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.

“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

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

Community Discussion Forum | "The Farm in Poway" | September 10, 2019

The City of Poway has scheduled a Community Discussion Forum regarding "The Farm in Poway", a proposed development on the site of the former StoneRidge Country Club. The project applicant and consultants will be available to answer questions about the project's design, traffic impact and other concerns you may have.

"THE FARM" PUBLIC MEETING
Tuesday, September 10, 2019
6:30pm to 8:00pm
City of Poway City Council Chambers
13325 Civic Center Drive, Poway

Deadline for comments on The Farm at Poway EIR is Monday

The City of Poway has been seeking public comments for preparation of the Environmental Impact Report (EIR) for the proposed "The Farm at Poway" development. The GVCA has formally submitted this list of areas of concerns that should be evaluated in the EIR and mitigation actions proposed:

1. Noise and lights resulting from the pool, tennis, club and parking lots

2. Sight lines of existing homes compromised by new structures

3. Traffic impact on Martincoit Road through to Stone Canyon

4. Agricultural management impact (dust, fertilizer, chemicals, etc) resulting from the agri-fields

5. Unwanted activity (noise, litter, criminal, etc) that may result from public access of the proposed trails

6. Impact on schools and associated additional traffic to the schools

Have other concerns? Submit your comments to the City regarding items you want considered in the EIR by Monday, June 10th, 5pm to:

David De Vries, City Planner
City of Poway, Development Services
13325 Civic Center Dr.
Poway, CA 92064
email: ddevries@poway.org

Keeping an Eye on StoneRidge

Like many residents living on and near the golf course, the GVCA has been keeping a watchful eye on code compliance and other issues at the shuttered property, as well as the proposed “The Farm at Poway” redevelopment plan:

Weed/Fire Abatement

We contacted the City of Poway regarding weed abatement and fire code compliance at StoneRidge earlier this season. Code Compliance Officer Dan Welte informed us that he inspects the property once a month and notes any issues such as dead trees too close to adjacent properties and other areas of concern. The property owner has agreed to address current compliance issues by mid-June/July.

Officer Welte also said that brush conditions need to dry out before requiring the property owner to reduce the ground vegetation. He is not able to enforce cosmetic or appearance deficiencies of the course at this time. Residents can contact Officer Welte directly with any concerns regarding the property: DWelte@poway.org, (858) 668-4664.

Photo credit: Arlo Nugent video

Mosquito Larvae Control

After contacting the San Diego County Health Department-Vector Control this spring regarding mosquito larvae in the former StoneRidge pools and ponds, a representative from the Vector Control department responded immediately to inspect the property. He reported finding hundreds of live mosquito larvae active in the three water sources: the kiddie pool, spa and swimming pool.

The representative treated the three affected areas for immediate action and placed mosquito fish in the swimming pool to eat any future larvae.

Environmental Impact Report (EIR) for The Farm at Poway

A new redevelopment plan called The Farm at Poway is working its way through the Prop FF process to place a Specific Plan and zoning change on the ballot in November 2020.

One of the first steps in the process is an Environmental Impact Report (EIR) prepared in accordance with the California Environmental Quality Act (CEQA). The report will address potential direct and cumulative impacts associated with a proposed development, including those issues raised by the public. A public scoping meeting was held in May to collect input from the community for consideration in the Draft EIR. From the May 2019 “Initial Study” by Dudek, an environmental engineering firm hired to handle the EIR, we have quoted the following questions posed regarding specific categories that potentially could have significant impact on the community, such as:

Would the project:

Aesthetics - Have a substantial adverse effect on a scenic vista? Degrade the existing visual character or quality of public views of the site and its surroundings? Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?

Noise - Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?

Population and Housing - Induce substantial unplanned population growth?

Public Services - Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: fire protection, police, schools, parks, other public services.

Transportation - Conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses? Result in inadequate emergency access?

A June 10th deadline was set for comments from the public to be considered for the EIR. There will be opportunities in the future for the public to review the report and provide further input.

May 23 Public Meeting for Preparation of EIR for "The Farm in Poway"

May 2019

The City of Poway will be hosting a public meeting for the preparation of an Environmental Impact Report (EIR) for "The Farm in Poway". The meeting will be Thursday, May 23, 2019, 6:30pm to 8:00pm, City of Poway City Council Chambers, 13325 Civic Center Drive, Poway. The purpose of this scoping meeting is to further define the issues, feasible alternatives, and potential mitigation measures that may warrant in-depth analysis in the EIR. Items that the EIR may address are: aesthetics, air quality, biological resources, cultural resources/tribal resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology/water quality, land use and planning, noise, population and housing, public services, recreation, transportation/traffic, utilities and services, and wildfire.

