on the operator, visit: https://www.lifetime.life. The GVCA is meeting with city staff to ensure compliance with thevoter-approved specific plan.

Sharp Hospice Care

In 2021, Sharp Healthcare acquired the property at the southwest corner of Espola and Valle Verde, and in 2022 demolition began for construction of a six-bedroom hospice care home. The State of California has responsibility for licensing of the hospice facility, and the City of Poway is responsible for approving the physical structure in accordance with local zoning standards. Administrative approval of the proposed building was appealed and following a hearing last May, City Council granted approval to proceed with construction.

According to Sharp Healthcare, the home has been designed to resemble a personal residence, and we haveheard from city officials that the design and landscaping are held to the same building standards as all single-family residence in the area. After looking into the issue, GVCA is optimistic that the finished home will be an attractive and unobtrusive addition to the community, however, we will continue to monitor its progress. For more details about the planned hospice home, visit Sharp’s website at https://www.sharp.com/give/ways-to-give/mountainview-home.

Poway Center for Performing Arts (PCPA)

During 2022, the PCPA returned to a pre-pandemic level of activities and events, including a scaled-back professional performance series presented by PowayOnstage and several concerts conducted by the Poway Symphony Orchestra, and a variety of local and school events. The GVCA believes that the PCPA
is a rare treasure in our community, serving to bring high quality arts and entertainment to our region as well as providing a unique educational venue for the PUSD and community groups. We will continue to stay in touch with the city and other stakeholders to monitor developments regarding this important city asset.

Water Project Update

In 2021, the city began construction on a series of projects to increase the reliability of Poway’s drinking water. The initial bypass project was completed in September 2022 and is now in use. This system uses temporary storage tanks to take the city’s outdated treated water storage system offline for replacement. The next phase, or clearwell replacement project, will supplant the old system with two new 4-million-gallon concrete tanks, and is expected to start in the summer of 2023.

At GVCA, we are pleased to see this important infrastructure project moving forward and nearing completion. Water storage tanks and pumping stations are not particularly exciting, but they are a vital foundation for our future as a city in drought-plagued southern California.

Looking Ahead

Change can be uncomfortable and worrisome, and lately we have seen our share of change in the north region of Poway. On the other hand, some change is inevitable, and the ways in which we handle it and manage it will determine the long-term effect that it has on our community.

At GVCA, we continue to believe that Poway remains one of the best places in the county to live, work and play. I hope that you will remain optimistic as we are about the future of our special community. And I hope that through your continued support as a GVCA member, you will take advantage of the opportunities to stay informed, to speak out, and to lend a hand to ensure that the changes impacting us in 2023 are well- managed.

Wishing you a happy and prosperous 2023!

John DeSantis
GVCA President

Update on Sharp Hospice on Espola Road: Appeal Denied

On Tuesday, May 17th, the Poway City Council conducted a public hearing to consider an appeal against the approval of a six-bedroom, 6,670-square foot hospice facility which Sharp Hospice Care plans to construct on Espola Road at Valle Verde Road. After discussion and public comments, the Council voted unanimously to reject the appeal, and to allow Sharp to continue with development of the site.

Public expressed concern

The public hearing began with a few short presentations by city staff, City Attorney Alan Fenstermacher and Sharp representatives, after which about 15 residents commented for up to 3 minutes each.  A few residents expressed strong opposition to the facility, primarily regarding expected increased traffic hazard and danger to children, equestrians and others at what is already a busy and dangerous intersection.  The traffic study commissioned by Sharp concluded that the hospice would generate only 8 additional vehicle trips on Espola Road per day, but opposing residents believe that estimate is too low. 

Other residents expressed mild/modest concerns about impacts to the neighborhood and/or questioned the legality and appropriateness of such a facility in a residential neighborhood.  Many residents spoke in support of the development, citing Sharp's reputation for operating similar facilities in a respectful and neighborly manner, the need for hospice care in north county, and expectation that the new facility will be a benefit to the neighborhood.  

Questions and clarification from City Council

Councilman Barry Leonard gave a detailed explanation of the city's limited options with regard to the project, with input from the city attorney.  It was noted that, under State law, a hospice of this size must be treated as a residential property, with no requirements beyond those that would apply to anyone constructing a single-family residence.  The facility itself will be licensed by the State of California.  The city’s authority is essentially limited to enforcement of building codes, development standards and considerations such as sight lines into the property from the street.