“The Farms” at StoneRidge proposed plan moves forward with changes

March 2019

A proposed plan for the former StoneRidge Country Club property, "The Farms at StoneRidge," continues to move through the approval process with the City to become a ballot measure in November 2020.

Environmental Impact Report - According to Kevin McNamara, who is leading the proposed development, the City will be retaining a consultant to conduct an Environmental Impact Report (EIR) within a few weeks. A public workshop will be held some time in May.

Adjustments to Plan - Since the plan was shared with the community at an Open House last December, McNamara reports that several changes have been made:

• The approximately 3.5-mile trail will now be a single 10' wide trail rather than a dual use trail that would have accomodated horses.

• Swim and Tennis facility is being scaled down to a 3,000-5,000 square foot facility with a single pool rather than 25,000 square feet.

• Farmscape Gardens has been selected to plan, build, and maintain the community gardens. See farmscapegardens.com for more information about their projects.

• Dos Gringos has been identified as the agricultural operator for the development's approximate 30 acres of agrifields which are proposed to be planted with wax flower and protea.

Timeline for “The Farms” development at the former StoneRidge property

The following is an approximate timeline of the Specific Plan and Prop FF process, provided by the developer, which culminates in a ballot measure in the November 2020 election. The GVCA is awaiting completion of all reports and studies prior to assessing the merit of this project and taking a position.

Important public meeting about "The Farms at StoneRidge"

Learn more about the proposed development of the former StoneRidge Country Club. Local real estate investor, Kevin McNamara, is hosting a public meeting for the community to learn more about the project his company is proposing. 

The GVCA has not taken a position on this proposed development and is providing this information to keep you informed.

StoneRidge Country Club - a new land use plan in the works

A real estate investment group, led by local resident and businessman Kevin McNamara, recently has acquired an option to purchase the shuttered StoneRidge Country Club property and has put forth a conceptual land use plan for community input. To better understand the proposed plan and how it would impact and/or benefit local residents and the greater Poway community, the GVCA contacted Mr. McNamara with a series of pointed questions. The following is the verbatim Q&A.*

PLEASE NOTE: The GVCA does not endorse or oppose any proposal at this time. We are providing this information to the community to keep you informed and to encourage your constructive input and comments. Any change in land use from the current OS-R zoning of this property will require a public vote known as Prop FF.  

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Q & A WITH KEVIN MCNAMARA, AUGUST 2018

Click here for downloadable PDF

As a preface to our comments, I want to stress that this is just our first draft of a plan.  We are continuing to try and improve it. For example, the access to houses off of Cloudcroft Ct was an oversight and is currently being adjusted.  The homes will be accessed internally from the beer garden area.  We are looking for input from the community and encourage you to send us your comments, ideas, or criticisms to YourPoway@gmail.com. I answer all the emails.

Kevin McNamara

1. Why did you decide to pursue development at SRCC at this time and so soon after the previous ballot measure failed?  Stoneridge has become an uninhabitable building, often vandalized, surrounded by a deteriorating vacant lot.  The trees are dying and the future condition of the land is hopeless unless something is done.  It is a fenced in property with no connectivity to any other open space or natural habitat that will never be a functional property for Poway residents unless we do something.   I’d like Poway to determine its own fate.   I feel that I have a singular resume to get something of quality accomplished and I enjoy challenges.   After the election I felt the opportunity was there if a local person pursued a true vision that is reflective of Poway.   
    

2. What experience do you have in this type of development?  We’ve assembled a team of long time land and entitlement experts; including local Poway architect Roger Basinger.  We will also retain an agricultural expert as part of the team as we are looking at this project as an “Agrihood”.  I was Planning Board Chair in Penasquitos for a number of years in the late 80’s and early 90’s, and we were responsible for negotiating a large number of development agreements in the City and County.  These included the 12,000 acre Future Urbanizing Area, 4S Ranch, SR 56, and the Black Mountain Open Space Park.   I learned quite a bit and feel that we were quite effective and represented the community well.   I started in real estate in 1974 so I’ve been around for a while. 
    

3. Why do you think the community would support rezoning the property to something other than the current Open Space-Recreational (OS-R)? Poway voters are smart.  If the property was to retain the OS-R designation under the current ownership, it would sit fallow and no enhancements or beautification could be anticipated onsite.  Under our proposal a Specific Plan would, very unambiguously, land plan the property with a variety of wonderful amenities for use by all Poway residents.  If a high quality project with community appropriate density and product type with public amenities and permanent open space goes through the entire planning process, which has never been done prior to a Prop FF vote, why wouldn’t there be strong support?   If the project is approved, Poway residents will once again have full use of the property.
     

4. How many and what types of housing units will be proposed?  We are planning approximately 162 homes to help serve empty nesters, young families, and residents that want to be part of an agrihood development.  We are also proposing an approximate 100 ft. buffer between existing homes and any new development.  Our concept is unique and will be a wonderful addition to Poway We are still in the early stages but we are looking at farm-style single family detached and twin homes to help stay in character with the surrounding community.  
    

5. What commercial and/or public uses will be proposed?  The proposed project is full of amenities for all Poway residents.  There will be thoughtfully designed community gathering spots.  The proposed design includes several ponds, pocket parks, community gardens, all connected through a series of trails.  A proposed four acre Swim and Racquet Club as well as a beer, wine, and coffee garden.  We are working on including potential vineyards, hops, and/or flower growing operations.  As well as a traditional country barn built as a community center and a new clubhouse to highlight Poway character.  In addition to all of this we are proposing a Butterfly Vivarium which brings a unique quiet beauty to the project.  All of this will be processed under a Specific Plan which will prevent deviations from whatever City Council approves - that includes preventing any increase to density or intensity of use.  
    

6. Will a golf course, tennis courts, pool and/or clubhouse be part of the proposed plan? If not, why not?  We are planning a new Swim & Racquet Club with a clubhouse which would be available with a membership or fee to the public.  We are looking at 5 new lighted tennis courts, 4 new paddle tennis courts, and 2 swimming pools with one being a 25 yard 4 lane pool lap pool and the other a family pool.  There will not be a golf course.  The CUP that Stoneridge operated under was automatically terminated six months after the gates were closed.  Golf is not financeable or profitable anymore.  We’ve talked with four different golf consultants and the unanimous opinion is that there is no chance for success.  
    

7. How would the proposed development be similar to the "Agritopia" development in Gilbert, AZ?  We are planning several community gardens, private gardens, a huge picnic area, as well as some professional agriculture cultivation.  It will be a great place for empty nesters or young families to live.  Agritopia is a great project.   It is a model of how an agrihood can work.  We are trying to enhance that model with additional amenities available to all Poway Residents.
    

8. How will Poway residents benefit from rezoning the property to the proposed development?  There will be absolute certainty on what will happen.  The property will be enhanced and not left fallow.  The City Council will, hopefully, work with us to approve the project and then the voters will have their say.  There will be no empty promises.  The project will be set in stone per Council Approvals and the associated Specific Plan, so voters will know exactly what they are voting to approve.   The proposed amenities in addition to, the neighborhood Beer, Wine, Coffee Garden and available memberships to the Swim & Tennis Club will include several ponds, a 4+ acre butterfly farm, a potential greenhouse area for the garden clubs, a possible 1.5 acre permanent home for the Poway 4H, open space and agricultural areas that will be dedicated as permanent open space, hiking and biking, horse trails, the barn as a community center and all of this available to the public. 
    

9. How will you gather and incorporate input on the development concept?  We have had a few neighborhood meetings so far.  We’ve postponed quite a few more until we get the housing defined so we have at least a more refined project to discuss. We’ll try and have as many neighborhood meetings throughout the city as possible.  Anybody who wants to meet with us can just email us at YourPoway@gmail.com and we’ll schedule something.  After we submit our plans to the city then the city will host a number of public workshops.  This campaign will be as grass roots as it gets. 
    

10. Regardless of the Environmental Impact Report (EIR) results, how would you mitigate impact on schools, water/sewer usage, traffic, noise, etc.?  I can’t answer this yet.  We will study the impacts and any mitigation that is appropriate through the design of the project.
     

11. What would property owner Michael Schlesinger's involvement be in the development?  Mr. Schlesinger does not have any involvement in this project, publicly or behind the scenes.  I’ve never met him, talked to him, or sent or received an email from him. The option was negotiated for me by a broker.  Mr. Schlesinger will only regain control of the property if the Poway residents vote no on this project. 
     

12. Will a specific plan be presented to the City of Poway for approval prior to the measure going to a rezoning vote?  Yes.   The entire process will be public.
     

13. Will you collect signatures to qualify for a ballot measure or directly seek council approval?  We plan on the City Council, if they approve the project, putting this on the ballot.  If we decide to get signatures they will only be a sign of support not collected by paid gatherers.   My partners and I may come knocking at your door to keep communication open and rally support. 
     

14. If the measure is approved, what assurances will the public have that more development will not be requested in the future?  The project will be processed under a specific plan which is the mechanism used to prevent any increase in density or intensity.  This means that the project the City Council approves, will be the project that the City residents vote on, and will not be subject to any change through a future Prop FF vote.  
     

15. When do you expect this to go to the ballot for a public vote?  November 2020.
     

16. Will affordable housing be part of the project?  No