Leonard noted that the city had previously mandated access to the property from Valle Verde Road rather than Espola Road for reasons of safety as well as aesthetics.  He also noted that the city has required fencing, berms and landscaping to hide much of the site from view, and Sharp has been very cooperative in working with the City's requirements.  In response to objection to the large 23-space parking lot, Leonard noted it is actually a positive feature: the alternative would be a dozen or more cars parked on the street each day. To address community concerns, Councilman Leonard also proposed certain improvements for consideration, including enhancing or expanding the foot trail along the east side of Valle Verde Road and adding a sound wall adjacent to the parking area.

Other council members weighed in with their own perspectives, acknowledging residents’ legitimate concerns, and requesting further action on improvements along Valle Verde Road and other details, but ultimately agreeing that the hospice project meets all legal requirements and must be approved to proceed.

After previously reviewing the plans, the restrictions by state law and community concerns and hearing the information and input shared at the meeting, the GVCA board is hopeful that residents have a better understanding of the circumstances for the approval of the project and how this facility will fit into the neighborhood.

As always we welcome any of your comments or questions.

Sharp Healthcare proposes 6 bedroom hospice home at Valle Verde Road

A number of our members have had questions and concerns about the proposed hospice residence at the Southwest corner of Espola Road and Valle Verde. The following are comments from District 2 Councilmember Barry Leonard which will appear in the upcoming edition of Poway Living magazine. We hope that this information will be helpful to everyone in understanding the facts surrounding this facility.

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By Barry Leonard, Poway City Councilmember

Recently, residents have been inquiring about a hospice residence proposed at the corner of Valle Verde Road and Espola Road. Some feel this is an acceptable addition to the area and others disagree. We can all agree that everyone should receive the facts surrounding the location and the proposed use.

• Sharp Healthcare purchased the property in March 2021. Sharp proposed to replace the existing home with a new building that met all current building codes for a single-family residence, including a single floor, six bedrooms, a kitchen, a living room and a two-car garage. Each bedroom would be a suite with a sitting area and outside access to a garden in the backyard. The proposed use of the home would be for hospice care to assist local families.

• The City of Poway views this project as a single-family residential home in a residential zone. It is subject to all city building codes for new construction. The property owner can apply to the State of California for a license to operate the facility as a hospice home. The state would require compliance with all current codes for this specific use. The city does not have jurisdiction over the use, only the structure.

• At this time, this project has only been issued a permit for demolition. Future permits for grading and building would be issued separately and are dependent upon the council’s decision at a future meeting.

• The decision by the Poway Development Services department to grant a permit to build has been appealed by residents who feel the use is not appropriate for this location. An appeal hearing will be held at a future city council meeting. I fully expect that a discussion will take place between the city attorney and the appellants who also are lawyers. This should be educational for city council members and Poway residents.

Below are the city’s answers to commonly asked questions about the property and proposed use.

Is this a commercial entity being built in a residential zone?

By state law, it is not. State law dictates that certain care facilities licensed by the State of California for six or fewer residents must be considered a single-family use. These are allowed in any single-family zone. The proposed facility falls into this category and, therefore, must be allowed in this residential zone.

Why weren’t neighbors notified?

The Poway municipal code (PMC) specifically notes that as a single-family use, the process for review is a minor development review application (MDRA), which is considered and approved by Poway’s Development Services staff. This is an administrative process and does not require a public hearing before the city council. Even though noticing is not required for an MDRA, as a courtesy, the city sends a notice to adjacent property owners, allowing for a 10-day review period.

Is there a process for community members to provide feedback?

The administrative approval of the proposed building was formally appealed, and the hearing is scheduled for a future city council meeting. Per the PMC, the council’s decision is final. The meeting is open to the public and residents are invited to attend in person or online and speak if they so choose. The agenda report on the item will be posted one week in advance. For the agenda and information on how to participate, visit poway.org/councilmeetings.

How can this be the same as building a home?

State law requires the city to impose the same requirements and development standards on the proposed hospice residence that would be imposed on any single-family home in the zone in which it is located, and nothing more. This project has six bedrooms, a kitchen, and a two-car garage. The building has roofing and siding materials and designs that would be found on single-family homes.

Is this unusual for Poway?

The State of California licenses community care facilities. This information is available to the public at www.ccld.dss.ca.gov/carefacilitysearch/. We realize that assisted living facilities are not the same as hospice homes, but both operate as a type of residential care facility or congregate living facility. A search of assisted living facilities in Poway shows 34 licensed or pending licensed facilities. Of those, 25 have six residents or less and, therefore, would be considered single-family use by the state. Many of those are tucked into neighborhoods throughout Poway.

Does the City Council have jurisdiction over the use of this residence?

It is important to understand that the MDRA and the appeal hearing will address approving the structure and whether the application meets the requirements of a single-family home per the PMC. A state license is required to operate as a hospice facility in California. That step is separate and is coordinated through the California Department of Public Health. The city is not part of that process.

State law, which essentially preempts any local control of facilities with six beds or fewer, demands the proposed use not be a reason to deny the project. The city has very limited authority when California state law permits such use.

Until the matter is settled

Property ownership and land use are not always straightforward. In the case of the building permit, your city council will rely on expert legal opinions that should result in a respectful discussion and ruling. The State of California will determine if the use of the facility is permitted. Until this matter is settled, the lot will remain empty.

For more info on the hospice, please visit Sharp Mountain View Hospice.

How 2021 issues and projects will impact us in 2022

Hello GVCA members and friends,

I hope this letter finds you in good spirits and good health. Let’s just say it: 2021 was a tough year. A year defined by COVID Delta and Omicron variants, masks and mandates, vaccines and boosters, cancelled and scaled-back events. It was a no-fun year following on the heels of the previous no-fun year. But life goes on, and through it all, our community continued to grow and make progress on the issues that are important to us.

Here’s a look at those key projects last year and how they will unfold and impact the GVCA community in the new year.

The Farm in Poway development begins

Following the passage of Measure P in 2020, The Farm in Poway development on the old StoneRidge Country Club property began in 2021. Cleanup of the dead brush and trees along Espola Road, demolition of the old clubhouse and support structures was completed last summer, trees were removed at the end of the year, and grading is now underway. Construction of the first houses is scheduled to begin this summer, starting at the back end of the property.

Measure P passed with over 60% of votes cast in 2020 and GVCA supported it as the best alternative for this troubled property in the heart of our community. To those who remain unhappy with this development, I would simply ask that you take a moment to consider the positives: the property is now in the hands of a local developer not an outsider; the dead and dying landscape along Espola Road has been cleaned up and will be replaced with new, healthy landscaping; the vandalized and graffiti-tagged clubhouse and other buildings are gone; and we are one year closer to having an attractive community of homes, social facilities and open space for the public to enjoy where an eyesore once stood for many years.

No property development perfectly meets the needs and wants of every individual in an entire community. But without The Farm at Poway, many years would have likely passed before another viable project came along, and with aggressive housing legislation being proposed by state lawmakers, it may have come with much greater density and impacts to the area.

I encourage residents to look past the dust and disruption of this construction period to the better neighborhood that will come from it.

Progress continues on Landscape Maintenance Districts (LMDs)

There has been progress in the city’s LMDs which will continue in 2022:

• Last year, the city received a $1.9 million federal grant ($1.4 million from FEMA with a $500,000 city match) to remove hazardous trees that pose a fire and wind hazard. The designated areas for tree removal are the two LMDs along Twin Peaks Road (LMD 83-1) and Espola Road (LMD 86-1) and specific open areas in Green Valley. The city is currently conducting the environmental assessment phase of the Hazardous Tree Removal project. Analysis will be complete by May 2022. Removal of hazardous (dead, diseased and structurally unsound) trees is scheduled to begin in summer 2022. Based on our discussions with the city, this is a long-term project that will take years and additional funding to complete. Nonetheless, in this environment of persistent drought and threat of wildfires, we believe it is an important priority for our community, and we support the city’s ongoing efforts.

• The city is nearing completion of a Landscape Master Plan (LMP) for the two LMDs. The LMP will provide concepts for replacing the lost landscaping at entrances to neighborhoods in the districts, as well as plans for replacement of removed trees along Espola Road and Twin Peaks Road. The city will hold public meetings on the conceptual/draft Landscape Master Plan this spring to share concepts and receive community input.

• The LMD Advisory Group, a volunteer group of homeowners in both LMDs continues to work with the City of Poway to find a way to enhance our neighborhoods and address fire safety by securing sufficient funding to implement sustainable landscaping improvements and maintenance. For more information on the group, visit www.powaylmd.com or email them to sign up to receive periodic updates: PowayLMDAdvisory@gmail.com.

• LMD Opinion Survey–residents in one of the two LMDs can take a survey at www.powaylmd.com through February 15th to share their thoughts on what should be done to address the landscaping issues within the LMDs. Survey results will be used to help complete the Landscape Master Plan and develop funding strategies.

Performing Arts Center returns to life

In 2021 we saw welcome signs of renewed life at the Poway Center for the Performing Arts (PCPA). After more than a year’s absence, Poway OnStage returned with its first in a series of live professional performances in October, and the Poway Symphony Orchestra presented a concert in November.

In 2020 the city council established a task force to examine alternatives for the PCPA, including a potential sale of the facility to the Poway Unified School District, and other ways to operate and fund the facility.

However, last year the city council voted to retain ownership of the PCPA for the foreseeable future. Council also negotiated the elimination of subsidies to its tenant and booking agent, Poway OnStage, and is in the process of exploring the potential for an endowment and/or other sources of long-term funding to maintain the facility.

Moving forward, the outlook for the PCPA is still anything but certain. Discussions are ongoing with regard to how the facility can best serve the community at an acceptable ongoing cost to the city. The GVCA believes that the PCPA is a rare treasure in our community, serving to bring high-quality arts and entertainment to our region as well as providing a unique educational venue for the PUSD and community groups. We will continue to stay in touch with the city and other stakeholders to monitor developments with regard to this important city asset.

Water infrastructure project commences

In 2021, construction began on the first of three projects focused on increasing the reliability of Poway’s drinking water. Two storage tanks, each with the capacity to store 1.4 million gallons of treated water, will allow the city to replace the outdated water storage reservoir at the water treatment plant. The project is being conducted in collaboration with the San Diego County Water Authority and the State Division of Drinking Water.

While the capital project will undoubtedly result in increased water/sewage bills for Poway residents, the improvements are necessary to ensure the availability of clean water now and for future generations.

Looking ahead

Yes, 2021 was a difficult year. We have all suffered to some extent, physically, emotionally, even financially. Sadly, some of us have suffered great personal loss. I hope that you were able to find the strength and resilience to salvage some joy and happiness amid all of the madness, and to “sharpen your senses” to all that is positive around you.

For over 60 years, GVCA has made it our mission to be an “association of citizens who come together to protect and improve the quality of life in our community.” And that’s what we’ll continue to do. I remain optimistic about the future of our community.

Wishing you a happy and prosperous 2022!

John DeSantis
GVCA President

Initial work on The Farm in Poway begins, timeline established

One point of contention with many residents for and against Measure P was the maintenance and security of the shuttered StoneRidge property for the last two years. With the passage of the measure, these issues are already being addressed, including vegetation cleanup on the street frontage along Espola Road, mowing the weeds on the golf course, removing the driving range netting, and repairing the temporary fence around the property.

Once escrow closes on the property this spring transferring ownership from Michael Schlesinger to the developer, the project is expected to progress according to this timeline:

The Farm Timeline

With voter approval of The Farm project, many are anxious to see the property cleaned up, some looking forward to glass of wine at “The Social”, and others see it as an opportunity to move into a new home. We asked Kevin McNamara for a timeline and here’s how he foresees the project moving forward:

Winter 2020

• Cleanup the street frontage along Espola Road

• Mow the weeds on the golf course

• Trim dead trees

• Remove the driving range netting

• Repair the temporary fence around the property

Spring 2021

• Close escrow on the property (at that point Michael Schlesinger will no longer be involved)

• Raze the former club house and old support buildings

Summer 2021

• Complete the final engineering plans

Fall 2021

• Secure grading and building permits from the City of Poway

• Commence grading

Spring 2022

• Start construction

Summer 2022

• Model homes completed

Winter 2022

• First homes ready for occupancy

Measure P Approved for The Farm

At the November 3, 2020 election, Poway voters approved Measure P allowing the development of a master-planned sustainable community called “The Farm” with a maximum of 160 homes and at least 70.4 acres of permanent open space. A majority of the vote was needed to pass the measure and of the 22,826 votes cast, 62.6% were in-favor and 37.4% against.

San Diego County Registrar of Voters

The GVCA will be updating the community with information about cleanup of the property and a timeline for development as information becomes available from The Farm development team.

Resort Hotel at Maderas Golf Club

The owner of Maderas Golf Club, Sunroad Enterprises, is proposing to amend the plan governing the land use to allow a hotel with up to 140 rooms. As you may recall, several years ago they proposed a hotel with up to 240 rooms and it failed in a city wide vote. On November 17, 2020, City Council will hear the proposal and provide input and direction regarding Sunroad’s revised request. You can listen to the live City Council meeting via Zoom. The council meeting starts at 7pm on November 17 and can be watched live via the instruction here at https://www.poway.org/636/Council-Meetings.

“The Farm” vs Privately Owned Open Space

The real question is: Will Poway’s Prop FF survive?

A debated question is why build “The Farm” on the land of the now closed StoneRidge Country Club rather than leave it as privately-owned open space? On the surface, it would seem desirable to leave the land as-is. However, keeping this privately-owned land as long-term open space rather than a housing development is dependent on the survival of Prop FF which requires voter approval to increase housing density. If Prof FF were to be overturned (more on that later), a high density housing development could be approved without voter say or local control. We are not being alarmist. This is grounded in the reality of the many legislative bills proposed and those approved by the State of California legislation, which could eventually lead to state lawmakers passing legislation that overturn local land use ordinances like Prop FF.

A little history

Back in the late 1980s, there was concern about out-of-control housing density in the newly created City of Poway. To address the concern, Prop FF was drafted with support from the GVCA. Prop FF provides that any land use decision which increases the residential density on commercial, manufacturing or residential land zoned RR-A, RR-B, or RR-C, O-S, or OS-R must be approved by a majority of the voters at an election. Basically, city council can not alone approve increases in residential density. In November 1988, Poway voters passed Prop FF which is codified as Ordinance 283.

Fast forward to today

The region and state have some of the highest housing prices and lowest affordability rates in the nation. The State of California legislature is on a mission to fix this through legislation and has introduced and passed a number of bills that are aimed at increasing the number of homes built and at more affordable prices while usurping local control.

What does this mean to Poway and Prop FF?

Poway is one of the few cities with an ordinance like Prop FF that puts changes in housing density decisions in the hands of the voters. However, the state legislature is moving in the direction of limiting local control by passing statewide housing initiatives which mandate cities to allow more and higher density housing with less environmental review. To date, much of the legislation has been related to areas with high levels of public transit services. It’s inevitable that the legislature will continue its quest to increase the housing supply and bring more affordability by disallowing local control ordinances like Prop FF.

Does any of this apply to the former StoneRidge County Club land?

Maybe. In September 2020 the State approved AB725, a land use bill that requires the City of Poway’s housing element to include an inventory of land suitable for residential development. Land suitable for residential development includes: “Sites zoned for non-residential use that can be redeveloped for residential use, and for which the housing element includes a program to rezone the site, as necessary, rezoned for, to permit residential use, including sites owned or leased by a city, county, or city and county.” The bill outlines high zoning densities to accommodate housing for lower income households.

Read the full bill here:
https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200AB725

Also passed in September is AB1851, which allows faith-based organizations to build affordable housing on their parking lots. Since churches are allowed as a permitted use in the OS-R zone, it might be possible for a faith-based owner to develop portions of the property into affordable housing. The legislation would reduce or eliminate various local parking requirements that would otherwise preclude development of housing, and prevent cities from forcing faith-based organizations to later make up lost parking spaces when a parking lot is developed for housing.

Read the full bill here:
https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200AB1851

How far will the state go in legislating land use?

In 2019, the state of California passed AB670 which requires cities to allow accessory dwelling units (aka ADUs or granny flats); prior to that, the city of Poway highly restricted ADUs. For more extreme state legislation, look no further than the state of Oregon which passed HB2001 which largely bans single-family zoning across the state. It legalizes the development of duplexes on land currently zoned single-family in all communities of 10,000 or more. The bill also allows for the construction of triplexes, fourplexes, row houses, and cottage clusters on what was single-family-zoned land in cities of 25,000 or more.

Read the full bills here:
https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200AB670
https://olis.leg.state.or.us/liz/2019R1/Downloads/MeasureDocument/HB2001

What if the StoneRidge property stays privately owned OS-R zoned land?

The owner of StoneRidge, a Los Angeles developer, is in the business of buying closed golf courses and redeveloping them into housing. Will he let this one sit as open space forever? Our bet is NO. Rather, we expect he will use his resources and connections to pursue state legislation to allow housing on under-utilized land of closed golf courses with city’s having little or no local control.

Will the City of Poway spend its limited resources fighting the State of California to preserve Prop FF. Again, our bet is most likely NO. In-fact when asked about this very issue at our City Council Candidate Forum, all four stated Prop FF is vulnerable.

Read the candidates forum here:
https://www.gvca.info/news/2020/9/23/poway-city-council-pre-forum-questionnaire

Bottom line

If Measure P fails, it is unknown whether the City will still have the benefit of voter approval or City Council control over zoning and project approval on a future development. On the other hand, a voter-approved Measure P – which includes a land use “specific plan” and permanent deed restrictions for open space – would shield the property from future state legislation.

The Farm in Poway: The Right Plan at the Right Time for Poway

by the GVCA Board - Steven Stone, Anita Edmondson, Jack Tripp, David Rauterkus, John DeSantis, Louise Ziminsky. The GVCA nor any board members have a financial interest in The Farm.

With the “No” vote outcome of the Measure A/StoneRidge special election in November 2017, the StoneRidge Country Club permanently closed and turned into a neglected eyesore of dead trees, fire prone brush, abandoned buildings, and vandalism. Since that time, a local investor and development team have come up with a proposed development called The Farm in Poway. Unlike prior land use change proposals, this one is tied to a Specific Plan that residents will be voting on in the November election. At the June 16, 2020 City Council meeting, council approved placing Measure P on the ballot. For the measure to pass it will require a majority of the voters approval.

This plan clearly defines the development with specifics on the homes, public facilities, roads, gardens, open space fields and trails. Most importantly, it provides permanent deed restrictions for open space and prohibits future increases in residential density.

As we have done since 1960 with many issues facing north Poway, the GVCA serves as a watchdog, a source of factual information, and an advocate for our members and the community. As The Farm in Poway concept evolved, we have hosted a community forum, undertaken surveys of our members, and held numerous meetings with City of Poway staff, the development team, and listened to the community’s questions and concerns.

In our evaluation of The Farm in Poway, we reviewed the Environmental Impact Report, details of the Specific Plan and General Plan Amendment, and considered impacts and mitigation measures for traffic, noise, schools, the loss of privately owned open space, fiscal impact to the city, and compatibility with the surrounding neighborhoods.

We also considered public benefits that this project may offer the community, such as a new community club, pool, tennis courts, walking and biking trails, meeting and entertainment amenities, and new housing options for local residents. We also weighed the value and positive impact of having a plan that would put the property back into local ownership, cleans up a blighted prominent property, and resolves the uncertainty around the future of the property.

The Farm in Poway Specific Plan and General Plan Amendment identify details and components of the development which are legally binding if Measure P passes. This brings a number of guaranteed benefits to the community, many of which would be funded by the local developer, Kevin McNamara.

THE FARM IN POWAY SITE PLAN

Our Assessment

POSITIVE AND LOW IMPACTS

Aesthetics

• Street improvements, including undergrounding of utilities and extended sidewalks along Espola Road

• Removes fire and safety risks of existing structures and overgrown vegetation on interior of property

VISUAL SIMULATION OF ENTRANCE TO THE FARM IN POWAY AT ESPOLA RD AND MARTINCOIT RD

ESPOLA ROAD LANDSCAPE SPACE EASEMENT

Traffic

• New synchronized, smart traffic signals along Espola Road will optimize traffic flow with fewer stop/start cycles

• Relocated main entrance to the property at Martincoit Road will enhance traffic safety in and out of the development

• EIR cites minimal cut-through traffic on Martincoit Road; most traffic expected to use new interior streets for circulation rather than existing streets

DETAIL RENDERING OF ENTRANCE TO THE FARM IN POWAY AT ESPOLA RD AND MARTINCOIT RD

Noise

• Proposed tennis courts will have a similar location and comparable impact on neighbors as tennis courts at the former StoneRidge Country Club.

• To reduce traffic, noise and light impacts from commercial uses in the development, operating hours and noise constraints are defined in the Specific Plan.

School and Safety Services

• EIR reports no significant impact on fire or sheriff services; additionally, the Poway Unified School District has confirmed available capacity.

Local ownership

• Ballot measure approval immediately triggers ownership of property transfer from an out-of-town owner to a local developer and long-time resident of Poway.

PRESERVES OPEN SPACE, COMPARABLE DENSITY

• The development designates more than 70 acres of open space (out of 117 total acres).

• Permanent deed restrictions prohibit future increases in residential housing.

• Density and design of the development is complementary to the local area and is comparable to nearby Vineland Hills (224 homes), Summerfield (173 homes), and StoneRidge condos (198 units).

PERMANENT DEED RESTRICTION

From City of Poway Resolution 20-052 approving Tentative Track Map, Development Review and Conditional Use Permit.

LAND USE SUMMARY OF THE FARM IN POWAY

COMMUNITY BENEFITS

• Provides new housing options for local residents in a range of square footage, lot sizes and designs

• Over 3.5 miles of new trails open to the public

• Club house, pool, tennis courts available for public membership

• Event and meeting rooms, food and beverage venue available to the public

• Amphitheater, dog park, butterfly farm and educational center open to the public

OWNERSHIP, MAINTENANCE RESPONSIBILITIES, AND PUBLIC ACCESS

NEGATIVE IMPACT

• Throughout the pre-development process, the community expressed a number concerns to the GVCA, the developer and the City, primarily related to traffic and noise impacts.

• We are satisfied that those concerns have been addressed with numerous mitigation efforts by the developer, including relocating some units close to existing homes, and increasing the buffer around the perimeter of the property to increase privacy and enhanced aesthetics.

ALTERNATIVE USES FOR CURRENT OS-R ZONING

• The property is currently zoned Open Space-Recreation (OS-R). According to Poway City Code, other permitted and/ or conditional uses for this zoning include athletic fields/parks, churches, freestyle motor cross, lawn bowling, museums, rodeo arena, and skateboard parks.

• Prior to the failed Measure A, the City evaluated purchasing the property for a municipal golf course and determined it was not economically feasible.

UNKNOWN FUTURE IF MEASURE FAILS

• Owner, Michael Schlesinger, could continue allowing the property to decay into a greater fire hazard and eyesore.

• The State could pass legislation or housing mandates requiring cities to allow development of high-density and/or affordable housing without voter approval.

• It is possible that several years would elapse before another development is proposed. It is unknown whether the City will still have the benefit of voter approval or City Council control over zoning and project approval.

CONCLUSION

Our volunteer board of community members unanimously believes The Farm in Poway is the right project at the right time for Poway. We encourage residents to move beyond the divisiveness that arose from the prior ballot measure and shed the unrealistic notion that this private property could remain undeveloped or taken over by the City.

The StoneRidge Country Club was a thriving destination for families, golfers, tennis players, luncheons, banquets and large events for many years. With your support, this 117-acre property can once again be a prized public centerpiece of our community called The Farm in Poway.

MEASURE P ON THE BALLOT

Voters facing big decisions need information, not emotion

2020 is shaping up to be a big year for Poway residents to make important decisions at the ballot box. Two upcoming ballot issues are contentious and divisive as their passage could impact the quality of life for many in our community. While emotion often plays into the decision- making process, we advocate for an informed approach – taking a step back to understand the facts without bias. Here, we take a look at two key issues voters are facing this year. And see our LMD update inside for information on an issue that is still alive and could return to the ballot in 2021.

MEASURE P:
$448 Million PUSD School Improvement Bond

Last fall, Poway Unified School District initiated a Facilities Master Plan process to evaluate and score the condition of all 39 school facilities in the district. The study determined that 62 percent (24 out of 39) of PUSD schools will be in “poor” condition by the year 2023.

To help fund improvements to school facilities, the district has put forth a bond measure, the first since the billion dollar Prop U capital appreciation bond (CAB) was approved in 2008. On March 3rd voters across the entire Poway Unified School District region will vote on Measure P which seeks approval for $448,000,000 in bonds to improve classrooms, science labs, and career-training facilities that support college and preparation/career readiness.

• Passage will require at least 55% of voter approval.

• If the measure passes, property taxes for all homeowners in the PUSD region will increase $33.90 for every $100,000 of assessed value while the bonds are outstanding.

• If approved, PUSD would be eligible for $90,000,000 in additional state matching funds.

• The money from the bond measure cannot be used for salaries, benefits or pensions for administrators or teachers. However, it could free up money in the district’s general fund that would otherwise fund facilities needs and be used for other programs and positions.

• This bond measure includes community facilities districts (CFDs) – communities that assess a Mello Roos Special Tax – because Mello Roos funds may not be used for the ongoing repair, improvement, or maintenance of school facilities; they can only fund the construction of new facilities projects.

The Farm in Poway

Another potential hot-button ballot measure could determine the fate of the former StoneRidge Country Club. If placed on the November 3rd ballot by City Council, all voters in the City of Poway will be asked to approve a measure allowing the rezoning and specific plan for the 117 acres of the StoneRidge Country Club property. The proposed project is known as the “The Farm in Poway” and would include:

• 160 homes on 33.86 acres for an average of 4.7 dwellings per acre

• A 4,246 sq ft community social center, 2,673 sq ft cafe with wine and beer garden, butterfly farm, athletic club with pool, tennis and pickleball courts

• Project amenities will include a tot lot, community gardens, public trails, dog park, amphitheater, 15+ acres of agricultural fields, and 20+ acres of open space

• The GVCA is moderating a Q&A event on Sunday, March 1st at 4:00 pm at Painted Rock Elementary School. The panel will includerepresentatives from the developer, consultants, and City staff who will answer audience questions about the project.

Landscape Maintenance District (LMD) UPDATE

Following the defeat of the ballot measures in May 2018 to create two new LMDs and assessments along Espola Road (86-1) and Twin Peaks Road (83-1), City Staff formed an LMD Advisory Group comprised of residents from both LMDs. The Advisory Group is working with KTU&A, a landscape consultant retained by the City, to obtain feedback from residents in LMD areas, draft a Master Landscape Plan, and communicate with the public.

Upcoming activities and public outreach include:

• Survey in April 2020 to gain an understanding of how residents in the two LMDs feel about the condition of landscaping in their district and their priorities for future work.

• Community workshops in June 2020 to obtain public input on the Master Landscape plan.

• Dedicated LMD website available soon: www.powayLMD.com

Residents in these districts are encouraged to watch their mail for a postcard mailing on the upcoming survey and to contact the advisory group with questions at any time by emailing: powayLMDadvisory@gmail.com

EIR Report for The Farm finds no significant impacts

The long awaited Environmental Impact Report "EIR" has been completed for "The Farm", a 160 home development slated for the 117 acre property of the former StoneRidge Country club. This draft report contains over 1,000 pages of analysis and appendices and was prepared by City approved consultants and engineers at the expense of the developer. The GVCA is in the process of reviewing the report and will be assessing the merits of the project along with community concerns before taking a formal position on the development.

The draft report concludes that the project "would result in significant impacts to air quality, biological resources, cultural and tribal resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, noise, and transportation. However, these significant impacts would all be mitigated to a less-than-significant levels. The proposed project would not result in any significant and unavoidable impacts."

Save the Date March 1st - Q&A Forum on The Farm

The Farm - Public Meeting Documents

On September 10, 2019 a public meeting was held to provide more information about The Farm. The presentation materials from that meeting are available by clicking the button below.

Information provided by The Farm